Nsasa: A residential gem to explore

Wednesday June 5 2019

Mushroooming residential houses in Nsasa

Mushroooming residential houses in Nsasa Village. Photo by Paul Murungi 

By Paul Murungi

Land for sale at Shs40 million, call 07…,” are the some of the words inscribed on small metallic sign posts placed next to empty plots of land that a first time visitor to Nsasa Village will see. Such sign posts point to the cut throat competition among small and large real estate agents in the area, all jostling for the attention of buyers.

Nsasa is located in Kira Ward, Kira Division and Kira Municipality in Wakiso District. The area can be accessed via various routes from Kampala.
You can use Kira Road from Kampala to Ntinda, then branch off to Najjera and head to Kira Town. From Kira, there is a murram road between Bulindo and Mulawa cells which leads to Nsasa.
An alternative route is via Jinja Road, branch off at Kireka, go all the way to Kyaliwajjala and then head to Namugongo. Branch off at an anglican church on the right onto a murram road. Two kilometres into that road is to Nsasa. It is surrounded by other fast rising surburbs such as Bulindo, Kito, Nabusugwe, Mulawa and Jjanda.

Early development
Mr Derrick Lukwago, the area LC 1 chairperson says, by early 2000, Nsasa was largely a bushy area with no permanent roads. People especially from the neighbouring Namugongo started trekking to the area in search of land..
“Development in Nsasa was very low, there were no roads by then, we only had two buildings that made up our trading centre. People started buying land in acres mainly for farming. An acre was sold at Shs10 million, but a plot cost Shs1.5 million,” he says.
In 2002, Akright, a real estate company established itself in the area, and started developing feeder roads and expanding the existing ones for construction projects.
By 2004, Jomayi property consultants, a company dealing in buying and selling land had also established itself in the area. The company bought land from natives and divided it into small plots for sale.
Lukwago says this made the area locals enthusiastic about buying and selling land.
“It became lucrative business for locals who turned into small developers. They would buy two or three acres and then sell it off in bits.”
Between 2004 and 2006, a 100 x 50 plot of land would cost between Shs2.5 to 3.5 million.

Recent developments
Nsasa’s hilly view makes it an ideal place for residential houses. From here, you are privy to a bird’s eye view of Kampala’s skyline.
Despite attracting real estate development, Nsasa still has a rural vibe to it. Many locals rely on brick making, small scale farming and stone quarrying for survival.
The trading centre is not well-developed save for a few buildings. The schools are mainly private-owned and the clinics are few and far between. Most residents have to go to nearby Kira Town to access medical services. Public transport is still a problem in the area. There are hardly any commuter taxis, a problem which one boda boda rider attributed to murram roads.
However, even with all the above challenges, Nsasa has well-connected murrum feeder roads which are periodically maintained. Running water and power are also in place.
The place is slowly changing with the growing construction of residential houses.

Nsasa is an ideal place for investors to explore given the growing middle class constructing residential houses.
Mr Sekalala says, the area lacks a secondary school and that investment in a secondary school could bring down the drop-out rate. Even with the numerous ongoing construction projects, there are only three hardware shops in the area which can’t meet the demand by the burgeoning construction industry. This is another investment opportunity. Another hardware shop could save many who travel longer distances to nearby Kira Town for construction materials. Other specialised services such as plumbing, electrical wiring are hard to come by. Mr Robert Sekalala a real estate agent, blames the murrum roads which he says turn away potential investors.

Cost of land
Cost of land in Nsasa depends on location in terms of proximity to the road. A 50 x 100 ft plot ranges between Shs40- Shs60 million; and 100 X 100 ft plot cost between Shs85-Shs100 million. Half an acre costs between Shs200 to Shs300 million. To buy a two or three-bedroom residential house from real estate developers, one needs Shs300 to Shs450 million but this also depends on access to the main road.
For those with intentions to construct. A clay brick costs Shs280 and a top soil brick costs Shs220. One tonne of hard core stones cost Shs32,000, however, only a minimum of five tonnes are sold at a cost of Shs160, 000. Owners of undeveloped plots in the area rent them to those interested in urban farming through an agreement until construction commences. Each year, the cost of land in Nsasa doubles.


Akright established a police post in the area to deal with crime but Mr Lukwago says the area still has thieves who climb over walls and break into people’s homes. He blames this on unemployment and consumption of intoxicants.
Lukwago makes sure that all new residents register and are given what he refers to as security phone contacts. Another police post is being constructed and a street CCTV camera has been installed in the area.
The Kira police station is a few kilometres away and it comes in handy. Nsasa also boasts of a community radio which is used to make public announcements.

For rent. A self-contained double room costs between Shs200,000 and 300,000.
A three-bedroom house goes for Shs600,000 to 800,000. Single rooms cost between Shs80,000 to 120,000.