Warehouse space in Kampala costs UGX 15,000–30,000 per sqm per month, while office space runs UGX 25,000–50,000. These are the 2026 market rates across Uganda’s main industrial zones. The spread is wide because zone, specification, and lease structure all affect the final number significantly.
TL;DR: Warehouse space in Kampala: UGX 15,000–30,000/sqm/month. Office space: UGX 25,000–50,000/sqm/month. Namanve commands the highest rates but offers the best infrastructure. A 1,000 sqm warehouse at Namanve costs roughly UGX 28,000,000–32,000,000 all-in per month. Call 0200 925 146 or email hazeda@piolimited.com for a firm quote.
See also our office space for rent in Kampala’s industrial areas guide for a zone-by-zone pricing comparison.
What Are the Current Warehouse Rental Prices by Zone?
Kampala’s industrial zones don’t charge uniform rates. Infrastructure quality, highway proximity, and zone management all feed into the price. Here’s the 2026 market picture:
| Space Type | Namanve | Bweyogerere | Nakawa | Luzira |
|---|---|---|---|---|
| Warehouse (basic spec) | UGX 18,000–24,000 | UGX 15,000–20,000 | UGX 17,000–22,000 | UGX 15,000–19,000 |
| Warehouse (high-spec) | UGX 24,000–30,000 | UGX 20,000–26,000 | UGX 22,000–28,000 | UGX 19,000–25,000 |
| Factory / production unit | UGX 20,000–28,000 | UGX 17,000–23,000 | UGX 19,000–25,000 | UGX 17,000–22,000 |
| Office (industrial park) | UGX 35,000–50,000 | UGX 25,000–38,000 | UGX 28,000–45,000 | UGX 25,000–35,000 |
All figures: UGX per sqm per month, 2026. Source: Pio Industrial and Business Park leasing data.
Namanve’s premium over Luzira or Bweyogerere is 10–25% depending on space type. For most logistics and distribution businesses, the reduction in truck time and fuel costs more than covers that difference within 6 months of operation.
High-specification warehouse space — meaning clear heights above 8m, three-phase power, and floor loads above 3 tonnes/sqm — commands a 20–30% premium over basic-spec units in the same zone. If you don’t need the specification, don’t pay for it. But if you’re running racking systems or heavy equipment, paying for proper spec upfront avoids costly retrofits later.
For businesses with manufacturing requirements, see our guide to factory and manufacturing units for rent in Kampala — including specs on ceiling height, power, and floor load ratings.
What Does Total Occupancy Cost Mean?
The rent figure you see advertised is never the full monthly cost. Total occupancy cost includes service charges, utilities, insurance, and transport — and it typically runs 25–40% above headline rent.
Service charge: UGX 2,000–5,000/sqm/month at most established parks. This covers maintenance of common areas, security provision, perimeter upkeep, and shared infrastructure. At well-managed parks, this is clearly itemised. Ask for a breakdown before signing.
Utilities: Electricity and water are metered separately at most Kampala industrial parks. Warehouse electricity costs depend heavily on your equipment — cold storage, production lines, and compressed air systems all add substantially. Budget UGX 2,000–6,000/sqm/month for a general warehouse; more for energy-intensive operations.
Insurance: Commercial property insurance for a 1,000 sqm warehouse in Kampala runs approximately UGX 500,000–1,500,000/month depending on contents and business type.
Transport: Not a direct property cost, but the distance from your warehouse to the highway translates to real money in fuel and driver time each week. Pio Industrial and Business Park sits 400 metres from the Kampala–Jinja Highway — as close as Namanve gets.
Sample Monthly Cost Scenarios
These three scenarios show realistic all-in monthly costs at Namanve midpoint rates.
Scenario 1: 1,000 sqm Basic Warehouse
| Cost Item | Rate | Monthly Cost (UGX) |
|---|---|---|
| Base rent | UGX 21,000/sqm | 21,000,000 |
| Service charge | UGX 3,000/sqm | 3,000,000 |
| Electricity (estimate) | UGX 3,500/sqm | 3,500,000 |
| Insurance (estimate) | — | 800,000 |
| Total | ~28,300,000 |
Scenario 2: 2,000 sqm Factory Unit
| Cost Item | Rate | Monthly Cost (UGX) |
|---|---|---|
| Base rent | UGX 24,000/sqm | 48,000,000 |
| Service charge | UGX 3,500/sqm | 7,000,000 |
| Electricity (estimate) | UGX 5,000/sqm | 10,000,000 |
| Insurance (estimate) | — | 2,000,000 |
| Total | ~67,000,000 |
Scenario 3: 500 sqm Office (within hybrid unit)
| Cost Item | Rate | Monthly Cost (UGX) |
|---|---|---|
| Base rent | UGX 40,000/sqm | 20,000,000 |
| Service charge | UGX 3,000/sqm | 1,500,000 |
| Electricity (estimate) | UGX 5,000/sqm | 2,500,000 |
| Insurance (estimate) | — | 600,000 |
| Total | ~24,600,000 |
Note: The minimum leasable unit at Pio is 1,000 sqm. Office space is typically part of a hybrid unit. Scenarios 1 and 3 may be combined in a single hybrid arrangement.
If you need flexibility on lease term rather than unit size, read our guide to short-term warehouse space for rent in Kampala.
Short-Term vs Long-Term Pricing: What’s the Difference?
Short-term leases in Kampala carry a real premium. Monthly and quarterly rolling arrangements cost 15–30% more per sqm than an equivalent annual lease. That premium reflects the landlord’s increased administrative cost, lower income certainty, and the higher probability of void periods between tenants.
| Lease Term | Typical Rate vs Annual Benchmark | Notes |
|---|---|---|
| Annual (12 months) | Benchmark (0% premium) | Most common; best rate |
| Bi-annual (6 months) | +8–12% | Available at most parks |
| Quarterly rolling | +15–20% | Available; less common |
| Monthly rolling | +20–30% | Available; highest premium |
If you know you need 12+ months, lock in an annual rate from day one. The UGX 3,000–6,000/sqm premium on a monthly rolling arrangement adds UGX 3,000,000–6,000,000/month to a 1,000 sqm unit. That’s UGX 36,000,000–72,000,000 per year in unnecessary cost.
For businesses with genuine short-term requirements — a single import consignment, a market-entry test, or a project-specific operation — the monthly premium is justified. Read our short-term warehouse guide for more detail on how this works in practice.
Get a Current Price for Your Requirements
Prices vary by unit, availability, and lease term. The most reliable number is the one from the leasing team directly.
Contact Hazeda Kirunda, Property Manager:
- Phone: 0200 925 146 / +256200925146
- Email: hazeda@piolimited.com
- Location: Namanve Industrial Park, Kampala–Jinja Highway, Kira Town
For a full overview of what to look for before renting, see our complete guide to renting industrial space in Kampala.
