Cadenza Residence is a 24-floor apartment tower that VAAL Real Estate is building at Plot 1 Katonga Road in Nakasero, Kampala. One-bedroom apartments start from $144,000 and two-bedroom apartments from $267,000.
Ground was broken in July 2024, and completion is targeted for 2027.
This guide covers the location, the apartments, the amenities, the payment plan and the title you receive. It ends with the questions to ask before you sign.
What is Cadenza Residence?
Cadenza Residence is VAAL Real Estate’s first development in Kampala: a single tower of 24 floors above three basement parking levels, rising about 80 metres.
Ground was broken on 26 July 2024. The Independent reported a project value of US$30 million and a completion target of 2027, and called the tower one of the tallest buildings in Uganda.
The name comes from classical music. A cadenza is the passage in a concerto where the orchestra stops and the soloist plays alone.
Our article on the tower’s height and design goes into the building itself.
Where is Cadenza Residence in Nakasero, Kampala?
The site is Plot 1 Katonga Road, where Katonga Road meets Sezibwa Road on Nakasero hill.
Nakasero is a hill in central Kampala, close to the city’s business and government offices, and Knight Frank lists it among the city’s traditional expatriate neighbourhoods. The landmarks below all lie within about one kilometre of the site in a straight line, measured between their Google Maps listings.
| Landmark | Approximate distance |
|---|---|
| Fairway Boutique Hotel | 200 m |
| High Commission of Tanzania | 200 m |
| Golden Tulip Canaan Kampala | 300 m |
| Kampala Serena Hotel | 450 m |
| State House, Nakasero | 600 m |
| United Nations offices, Yusuf Lule Road | 750 m |
| South African High Commission | 850 m |
| Parliament of Uganda | 850 m |
| Embassy of Sweden | 1 km |
Our comparison of Kololo and Nakasero sets the district beside Kampala’s other prime address.
Which apartments for sale in Kampala does Cadenza offer, and at what price?
Cadenza Residence has studios and one- and two-bedroom apartments, with two duplex penthouses on the 23rd and 24th floors.
| Apartment | Starting price |
|---|---|
| Studio | Check availability with our team |
| One bedroom | From $144,000 |
| Two bedrooms | From $267,000 |
These are the starting prices on the Cadenza Residence project page in October 2026. All prices are in US dollars.
For context, Knight Frank found that studios and one-bedroom apartments priced between about $80,000 and $170,000 recorded the strongest uptake in Kampala in late 2025. Most of those buyers were Ugandan nationals buying to invest.
What amenities do these luxury apartments in Kampala include?
The planned shared facilities cover leisure, work, family life and security.
- Fitness and leisure. A heated swimming pool, a gym, a steam room and sauna, a games room and a barbecue area.
- Work. A business centre with co-working space.
- Families. A children’s play area.
- Building services. A 24-hour concierge, backup generators, high-speed lifts and three levels of basement parking.
- Security. CCTV and video intercoms.
These facilities are paid for through a monthly service charge, and a sinking fund is planned from handover. Ask for the estimate for your unit before you sign. Our guide to what owning an apartment costs after you get the keys explains how the charge works.
How does the payment plan work?
The apartments are sold off-plan, while the tower is under construction. The plan starts with a 30% reservation fee, and the remaining 70% is spread across the construction period.
Banks are often cautious about lending on a unit that is still being built, so the payment plan is the main route during construction.
If you are paying from abroad, ask for our nominated dollar account in writing before your first transfer. Send every payment bank to bank, and put your name, the unit and the payment stage in the reference.
Our guide on how to pay for an apartment in Uganda compares cash, payment plans and mortgages.
What title do buyers of these condominiums for sale in Kampala receive?
Cadenza Residence is sold as condominium units. Under the Condominium Property Act, each unit receives its own certificate of title once the building’s condominium plan is registered. The owner can then sell, lease or mortgage that unit.
Until the unit title is issued, what you hold is your sale agreement with the developer. That is why the agreement matters as much as the brochure.
Non-citizens may hold land in Uganda on a lease of up to 99 years, so ask us which tenure the land is under. That limit applies to non-citizens, so it does not affect Ugandans abroad who remain citizens.
Stamp duty, registration and legal fees come on top of the price. We set them out in property tax, stamp duty and the fees nobody quotes you.
What should you ask real estate developers in Uganda before you buy?
Put the same questions to us that you would put to any developer.
- What completion date goes into the agreement, and what happens if it is missed?
- When will the condominium plan be registered and the unit title issued in my name?
- Which construction milestone does each payment follow?
- How are my payments held until completion?
- What is the estimated monthly service charge for my unit?
- Can my own lawyer review every document before I sign?
Compare before you commit. Knight Frank’s review of the first half of 2026 counted about 1,800 units expected across Nakasero, Kololo and Naguru, and described the market as firmly in buyers’ and tenants’ favour. Do not buy on an assumed rental income.
Our guide on how to invest in real estate in Uganda walks through the purchase step by step.
Who is VAAL Real Estate Uganda?
VAAL Real Estate Uganda is the developer of Cadenza Residence and of The Bridge in Kololo. It is part of VAAL Real Estate, whose other markets include Kenya, Ghana and Turkey.
Knight Frank’s review of late 2025 names VAAL among the established developers expanding in Kampala.
We develop and sell our own apartments. We do not sell land, and we do not act as a letting agent.
How can you view the Cadenza apartments?
The showhouse is on site at Plot 1 Katonga Road and is open daily. Call +256 765 500 000 to book a viewing, or speak to a VAAL property consultant.
Our office is at Lotis Towers, Plot 16, Mackinnon Road, Nakasero. It is open Monday to Friday from 8am to 5pm, and on Saturday from 9am to 1pm.
FAQs
Where is Cadenza Residence located?
Cadenza Residence is located on Plot 1 Katonga Road in Nakasero, Kampala. The development sits in a secure, blue-marked zone near the Parliament of Uganda, the State House Directorate, and the United Nations Offices, with easy access to the rest of Kampala via Katonga and Sezibwa Roads.
What amenities does Cadenza Residence offer?
Residents enjoy a fully fitted gym, a heated pool, a 24-hour business area with full backup generators and internet-ready units, a game room, a barbeque area, a steam and sauna, and a children’s play area. Security features include 24-hour CCTV surveillance, video intercoms in every unit, and high-speed elevators.
Is Cadenza Residence a good investment for rental income?
Yes. Its prime Nakasero location attracts a steady flow of expats, foreign investors, and locals, supporting strong rental yields year-round. With world-class finishes, professional letting management, and suitability for both short-term and long-term stays, Cadenza is positioned to deliver a reliable income stream for investors.
Who is the developer behind Cadenza Residence?
Cadenza Residence is developed by VAAL Real Estate, a global real estate company with over 20 years of experience and a proven track record across Africa. VAAL is known for delivering projects on time and to the highest quality, backed by careful research in every development it selects.
