To get the estimated cost of construction for flats in Kenya, we will first need to identify the target market.
The target market is divided into 3 classes
1. High income earners
2. Middle income earners
3. Low income earners.

High income earners:

Projects in this range are located in areas such as Hurlingham, Kileleshwa e.t.c
The land location must be in a very prime area, near a tarmac road and in close proximity to CBD.
Construction cost is estimated at a minimum of KES 35,000 per square meter.
The house size is mainly 2 ,3 and 4 bedroomed, with a minimum size of 100 m2.
The two bedroomed unit will cost approximately KES 3.5m to construct.

Middle income earners:

Projects targeting this range are located in areas such as Umoja, Kitengela, Ngong, Kikuyu, Ruiru. Generally, the areas are located around 25 to 40 km from CBD and are in close proximity to tarmac roads.
The house size is mainly 1 and 2 bedroomed with a floor plinth area of approximately 35m2 for the 1 bedroomed and 60m2 for the 2 bedroomed.
The average construction cost per square meter for this type is KES 25,000.
The 2 bedroomed unit will cost approximately KES 1.5m to construct.

Low Income earners:

Projects targeting this category of people are located in Kayole, Ruai, and in most towns at a distance of over 1 km from the main tarmac road.
The house type is mainly single and double rooms, self contained or sharing a communal bathroom facility.
The construction cost is approximately KES 20,000 per square meter.
A double room of 25 m2 will cost KES 500,000 to construct.


The construction cost estimates include labor, materials and professional fees.
The actual cost of construction is derived from the actual agreement that the land owner has with a building contractor. This amount varies from contractor to contractor depending on several factors.


Professional fees are constant and are set by the Kenyan Laws.
Chapter 525 of the laws of Kenya guide Architectural and Quantity Surveying Services.
Chapter 530 of the Laws of Kenya guide Structural, Civil, Mechanical and Electrical services.
Architectural fees are charged at 6% of the total cost of construction.
Quantity Surveying fees are at 3% of the total cost of construction.
Engineering fees vary between 1.5% to 3% depending on the complexity of involvement.


6 units on 0.5 acre plot in Kiambaa, Kiambu county.
The best target for this region is the Middle income earning class.
Therefore, the 6 units will cost 6 units x 60m2 x KES 25,000=KES 9,000,000.00.
The Architectural fees for full service from design until construction supervision to completion will be 6% x KES 9,000,000=KES 540,000.

Architect Francis Gichuhi Kamau.

Francis Gichuhi (693 Posts)

Architect Francis Gichuhi . B.Arch. University of Nairobi. Registered Architect, Kenya. Member, Architectural Association of Kenya. Contacts. email Telephone +254721410684

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  1. Great insights here. A point of clarification though. I think the minimum cost of construction for a house with basic finishes should be pegged at Kshs. 40,000 per SM. I think of late with the inflation that’s going on, it’s safe to work with that figure rather than the Kshs. 25,000 – Kshs. 35,000 figure.

  2. am george a contractor from geoben limited . i have done construction engineering, my quiz is about estimate , i do have a bill to fill and i should be -10% or +10%, the estimate of the QS, ADVICE ME THE CONSTRUCTION IS IN GITHUNGURI COMMERCIAL HOUSE’ GIVE ME THE BEST OUT OF YOU I WHAT TO BE WITHIN THE RANGE

  3. hi am impressed with your lay out or calculation gat a question am planning to build a house in south b or c what would be an approximate price for a 4 bedroom plix

  4. curruently interested in buliding a commercia flats in utawala area near kangudo road, what would be the approximate price of buying a piece of land and building a one storey bedsitter flat in this area

  5. hello,i have liked your knowledge, i have bee reading your work and i have become informed. am a student in Technical university of Kenya, i would like to get some attachment as from august this year and have an opportunity to work with you sir. thank you.



  6. Hi,I have 60 by 35 pc of land at kahawa west and I wish to develop a flat but only ground floor but am not sure how much I should save for the same.

  7. i have a plot in kamulu and i intend to build 4 stories with 4 units of 1 bedroom ,kitchen toilet and bathroom in each unit the piece of land is unit 30 by 60.
    how much will it cost me to build individual storey and also the whole 4 stories.

  8. I would like to build a 2 bedroom house in Kisumu 1KM from the airport, ground & 1st floor, just a standard but modern house, for family rental. kindly advice on the approximate cost, size is 50 by 100. thnx

  9. I have a 40X80 plot in Juja farm and would like to build bed sitters in a three story although I would like to start with on ground floor at the moment. Please let me know the estimate so that I can plan as I want to stat soonest possible.

    Thanks and regards

    • Hi,

      Contact me Mister. I will give you a very insightful information about the proposed project. I stay in Ruiru and will design for you the project at a very reasonable rate.

  10. I have a 40X80 plot in Thika near leather company and would like to build bed sitters in a three story although I would like to start with on ground floor at the moment. Please let me know the estimate so that I can plan as I want to stat soonest possible.

    Thanks and regards

  11. Hello, I was wondering if the information that you have on your website is upto date or if I were to instruct you, the prices would be different.

  12. I’m having a three acre land and I want to construct a hotel and Resort, how much do I need to complete it? And how long will it take a contractor to hand over the project? I’m in Bungoma town, please advise.
    Regards. Maurice Odiko