Verified neighborhood profile

Kashanyarazi, Mbarara

Quiet, increasingly popular suburb 8 km north of Kampala CBD. Mix of single-family homes and 2-bedroom rentals at prices that beat Ntinda and Bukoto — with the trade-off of murram backroads that get tough during heavy rain.

Photo coming soon

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HomSeeq Liveability

Solid choice

Strong on safety & family living. Watch the roads in rainy season.

Top 12% of Kampala suburbs for value

Average rent

UGX 350k–1.8M

per month

Available homes

47 listings

+8 in the last 7 days

Median days to rent

21 days

moderate demand

Best for

Young familiesQuiet livingAffordable city accessFirst-time renters

View 47 available homes Compare similar neighborhoods

See nearby primary schools

Photo coming soon

Live weather · Kashanyarazi, Mbarara

Quick facts

What you'd want to know in the first 60 seconds.

Rent range

UGX 300k – 18M

per month, all types

Transport

Good public transport

boda & minivan routes

Road quality

Mixed

tarmac mains, murram side roads

Water reliability

NWSC piped

occasional dry-season cuts

Internet

4G + fibre

coverage varies by street

Safety

Generally safe

see liveability scores below

Family suitability

Mixed

9% family households

Commute to CBD

varies

to the city centre

About Kashanyarazi

Autem aliquam eu eni

Available rentals

No active listings yet — check back soon.

See all rentals →

Rent & property market snapshot

A snapshot of the Kashanyarazi rental market based on recent listings. Median values reflect typical asking rents, not promotional prices.

Rent by property type

UGX, per month

Studio apartment

Self-contained singles

300k – 700k

median 450k

1 bedroom apartment

Compact city living

500k – 1.2M

median 750k

2 bedrooms

Most-rented family unit

900k – 2.2M

median 1.4M

3 bedrooms (apartment)

Larger apartments

1.5M – 3.5M

median 2.2M

3 bedroom villa

Standalone homes

2.5M – 6M

median 3.8M

4 bedroom villa

Gated standalone

4M – 10M

median 6.5M

5 bedroom villa

Premium standalone

7M – 18M

median 11M

Market demand

Soft

Rent trend (YoY)

+2.2%

Gradually rising, in line with greater Kampala.

Availability

Healthy supply

Listings rent in ~99 days on average.

Broker activity

High

Most listings reach the market through brokers.

Negotiation chance

Good room to negotiate

Longer leases and off-peak timing improve your bargaining position.

🤝

Land for sale — price guide

Typical asking prices for plots in and around Kashanyarazi, by size.

Median price

UGX 9M

Lowest

UGX 810M

Highest

UGX 855M

Avg lot size

36 sqft

Time on market

20 days

Plot size

Cheapest

Average

Highest

50 × 100 ft

UGX 62M

UGX 852M

UGX 339M

100 × 100 ft

UGX 245M

UGX 220M

UGX 684M

Half acre

UGX 23M

UGX 52M

UGX 100M

One acre

UGX 608M

UGX 761M

UGX 174M

Move-in cost estimator

A realistic first-day-of-tenancy figure for a typical 2-bedroom in Kashanyarazi at UGX 1,400,000/month. Numbers vary by landlord and broker.

Confirm every charge before paying

Always view the unit in person, ask for a written breakdown of fees, and confirm refund terms for the deposit. Never pay brokers before viewing.

Estimated total to move in

UGX 6,100,000

Based on a typical 2-bedroom @ 1.4M/mo

First month's rent

Paid up-front on signing

UGX 1,400,000

Security deposit

Typically 2 months · refundable

UGX 2,800,000

Broker / agent fee

Standard: 1 month's rent (one-time)

UGX 1,400,000

Utility set-up

Yaka top-up, water connection, home internet

UGX 300,000

Moving transport

Pick-up truck within Kampala

UGX 200,000

Total estimate

UGX 6,100,000

Quality of life

Signals built from field visits, public data, and resident feedback. Scored 0–10.

Air quality

4.0

Air quality in Kashanyarazi is bad — affected by dust and traffic, especially in the dry season near busy roads.

Noise level

8.5

Kashanyarazi feels quiet day to day. Streets stay quiet, with little through-traffic away from the main roads.

Walkability

0.3

Walk score 3/100.

Public transport

8.3

Transit score 83/100.

Cycling

3.2

Bike score 32/100.

Who lives in Kashanyarazi

Residents, households, and the housing mix — a feel for the community you'd be joining.

Kashanyarazi is an established residential community. It draws a mix of families, young professionals, and long-term residents.

Households

Age groups

Under 2038%

20–3951%

40–5970%

60+99%

Housing stock

Villas48%

Houses22%

Other47%

Who rents & owns

Renters92%

Owners99%

Household types

Families9%

Singles12%

What's around you

A walk through the things you'll actually use day-to-day — grouped by life zone.

🛒

Daily essentials

Groceries, food, errands

Kyanja Market2 min
Capital Shoppers Ntinda15 min
Local supermarkets & kioskswalking
Restaurants & pork joints5+ near main road

👨‍👩‍👧

Family needs

Schools, parks, kid stuff

Kyanja Primary School5 min
Hilltop College Kyanja8 min
Kungu Playgroundwalking
Daycare options3 nearby

☕

Lifestyle

Cafés, gyms, weekends

Lugogo Mall (Acacia)15 min
Body's Gym Kyanja5 min
Cafés near Kyanja-Kungu3 known
Football pitches2 nearby

⚕️

Health

Clinics & pharmacies

Kyanja Health Centre III5 min
Case Clinic (Kololo)25 min
Pharmacies on main road4+ open late
Mulago Hospital22 min

🛵

Transport

Getting around

Boda stagesevery corner
Minivan Taxi (Kyanja–Kalerwe)UGX 1,500
SafeBoda & Uber Boda5–8 min ETA
Bombo Road linkdrive to CBD

🏦

Financial services

Banks, mobile money, ATMs

Centenary Bank (Ntinda)15 min
Equity Bank branch10 min
MTN Mobile Money agents20+ in Kyanja
Airtel Money kioskswalking

Primary schools in and around Kashanyarazi

Parents' choice
Enrolment open
+Nursery
Mabira Parents PS Mbarara
MixedDayMbarara Trading Centre
^UGX170k - 240k
3.70
0789 821340
Parents' choice
+Nursery
Ruti Progressive Primary Sch.
MixedDay & BoardingMbarara Trading Centre
^UGX430k - 1,250k
3.30
0741 626287
Featured
+Nursery
Wagga Wagga Primary Sch.
MixedDayMbarara Central
^UGX400k - 560k
3.20
0756 361909
Featured
Enrolment open
+Nursery+Daycare
City View PS Mbarara
MixedDayMbarara Trading Centre
^UGX630k - 890k
2.90
0756 284787
Featured
Enrolment open
+Nursery+Daycare
Pretoaki PS Mbarara
MixedDay & BoardingMbarara East
^UGX380k - 1,150k
2.90
0732 781765
Featured
Enrolment open
+Nursery
Mbarara Central Ps
MixedDay & BoardingMbarara West
^UGX540k - 1,510k
2.50
0711 504994
+Nursery+Daycare
Mabira Parents Primary Sch.
MixedDayMbarara Township
^UGX180k - 250k
3.60
0743 989903

Life in Kashanyarazi

The texture of day-to-day living — who thrives here, and why.

Everyday convenience

Shops, markets, and services within easy reach in Kashanyarazi.

Getting around

Boda stages, taxi routes, and main-road access from Kashanyarazi.

Community & weekends

Places to eat, meet, and unwind around Kashanyarazi.

Parks & recreation

Green space and gentle outdoor play within reach of Kashanyarazi — the spots families with babies and toddlers actually use on a weekend, including school pools, swings and courts opened to the community. Pick a category to see places, pricing and the practical details.

Swings, slides and soft landings — including school playgrounds opened to the community.

Free

Kungu Community Playground

Fenced toddler swings, a small slide and a sandpit on soft, shaded ground.

6 min walkDaily · daylight hours

Toddler swings
Fenced
Shaded

School facilityFrom UGX 3,000 / child

Greenhill Academy — Community Swings

The school opens its playground and swings to neighbourhood families on weekends.

10 min driveSat–Sun · 9am–5pm

Swings & climbers
Supervised
Weekend hours

From UGX 5,000 / child

Lions Gardens Play Corner

Supervised soft-play and messy-play sessions for under-5s, with a parents’ café.

12 min driveTue–Sun · 9am–6pm

Soft-play
Baby-changing
Café

Transport & commute

Door-to-door estimates from a typical address in Kashanyarazi. Peak hours (7–9am, 5–7pm) add 10–20 minutes.

Destination

Car

Boda

Minivan Taxi

Kampala CBD

city centre

25–40 min

20–25 min

35–50 min

Nearest shopping mall

groceries & dining

10–20 min

8–15 min

20–30 min

Entebbe Airport

via the expressway

60–90 min

—

90–120 min

Good public transportPeak-hour traffic on main roadsSafeBoda & Uber available

Safety & trust

Kashanyarazi is a residential area of greater Kampala. Most incidents are opportunistic — protect yourself by knowing what to watch for.

🛡️

General safety

Day to day, Kashanyarazi feels quiet. Main roads are busier and better lit; side streets are quieter and dimmer after dark. Most reported incidents are opportunistic — petty theft rather than violent crime.

⚠️

Common rental scams in Kampala

Brokers asking for "viewing fees" before showing the property — refuse.
Photos that don't match the actual unit — always view in person before paying.
Pressure to pay the deposit by mobile money the same day — sleep on it first.
No written tenancy agreement — insist on one before any payment.

HomSeeq Trust System

How we mark a listing as trustworthy

Every listing on HomSeeq earns up to five badges. Only listings with at least 3 are visible without filters.

✓

Verified Listing

Address & landlord confirmed.

📷

Verified Photos

Taken by our team on-site.

💰

Price Checked

Within the area's fair range.

🆔

Landlord Verified

ID + ownership confirmed.

🔄

Honest pros & cons

Both sides of the picture. Kashanyarazi is a strong choice for many — but no neighborhood is right for everyone.

Pros

Transparent rent levels — median around UGX 1,400,000/month.
Good public transport — easy boda and minivan-taxi access.
Active rental market — a steady supply of homes across price points in Kashanyarazi.
Growing amenities — new shops, cafés, and services opening over time.

Cons

Air quality concerns — dust and emissions can run above the city average near busy roads.
Infrastructure varies — road and drainage quality differs street to street.
Confirm utilities — check water and power reliability before signing.