#OutToLunch: Extended infrastructure will lead to affordable housing in urban areas

OutToLunch: Extended infrastructure will lead to affordable housing in urban areas

By Denis Jjuuko

The community in Wakiso is stuck with three children whose father abandoned after failing to clear rent for nine months totaling to Shs630,000 or approximately US$160. The father woke up one morning and never returned according to an article that appeared in the New Vision newspaper last week. The eldest of these children is nine years old! When contacted on phone, the father said he couldn’t afford to clear the arrears, the newspaper further reported.

As this story was unveiling, the Uganda National Roads Authority (UNRA) posted on its X (formerly Twitter) handle of the ongoing asphalting of the Buwaate-Najjeera Spur as part of the construction of the Kyaliwajjala-Matugga Road. Buwaate had become famous for dust and social media trolling for those who live in this part of the ever-expanding Kampala. Buwaate is about 15km from the main post office in Kampala’s central business district.

Since the construction of the road commenced in Buwaate, landlords have been licking their lips with glee in anticipation of increased incomes from their properties. Politicians will claim it is their ability to lobby that led to the construction of the road as they campaign for votes in the 2026 general elections. The construction of a road changes everything in this part of the world, an indicator of how far we need to go to achieve some elusive status as a country.

The lack of roads, piped water and electricity is one of the reasons why land is very expensive in greater Kampala and in many other urbanizing areas in Uganda. So, where the roads, electricity and piped water have been extended, property prices go up. In Buwaate, a plot of 50×100 feet or 0.12 decimals is going to nearly double once the road is complete. Landlords will increase rents as people seek to move into this part of the city.

So how does that make land expensive? Because few areas have proper infrastructure, areas that end up getting a road become extremely expensive. Areas that have a bitumen standard road, water and electricity make life easy for those living or planning to settle there. They don’t have to pay much to extend electricity to their homes or suffer fetching water due to lack of access to piped water.

In an area like Buwaate, if a 50×100 feet plot has been selling for Shs70m, it will go to Shs100m or more by the end of this year if it hasn’t gone up already. This means that people who can’t afford there, will now buy further away. Some will sell in Buwaate and look for land in Kalagi or Busiika thereby creating demand in those area. Simple economics teaches us that increased demand leads to increases in prices.

As demand increases in these areas, landlords will increase the price of land and rent too thereby making it difficult for men like that father of Wakiso to afford a decent house for their children.

So, if we want decent affordable houses, what do we have to do? Extend asphalt roads, electricity and piped water to every little part of greater Kampala. Have good hospitals and schools that are affordable in those areas too and have a plan on reliable and affordable public transport.

If we had those everywhere, asphalting a road would cease to be news. It would stop landlords from smiling every time they see a grader in their area. Electricity and piped water would cease to be part of texts in property adverts and promotion campaigns. If there is a good road everywhere, a compactor in an area wouldn’t lead to increased property prices. Electricity poles or trenching earth for piped water wouldn’t lead to abnormal increases in prices.

People would easily live in Kiringente in Mpigi town or Namagunga near Lugazi and still be at their desks at 8.00am on Kampala Road.

Greater Kampala isn’t a very big area where the government can’t do this kind of work. The Buwaate-Najeera Spur that is causing all sorts of excitement is just 5km long. The Kulambiro Ring Road that caused much more excitement earlier is approximately 3.5km. Spear Motors to Ntinda is just 2.2km. So, imagine if government constructed just 10km every year in greater Kampala, the price of land would significantly go down thereby making houses affordable.

I have seen some social media posts by the Ministry of Lands, Housing and Urban Development and its partners notably Habitat for Humanity promoting the upcoming annual Uganda Housing Symposium and the theme is on affordable housing. I hope that they can look at how extending infrastructure as mentioned above could solve the affordable housing issue especially in urban areas, obviously one of the most significant challenges our country is facing today.

Children who are worried of a landlord throwing them out of a house will be affected mentally, denying them the ability to develop to their full potential. In fact, they would also be suffering physically as well.

The writer is a communication and visibility consultant. djjuuko@gmail.com

Tags: affordable housing, Buwaate-Najjeera Spur, Denis Jjuuko, Government of Uganda ., Habitat for Humanity, Habitat for Humanity Uganda, Housing and Urban Development, Kyaliwajjala-Matugga Road, Ministry of Lands, Out to Lunch, Uganda Housing Symposium

Out to Lunch

#OutToLunch: Should parents give away their wealth when they are still alive?

By Denis Jjuuko There is a series of videos that has been trending on TikTok and other social media platforms where a son is accusing his biological mother of killing his biological father by denying him treatment abroad and/or sanctioning an operation she knew he wouldn’t survive. The videos have been circulating because the deceased was a prominent businessman and one of the wealthiest people in Uganda. And the son claims wealth was the reason his father “was murdered”. The accusations have caused discussions on social media. Lawyers have recorded podcasts on writing wills and what the law says. Upon listening to these stories, some people said they had started the process of writing wills. Anyway, fights over property aren’t new and they will never end. Not long ago, somebody else took his father to court accusing him of being too sick to run his business empire and therefore should be appointed his successor. The father who was taken to court is also one of the wealthiest people in the country. It is perhaps the first case in Uganda where one demands for their inheritance when the parent is still alive since the famous prodigal son Bible story. Many families face this problem including those without wealth to write home about. First born sons are known to throw tantrums when not named heirs of their fathers. Some go at length of forging wills so that they are named heirs or disputing wills of their fathers. Others where they are not elected heirs in case a will didn’t exist cause unbelievable chaos once they lose the election. Others forcibly occupy the properties while many sell off to unsuspecting buyers and refuse to share with their siblings or even surviving parents. If you watch some of the local news on TV, you will see children evicting their mothers or relatives dislodging widows. Given the stories that are today going around, wealthy people must be having sleepless nights thinking about what will happen to their estates once gone. More money more problems, Notorious BIG told us decades ago. In one of those podcasts and X Spaces that have been organised to discuss wills and inheritance, a lawyer from a prominent Kampala law firm urged people to will themselves something. He said when you are writing your will, give yourself 30%. People gasped for breath on hearing that. What would a dead person do with 30%? It didn’t take too long for him to argue that the 30% is what you should be enjoying before you die. He was perhaps aware that there are many people who live miserable lives while preserving everything for the children. The children, if one is lucky, will wait for the parents to die before going for each other’s throats over the property or even sell it off before the deceased is even buried. The unlucky ones are taken to court or accused of killing their spouses. Somebody told me that to forestall these fights, he regularly goes on dates with his children reminding them at every given opportunity that his wealth is his and his wife’s only. That he has taken them to the best schools and therefore they have received already their inheritance. He tells them that his wealth wasn’t bequeathed to him by his parents. He claims they have listened and understood. Maybe they have. But when he isn’t around anymore or in a position where he can’t make decisions, things may turn out different. You see, most people think they have done a great job of raising their children. The children are good at disguising themselves as well. Once the parent is gone or severely incapacitated, the true colors are revealed. This isn’t just in Uganda. The Rupert Murdoch children have been fighting over News Corp (Fox, Sky etc.) for years though they recently agreed to a trust agreement. Their father is still alive but at 95 years old unable to reign them in. What should parents especially the wealthy ones do? Create a trust that manages the properties and distribute the proceeds as instructed but that idea is still new in Uganda. The easiest way could be for wealthy parents to distribute the assets when still alive, transfer full ownership to those being bequeathed. Many people have done that and limited the flow of bad blood once dead or severely incapacitated. The writer is a communication and visibility consultant. djjuuko@gmail.com See less

September 10, 2026

Out to Lunch

#OutToLunch: Are investment clubs ruining your life?

By Denis Jjuuko The internet has led to connectivity we probably never imagined. Previously, you left a job and that was it. Today, if you leave one, most likely somebody will add you to a WhatsApp group of former employees of Company Z. If you don’t leave the job, you belong already to several WhatsApp groups. The schools you attended also have another WhatsApp group. And of course, another for the particular class say Law Class of 2005. If you attended many schools, you are in several of these. The neighbours also have another group. Your ancestral village has another one for its Kampala diaspora. The religion you belong to has several others. The one where you live, and another from your ancestral district or diocese. The gym colleagues have another one. The social clubs you belong to also have others. The list of WhatsApp groups can be endless and sometimes it can be hard to catch up. Some people, perhaps afraid of annoying people if they left, resort to being silent or what Ugandans call akamooli (watching from the sidelines). However, most of these WhatsApp groups have one thing in common — investments or savings. There is perhaps no WhatsApp group where an investment or savings club hasn’t been mooted. Because everyone wants to save and make some ka-money, the idea usually is supported by many members. And indeed some of these investment or saving clubs have blossomed. Some old students or church associations now have billions in assets under management. Many people feel that they shouldn’t be left out and go ahead and sign up to many investment or savings clubs. Each of them expects one to pay a set amount of money every month. Failure to pay can be psychologically torturing. Treasurers are cajoling each one of the members to meet their obligations. Meetings spend half the time devising means to ensure everyone is paying and how to discipline those falling short. I know of somebody who was consistently broke. He was earning a decent monthly salary but he was always stressed and pitiful. I found out that he was belonging to several clubs in Kampala and his ancestral village. They took a significant part of his pay. He was living a miserable life as he tried to meet his obligations with the several investment clubs he belonged to. Saving and investing is a very good thing but it should be of a certain percentage of one’s earnings. If you save and invest for example 70% of your earnings, you must ensure that you can survive on the remaining 30%. If you are saving 70% of your earnings and then playing dodge ball with your landlord at home, failing to get basics for your family, then it makes no sense. Being super stressed because of saving isn’t probably the right thing to do. The repercussions can be dire. Many people suffering to meet their saving obligations in clubs as largely a result of subscribing to many clubs. The best way is to identify a club or two which meet your aspirations and concentrate on those than being in so many clubs and failing to meet your obligations. It frustrates everyone including yourself. Investment and savings clubs however good they are for people and economies, they are very conservative. In order to protect people’s money, they usually invest in assets that are considered safe but sometimes without even regular returns. People can have money in these clubs but they aren’t taking home anything regularly. If a club invests in land or even unit trusts, they have to wait for a long term for either the land to gain value and sell or for the unit trusts to compound significantly to provide a worthy return to the members. Are you willing to wait for that long? Those that lend money to the members charge very high rates, sometimes as much as 3% per a month. Annually, that is 36%. Just because there isn’t much paperwork, collateral and are swifter than commercial lenders, the interest rates are simply prohibitive given that members are essentially borrowing their own money. Investment and savings clubs if they want members to make money, they need to lend below annual interest rates of banks. Since they do short term lending, they could do 0.5% a month. People who are borrowing this money, they could then be able to make money with what they have borrowed. So as your WhatsApp group proposes yet another investment or savings club, be careful before you sign up and see if it makes sense or the ones you belong to are enough. The writer is a communication and visibility consultant. djjuuko@gmail.com

August 31, 2026

Out to Lunch

#OutToLunch: Practical skills still important even in the AI era

By Denis Jjuuko The new British prime minister (yes, there is a new one) has been ubiquitous trying to sell his vision and probably avoid the missteps of his predecessors. In one of the videos he shared on his social media handles, he is seen at a factory that makes trains. He says, artificial intelligence or AI won’t build them. He said AI can write a contract but it won’t make a train like the factory he was visiting or even fix your leaking roof. Andy Burnham is probably the first political leader of a developed economy to say that on camera. His vision is of seeing technical practical jobs being created alongside digital ones. He also acknowledges the limitations of digital innovation. He called for a reboot of his country’s education system. Desktop jobs may be replaced by AI but the practical ones will still exist. As Andy Burnham was sharing the video, the Uganda Airlines acting Chief Executive, veteran Ethiopian aviation expert Girma Wake was holding a presser at his Nakasero office in Kampala. Wake was once the top guy at Ethiopian Airlines, well known for its efficiency, safety and profitability — an exception on the continent. His video interview, in less than five minutes, was confidence building. He offered his vision, underlying briefly what is required to ensure the crane continues to soar as high as it is expected. I think it is going to be a long journey but it seems basics are now in place. One of the things he mentioned was the cost of employment. When Uganda Airlines was collapsed in 2001, Ugandans who had aviation experience moved on. Young people saw no reason to enroll for aviation courses. Those who wanted to pursue certain careers in aviation largely had to finance their education and training outside the country. That is usually very expensive. Today, Wake told his audience, he relies on foreign staff to operate especially the aircraft on wet leases. He says that is very expensive. He needs Ugandans in those jobs. They are affordable and due to family ties and other reasons are more likely to remain with the airline for the long haul. Aviation employs many people. With Uganda Airlines expecting to receive its delivery of eight aircraft from Boeing in early 2030s, many people who go to aviation schools today will perhaps have gained some experience by that time. A simple google search shows that one B737 aircraft needs 10-15 pilots to operate and many others in other jobs in operations and maintenance. Broadly, it may need as many as 80 people for optimum operations. The national carrier’s executive also talked about reviving the flying school in Soroti. I think that now we have a firm order with Boeing, this is even more urgent. So that by the time the aircraft are delivered, there would be Ugandans to operate and maintain them. And AI will not solely operate and maintain the aircraft. It won’t cook the rolex or katogo Uganda Airlines may want to serve on the flight. Though those with the right AI skills will have a bigger chance of landing a job. But it isn’t just aviation where AI, like the British Premier said, would be limited. We are constructing the Standard Gauge Railway (SGR) and even reviving some meter gauge ones. Are we training people to operate and maintain the line, trains or even build them? Or we will rely on experts once the SGR is built like we are doing with a simple job of managing toll gates on the Entebbe Expressway? We are still very much a small economy that will for a long time depend on the practical physical skills of its people. Skilling in technical practical jobs is still important for the majority of people. The automotive industry is experiencing changes as people move to electric and more advanced vehicles. Do we have repair shops that are competent to repair and maintain them? I see an increment in electric and newer model vehicles on the road every day. The garages or workshops are improving too — moving their operations from under the mango tree to somewhat fancy buildings. But are we training people in the numbers we need to do the job? And if Britain is going back to the basics during this era of AI, what about us? To achieve our US$500b economy goal will depend a lot on many of our young people having the skills they need to find jobs with predictable regular income. The writer is a communication and visibility consultant. djjuuko@gmail.com

August 31, 2026