50×100 ft Mailo land · 2 km from tarmac · Power & water on-site

Stop renting. Start owning.

THE PROPERTY

Price: UGX 18,000,000
Size: 50 x 100 ft (25 decimals)
Tenure: Mailo Title
Type: Serviced residential plot

Location: Bugema, Gayaza

• 2 km from Gayaza–Zirobwe Road
• 800 meters from Bugema University

Estate Name: Skyland Estate
Development Type: Established residential subdivision (not raw land)

WHAT YOU GET

50 x 100 ft residential plot

Standard family-size plot. Ideal for:

• 3-bedroom family home + parking + compound
• 2-bedroom house + rental annex
• 2–3 rental units for steady monthly income

Mailo land with ready title

• Titled and verified
• Transfer-ready after full payment
• Surveyed with clear beacons

Serviced estate (not bush, not speculation)

• Electricity poles already on-site (UMEME-ready)
• Water infrastructure installed
• Internal murram roads maintained
• Defined estate entrance and signage

Strategic location

• 2 km from main tarmac
• 800 m from Bugema University (constant rental demand)
• Shops, schools, churches within walking distance
• Bodaboda access available 24/7

LOCATION BREAKDOWN

Gayaza–Bugema corridor

One of Wakiso’s fastest-growing suburban residential zones.

Distances from key points

• Kampala CBD: 22 km (45–60 minutes via Gayaza Road)
• Gayaza Town: 3 km (10 minutes)
• Bugema University: 800 m (5-minute walk)
• Gayaza–Zirobwe Tarmac: 2 km (5 minutes drive)

Why this area is growing fast

• Gayaza Road fully tarmacked (smooth Kampala commute)
• Bugema University population fuels rental demand
• Land still affordable compared to central Gayaza
• Established residential neighborhood (not frontier land)
• Government schools and health facilities operational

Neighborhood profile

• Owner-occupiers and rental properties mixed
• Middle-income families (teachers, civil servants, traders)
• Quiet, secure, family-friendly environment
• Churches, mosques, schools within 1 km

Daily amenities nearby

• Shops & markets: 500 m
• Primary & secondary schools: 1–2 km
• Health center: 2 km (Gayaza)
• Banking agents: Gayaza Town
• Public transport: taxis & bodabodas available daily

THE RENT ESCAPE MATH

If you’re renting in Kampala suburbs:

Typical 2-bedroom in Gayaza/Namugongo:
UGX 400,000 – 600,000 per month

36 months of rent:
UGX 500,000 × 36 = UGX 18,000,000

After 3 years: you own nothing.

Alternative: Buy this plot at UGX 18M

• Year 1–2: Build 2-bedroom house (UGX 40–60M)
• Year 3: Move into YOUR house

Total investment:
UGX 18M (land) + UGX 50M (construction) = UGX 68M

10 years of renting:
UGX 500K × 120 months = UGX 60M wasted

Ownership scenario:
UGX 68M invested → Asset worth UGX 120–150M

Same money over time. Completely different outcome.

FOUR WAYS TO WIN

OPTION 1: Build Your Family Home (End Rent Permanently)

Construction timeline

• Structure: 6 months
• Finishing: 3 months
• Total: 9–12 months

Construction costs (Gayaza rates)

• 2-bedroom (basic): UGX 40–50M
• 3-bedroom (moderate): UGX 60–80M
• 3-bedroom (high quality): UGX 80–120M

Total example

• Land: UGX 18M
• 3-bedroom house: UGX 70M
• Total: UGX 88M

Rent becomes zero.

OPTION 2: Build Rental Units (Monthly Income)

Plan

• Build 3 self-contained double rooms
• Rent per room: UGX 150K–200K

Income

• Monthly: UGX 450K–600K
• Annual: ~UGX 6M

Investment

• Land: UGX 18M
• Construction: UGX 35–45M
• Total: UGX 53–63M

ROI: 9–11% annually (plus appreciation)
Payback: 9–11 years

Target tenants

• Bugema University students
• Young professionals
• Small families

OPTION 3: Land Banking (Hold & Appreciate)

Historical price trend (50×100 plots)

• 2020: UGX 8–12M
• 2023: UGX 14–16M
• 2026: UGX 18–22M

5-year conservative projection

• Buy today: UGX 18M
• 2031 value: UGX 30–40M

ROI: 50–106% over 5 years

OPTION 4: Quick Flip (6–12 Months)

Strategy

• Buy: UGX 18M
• Fence & beacon: UGX 3M
• Resell: UGX 25–28M

Net profit: UGX 4–7M
ROI: 22–39%

MAILO LAND REALITY (READ THIS)

This is Mailo land, not freehold.

What that means

• You receive a registered title
• Possible historical bibanja interests (tenants)

Estate status

• Plots sold vacant
• Bibanja issues addressed before subdivision

Your protection steps

1. Physical inspection
2. LC1 clearance
3. Lawyer title search
4. Purchase through proper agreement

Why buy Mailo here

• 20–30% cheaper than freehold
• Properly cleared = functions like freehold

Equivalent freehold nearby: UGX 25–30M
You save UGX 7–12M upfront.

PAYMENT OPTIONS

Cash

• UGX 18M full payment
• Title transfer starts immediately

6 Months

• 30% deposit: UGX 5.4M
• UGX 2.1M monthly

12 Months

• 20% deposit: UGX 3.6M
• UGX 1.2M monthly

24 Months

• UGX 600K monthly
• Small interest applies

Diaspora-friendly

• International transfers
• Video inspections
• Power of attorney supported

WHAT WE VERIFIED

✔ Ministry of Lands title search
✔ Physical site inspection
✔ Survey & beacons confirmed
✔ Electricity & water present
✔ LC1 clearance
✔ All-weather access road
✔ Distance measurements verified

Still bring your lawyer. Always.

WHO THIS IS FOR

• Young professionals escaping rent
• Families tired of paying landlords
• Diaspora investors
• Rental-income builders
• Parents securing children’s future

Not for

• Speculators chasing instant flips
• Buyers with zero building plan

SITE VISIT

Free guided inspection

📞 +256 772 713136 (Call / WhatsApp)
📧 info@256estates.com
🌐 www.256estates.com

Office: Daaki House, Makerere, Kampala

THE CHOICE

Three years from now you’ll either:

Still be renting
UGX 18M gone. Nothing owned.

Or own land
UGX 18M invested.
UGX 30–35M asset.

Same money. Different future.

Stop paying rent.
Start building equity.
Gayaza Bugema Skyland Estate is your entry point.