Construction of bedsitters on a 40 x 60 ft plot at Membley

A 40 x 60 plot translates roughly to 13m by 20m.
This can have a potential of 6 bedsitter units per floor.


Average rent for a bedsitter in Membley area is 5 to 6 000kes per month.
Assuming 3 storeys are constructed, the rent collected will be kes 6000 x 6 units x 3levels=KES 108,000 per month.

Construction cost.

Each floor level will have a plinth area of 72m2.
Construction cost per m2, assuming low to middle class finishes, will be kes 25,000 . The construction cost will be kes 25,000 per m2 x 72m2 =kes 1.8m per floor.
For 3 levels, this will be kes 1.8m x 3=5.4m

Number of Years to pay back.

It will take 5.4m/108000=4.17 years to return back the investment. On average, construction projects take between 10 to 15 years to return back their investment.
Therefore, this is a very profitable venture since the return is very quick.

Architectural fees.
Consultancy fees are as per CAP 525 of the laws of Kenya as described here.

Potential Tenants.
Along Thika road, bedsitters are rented by Kenyatta University and Jomo Kenyatta University JKUKAT students who share the bedsitter two students per room. Also, a large number of single working class young adults working in Nairobi are potential tenants.

Francis Gichuhi Kamau, Architect.

Francis Gichuhi (692 Posts)

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


  12 comments for “Construction of bedsitters on a 40 x 60 ft plot at Membley

  1. muriithi
    December 24, 2014 at 10:03 am

    hi good work here..can i get designs for a flat on a 40 by 60 land, one bedrooms and probably a bed sitter on each row?

  2. February 10, 2015 at 1:11 pm

    would like to know the measurements of each room inside one bedsitter for renting with only one bedroom.

  3. Esther
    August 21, 2016 at 1:45 pm

    Hi.Thinking of venturing on building low income houses for sale at kajiado mbirika.could you please advice?Have land available. Esther

  4. naftaly muchiri
    November 27, 2016 at 9:31 pm

    it’s a job well done.advise me on the best plan for a bed seater that am plannining to construct very soon in tana-river Hola

  5. Chris
    February 1, 2017 at 9:33 am

    Hi, i have one acre in kikuyu and I’m looking to build bedsitters, how many can i fit in the plot? Was wondering if 10 bedsitters per floor is possible?

  6. lucy
    February 28, 2017 at 3:28 pm

    great advice how many bedsitters can fit on 40×80 plot in thika heights area near leather company for rent and cost of constuction of three floors on the same

  7. June 6, 2017 at 10:37 pm

    Hi, i need to construct à one bedroom (3) units and a bedsitter on one floor plot size is 30*60,kwa floor tano at Utawala. Can i get the best plan za kisasa

  8. evie
    June 17, 2017 at 1:12 pm

    Hi am Evie planning to construct bedsitters’ back home in embu near the Embu university can u kindly advise mi the best simple design pliz

  9. Joshua
    August 5, 2017 at 10:05 am

    Hello, do you undertake construction works in Mombasa.

  10. lucy
    September 26, 2017 at 11:08 am

    hi still waiting for your advice

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