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Verified neighborhood profile

Source, Jinja

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.

78
/ 100
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 homesCompare similar neighborhoods
See nearby primary schools
Live weather · Source, Jinja
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Quick facts

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

Rent range
UGX 350k – 1.8M
per month, all types
Transport
Boda & Minivan Taxi
Kyanja–Kalerwe route
Road quality
Mixed
tarmac main, murram side
Water reliability
NWSC piped
occasional cuts in dry season
Internet
4G strong
fibre on main routes only
Safety
Low reported crime
main roads well-lit
Family suitability
Strong choice
schools & playgrounds nearby
Commute to CBD
30–45 min
via Bombo / Gayaza road

Available rentals

No active listings yet — check back soon.

See all rentals →

Rent & property market snapshot

Based on 312 listings tracked over the last 90 days. Median values reflect what renters actually pay — not asking prices.

Rent by property type

UGX, per month
1 bedroom (self-contained)
Most common — 38% of listings
300k – 550k
median 425k
2 bedrooms
31% of listings — high demand
500k – 950k
median 720k
3 bedrooms / family home
21% of listings
900k – 1.8M
median 1.25M
4+ bedrooms / standalone
10% of listings — gated estates
1.5M – 3.5M
median 2.2M
Market demand
Moderate–High
72
Rent trend (YoY)
+5.2%
Rising — in line with greater Kampala
Availability
47 listings
21 added this month · healthy supply
Broker activity
High
~70% of listings via broker
Negotiation chance
Some flexibility
12-month leases save 5–10% on average.
🤝

Move-in cost estimator

A realistic first-day-of-tenancy figure for a typical 2-bedroom at UGX 650,000/month. Numbers will 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 2,950,000
Based on listing #HS-KY-184902 · 2BR self-contained @ 650k/mo
First month's rent
Paid up-front on signing
UGX 650,000
Security deposit
Typically 2 months · refundable
UGX 1,300,000
Broker / agent fee
Standard: 1 month's rent (one-time)
UGX 650,000
Utility set-up
Yaka top-up, water connection, MTN/Airtel home
UGX 200,000
Moving transport
Pick-up truck within Kampala
UGX 150,000
Total estimate
UGX 2,950,000

Quality of life

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

Safety
8.2
Low reported crime, mostly daytime petty theft.
Water reliability
7.0
Occasional NWSC cuts; most homes have a tank.
Electricity
7.5
Yaka prepaid standard. Outages ~4–6 hrs/month.
Internet
7.0
4G strong (MTN, Airtel). Fibre on main road only.
Road quality
6.0
Murram backroads. Tough in heavy rain.
Drainage
5.5
Pooling on side roads after long downpours.
Noise level
8.0
Quiet overall. Bars cluster on main road only.
Family suitability
8.5
Schools, playgrounds, health centre close by.

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

Parks & recreation

Green space and gentle outdoor play within reach of Source — 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.

Kungu Community PlaygroundFree

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
Greenhill Academy — Community SwingsSchool 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
Lions Gardens Play CornerFrom 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 the neighborhood centre. Peak hours are 7–9 am and 5–7 pm — add 10–20 min.

Destination
Car
Boda
Minivan Taxi
Kampala CBD
via Bombo / Gayaza Road
30–45 min
20–30 min
45–60 min
Ntinda
closest commercial hub
15–20 min
10–15 min
25 min
Bukoto
restaurants & nightlife
20–25 min
15–20 min
30 min
Kololo
embassies & offices
25–35 min
18–25 min
40 min
Makerere
university & surrounds
25–30 min
18–22 min
35 min
Good boda accessMinivan Taxi route in & outHeavy peak traffic on Gayaza RdSome roads difficult after heavy rainSafeBoda & Uber Boda availableNo fuel station inside Kyanja Centre

Safety & trust

Source is one of the safer suburbs in greater Kampala. Most reports are opportunistic — protect yourself by knowing what to watch for.

🛡️
General safety

Daytime petty theft is the main concern, especially around the market. Main road well-lit; side streets dimmer. Most residents report feeling safe walking until ~9 pm.

⚠️
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 deposit by mobile money the same day — always sleep on it.
  • 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.
🔄
Recently Updated
Confirmed available in the last 14 days.

Honest pros & cons

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

Pros
  • Quieter than Ntinda or Bukoto — peaceful evenings, calmer mornings.
  • 30–40% cheaper rent — than equivalent properties in Ntinda or Kololo.
  • Family-friendly — schools, daycares, and playgrounds within walking distance.
  • Growing amenities — new cafés, shops, and gyms opening every quarter.
  • Reasonable commute — Ntinda (15 min) and CBD (30–45 min).
  • Friendly broker market — landlords open to 12-month lease discounts.
Cons
  • Murram backroads — dusty in dry season and muddy in rain.
  • Drainage on side streets — pools after heavy downpours.
  • Limited late-night options — most spots close by 10 pm.
  • Fibre internet patchy — outside the main road.
  • Traffic on Gayaza Road — can stretch CBD commute past 45 min at peak.
  • No major shopping mall — nearest is Lugogo.
How we know

Where this profile's data comes from.

We blend several sources and label every metric by confidence. Where data is weak, we say so.

📋
High confidence
Verified listings

Every listing is verified with the landlord's ID and ownership documents.

312 listings tracked in last 90 days
📍
High confidence
Field visits

Our team walks the area monthly to verify roads, amenities, and ground conditions in dry & wet seasons.

Last field visit: 14 April 2026
💬
Medium confidence
Resident feedback

Surveys answered by people who currently rent or own here — covering safety, noise, water, and more.

142 responses · sample skews 25–45
🏢
Medium confidence
Agent reports

Pricing, demand, and negotiation insights from active brokers in the area.

Cross-checked against asking-rent listings
🗺️
High confidence
Public map data

OpenStreetMap, KCCA road records, and UEDCL coverage maps for road, drainage, and grid baselines.

Refreshed quarterly
✋
Estimated · needs more data
User-submitted updates

Renters add corrections and tips as they move in. We weight new submissions until verified.

28 user submissions so far
Before you sign — viewing checklist
  • Visit during the day and at night
  • Check the access road right after rain
  • Confirm water pressure — open the tap yourself
  • Check the electricity meter — Yaka prepaid or post-paid?
  • Ask about garbage collection fees and pick-up days
  • Confirm deposit refund terms in writing
  • Test mobile network inside every room (MTN & Airtel)
  • Never pay any money before viewing the unit in person
Spotted something off in this profile?

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