The cost of building a house in Kenya is 30,000 shillings to 60,000 shillings per square meter on average. If your house is simple, it shall cost not more than 40,000 per square meter to construct, however, a complex house shall cost 60,000 shillings or more. To calculate the exact cost, consider the factors we mention in this guide.
Construction projects vary depending on a number of factors, one of the main factors is the location of the site of construction. Below, we give a breakdown to help you estimate how much it shall take you to build your 1,2,3,4,5,6 bedroom house. You can also view how much it shall cost you to install solar power for your house here.
1. Cost Of Building A One-Bedroom In House In Kenya
The cost of building a one-bedroom house in Kenya is 300,000 to 700,000 shillings on average. However, the custom price of building the one-bedroom house you are planning to build shall depend on a lot of factors that are custom to your 1 bedroom house plan, design, and planned place of construction.
Building a one-bedroom house in rural Kenya for instance shall cost less budget compared to constructing a one-bedroom house in Nairobi, Mombasa, Kisumu, and other big towns and cities in Kenya.
A Breakdown Of The Cost Of Building A 1-Bedroom
- Roofing – Roofing a 1 bedroom house in Kenya shall cost 500 to 3,500 shillings depending on the type of roof and the roofing materials used.
- Foundation – A one-bedroom house foundation shall cost between 50,000 to 200,000 shillings in Kenya depending on the materials you use and the type of foundation you build.
- Walls – Walls shall cost 400 shillings per square meter for plastering cement and about 500 to 600 shillings for laying blacks. Expect a 1 bedroom house foundation to cost between 900 to 1,500 shillings per square meter.
- Floor – The cost of flooring your 1 bedroom house in Kenya shall vary depending on the materials you use and the design of your floor. For a tiled floor, tiles shall cost you 700 to 3,500 shillings per square meter.
- Ceiling – The ceiling of your 1-bedroom house in Kenya costs 500 to 3,500 shillings per square meter. The cheapest ceiling is a PVC ceiling which shall cost 2,500 shillings per 11 meters, gypsum ceiling is costly from 2,500 to 3,500 per square meter.
- Plumbing – Other than the price of pipes and fittings which we covered earlier, the cost of plumbing labor in Kenya is between 500 to 700 shillings per individual.
- Septic tank – You shall need a septic tank for your 1 bedroom house. Buying materials and building a septic tank in Kenya costs 140,000 to 200,000 shillings in Kenya.
- Finishing – Finishing a 1 bedroom house in Kenya can be overlooked or undervalued, but it’s a costly part when building a house. Finishing a 1 bedroom house in Kenya costs 30,000 to 60,000 shillings in Kenya.
2. Cost Of Building A 2 Bedroom House In Kenya
The cost of building a two-bedroom house in Kenya is 400,000 shillings to 5 million on average. However, the custom cost of building your 2-bedroom house shall vary depending on the preferences and choices that you have in person.
- The cost of building a 2 bedroom in rural Kenya is 400 – 800,000 shillings
- The cost of building a 2-bedroom house in urban Kenya is 2.1 to 5 million shillings
- Building a 2-bedroom house shall cost 25,000 to 50,000 shillings per square meter
If you already have land where you plan to set the site for constructing your 2-bedroom house in Kenya, the cost shall be lower than when you plan to buy the land. The design, your plan, professionals, materials, attachments, and other factors shall either reduce or hike the total cost of building your 2-bedroom house in Kenya.
In case you are planning to build your 2 bedroom house on a budget, we advise that you focus on the basics and cut out secondary needs like hiring a professional interior designer and painter, and opt for quality but non-complex building materials which are cheaper. Below is a breakdown of the cost of building your 2-bedroom house in Kenya.
2 Bedroom House Legal And Professional Costs
| Service | Cost |
| Architectural fees | 6% of the total building cost |
| Quantity Surveying fees | 3% of the total building cost |
| Engineering fees | 1.5% to 3% of the total building cost |
Cost Of Constructing A 2 Bedroom (Video)
3. Cost Of Building A 3 Bedroom House In Kenya
The cost of building a 3-bedroom house in Kenya is 600,000 to 2.5 million shillings on average. However, many factors that shall be in play when building your own house shall either raise or lower the total cost of construction. A simple three-bedroom shall cost you 600,000 shillings to build in rural areas while it shall cost up to 1 million shillings and above near urban areas. After this overview, we shall give you a clearer cost estimation for constructing a 3 bedroom.
You can choose to build a mabati 3 bedroom or a permanent one. A mabati house shall be the cheapest followed by a semi-permanent then permanent. By choosing a good design and finding a good foreman, a mabati or a semi-permanent house can be constructed and finished with an outstanding result while you save extra cash for customizations and stocking your new house. However, if you’re confident enough with cash then go for a fully permanent three-bedroom house which shall cost up to 4 million and above depending on the design and customizations.
The design of your 3 bedroom house, plan, fittings, natural Calamities, funding, materials, and many other factors shall add to or reduce the final cost of constructing your three-bedroom house in Kenya.
For instance, if you plan to build your three-bedroom house in a city like Nairobi, you should expect a high cost of construction compared to someone who is building a 3 bedroom in rural Kenya or in small towns like Machakos and Narok.
The construction cost of a 3-bedroom mansion in Kenya
A 3-bedroom mansion costs 60,000 shillings to construct in Kenya. This is on the higher end, however, if you need are running on a budget then cutting out some features and the size of your mansion can cost you as low as 35,000 shillings per square meter.
Average Cost Of Building A 3-Bedroom (Video)
4. Cost Of Building A 4 Bedroom House In Kenya
The cost of building a 4-bedroom house in Kenya is KSh 3.5 million on average. That said, the actual cost of building your custom 4-bedroom house shall cost more or less than 3.5 million shillings depending on factors like design, location, and more as outlined below.
A four-bedroom house shall cost you less money to build in Kenya if you plan to construct it in a rural setting compared to an urban setting. A complex 4 bedroom design shall cost you more to build compared to a simple design and plan.
As you notice, there are many factors to consider before you estimate the fine cost of building a 4 bedroom house. We shall discuss all the factors and give you a breakdown of the cost below;
A Breakdown Of The Cost Of Building A 4 Bedroom House In Kenya
- Construction of a four-bedroom house foundation shall cost an average of 700,000 shillings
- Roofing a four-bedroom house in Kenya costs between 500 to 3,600 shillings per square meter
- Expect to use 1 bag of cement for every 100 blocks laid while the concrete shall take 5 .5 bags per cubic meter.
- The price of windows for a 4 bedroom house in Kenya is between 3,500 to 15,00 shillings each while doors cost 10-15,000 shillings each.
4. Cost Of Building A 5 Bedroom House In Kenya
A 5-bedroom house shall cost 7.5 million on average. This is a general total cost of a standard 5-bedroom house in Kenya, however, the 5-bedroom you plan to build has its own specifications in terms of location, design, plan, fittings, professionals, and so forth.
To help you narrow down this general cost to the cost of building your custom 5-bedroom house in Kenya, go through the below guide and calculate your custom cost of building a 5-bedroom house in both rural and urban Kenya.
How long shall it take to build a 5-bedroom in Kenya?
It shall take you 4 to 18 months or more to build a 5 bedroom. The time it takes to construct a house depends on the plans you have, for instance, some people prefer to build their house bit by bit to spread the cost across a long time while others prefer to build their house within the shortest period possible. Building a house is an expensive investment and without enough planning and capital, you might end up stuck.
Building a house bit by bit is advisable as it shall allow you time to acquire the capital needed. You can for instance buy building materials bit by bit, then prepare and start the construction at a pace that shall be convenient for your pocket.
How to cheaply build a 5 bedroom
To reduce the costs of building a 5-bedroom house in Kenya, you should cut the costs of materials and labor. For instance, you can have your own bricks made instead of buying ready-made ones, going for sand and ballast at the source shall save you the cost rather than getting a delivery from a broker. In case you have access to trees, you can make your own timber rather than buy from retailers.
You should also consider going for a simple 5-bedroom house plan with few costly finishes and features. Buying construction materials at wholesale price is advisable. You can check for affordable building materials, compare prices and connect with the best seller in your location at Estatecentre.co.ke
Cost Of Building A 5 Bedroom House In Kenya (Video)
6. This Is The Cost Of Building A 6 Bedroom House In Kenya
Building a 6-bedroom house in Kenya costs 60,000 to 80,000 per square meter on average. That said, the average cost of a standard 6 bedroom quoted above shall not apply to your personal planned project. Your six-bedroom house shall cost more or less than 70,000 shillings per square meter to build taking into account your specific custom needs and plan for the house.
There are many factors in play when it comes to building a house in Kenya. These factors shall either lower or increase the total cost of building your 6-bedroom house in Kenya. A six-bedroom house is a heavy construction project considering a large amount of input in terms of materials, land, and labor needed.
Depending on the design, style, size, labor, location, and many other factors, the total cost of construction might go high or low from our quoted figure above. Let us explore these factors and variations in detail to help you come up with a fine personal cost for building your 6-bedroom house in Kenya.
A Breakdown Of Costs Of Constructing In Kenya
To better estimate the cost of building your house in Kenya, we shall break down each step and part as listed below:
- Cost of land
- House plans and designs costs
- Cost of materials for building in Kenya
- Cost of labor
- Legal costs
- Micelenious costs
Cost Of Land For Building A House In Kenya
Land comes first when you want to build a house. The size and location of the land shall depend on the house you want to build. In case you already have land for building your house, skip to the next part.
Before we go to the average cost of land in Kenya, below are factors that shall determine the average cost of land in Kenya:
- The location of land determines its cost. Land in the city or in a commercial center shall be sold at higher prices than land in a rural location. In case you are planning to build a commercial house, then go for land in or near a town or city, however, if you want a residential house then choose a place distant from commercial areas to reduce the cost of land.
- The size of land – This is common knowledge, the larger the piece of land the higher the price.
- Infrastructure and social amenities available in the area where you want to buy land shall determine the cost. For instance, a house that is close to the main road, near a school, hospital, and water, power, and internet supply shall cost higher than a house in a remote place far from basic social amenities.
So, what is the price of land in Kenya?
The price of land in Kenya is 300,000 shillings to 50,0000,000 per acre as broken down below.
| Place | Size | Price |
| Rural Kenya | 1 acre | 300,000 to 5 Million shillings |
| Rural Kenya | Plot | 150,000 to 300,000 shillings |
| Urban Kenya | 1 acre | 60,000,000 to 500,000,000 |
| Nairobi | 1 acre | 250,000,000 on average shillings |
| Urban Kenya | plot | 300,000 to 10,000,000 shillings |
Price of building materials in Kenya
After getting the ideal plan and design for your house, the next thing to consider is the materials for building the house. Below are the materials for building a house in Kenya cost breakdown.
| Material | Price |
| Cement | 650 shillings per 50kg bag See cement prices in kenya |
| Sand | 1,700 shillings per tonne Learn more here. |
| Ballast | 1,500 shillings per tonne. The cost varies as explained here. |
| Blocks or bricks | 15 to 60 shillings per piece. More block prices. |
| Tiles | 1,000 to 4500 shillings per square meter More tile prices here |
| Sinks | 2,500 shillings – 16,000. Learn more about sink prices here |
| Pipes and fittings | 32mm PPR pipe for plumbing – 95 shillings per meter PPR plumbing pipe fittings 10 shillings per piece Electrical conduit pipes – 90 shillings per meter Pvc Waste Pipe 6m 4inch – 1,950 shillings |
| Toilet & Shower | Toilet seat – 7,000 to 17,000 shillings Shower head – 800 to 2,000 shillings Open to see toilet prices in Kenya. |
| Windows | steel windows 3,500 to 16,000 shillings. See more. |
| Doors | steel doors – 15,000 to 40,000 shillings. Vier more. |
| Timber | 30 shillings per foot as outlined in this post. |
| Steel bars | BRC steel mesh 20,000 shillings Steel bars 440 to 4,950 shillings. Learn more here. |
| Ceiling | View ceiling costs here |
| Iron sheets | 500 to 3500 shillings Find more iron sheet prices here |
| Tanks | 6,000 to 17,000 shillings on average for plastic tanks. You can find more tank prices here. |
There are more building materials required to build your house in kenya. Go here to search and buy building materials at affordable prices online.
Cost Of Labour Of Building A House In Kenya
The cost of labor and specialists in rural Kenya is always cheaper compared to the high cost of labor for construction in towns and cities in Kenya. For instance, the cost of a mjengo fundi in urban Kenya ranges from 700-1200 shillings while a mjengo fundi in rural can cost as low as 500 shillings per day. Below is a breakdown of the cost of labor of building a house in Kenya.
- A structural engineer in Kenya charges 5% of the total cost of building the house.
- Contractor charges about 30% of the total cost of the building
- Fundi in Kenya charges 1,500 shillings per day
- Casual building site workers (mtu wa mkono) shall charge 500 to 700 shillings per day in Kenya
Factors That Determine The Cost Of Building A House In Kenya
Location Of Construction
When building a house in Kenya, the place where you plan to build your house is the main factor. Building a house in rural Kenya shall be cheaper compared to cost of building a house in urban Kenya. In urban Kenya, the cost of land is always skyrocketing compared to the cost of land in urban Kenya.
Most times, some basic building materials in Kenya vary depending on the place, rural places that have favorable climates have water available for free while towns and cities such as Nairobi force you to buy water for building your house thereby raising the total cost of construction.
Availability of building materials
The availability of building materials is another factor. The distance you shall have to transport these materials affects the total cost of building your house in both urban and rural Kenya. In urban Kenya, construction materials such as sand, bricks, timber, tiles, steel, windows, doors, and so forth are usually easily available and near the construction site compared to rural Kenya. Most rural homes in Kenya are built at the grassroots thereby forcing one to pay for considerably higher prices of transport of materials from the source to the site. Some prospective home builders have the luck to get some materials cheaply and easily available to them, for instance, the cost of sand for someone building a house in kitui, Machakos, and surrounding places shall be cheaper since sand is naturally occurring in the area.
Type & Design Of Your House
The type of house you plan to build affects the total cost it shall incur for you to start and finish building your house complex house designs shall obviously require more sophisticated professions and materials compared to simple designs thereby raising the cost of building the house. If you are running on a budget, it is advisable that you consider choosing a simple but sufficient house design to decrease the number and experience of specialists needed and the materials too. Some house designs in Kenya can comfortably be handled and supervised from the start to the end by a foreman while others shall need close monitoring and the presence of an experienced professional engineer and architect, therefore, raising the cost of building your dream house. Check out some cheap and common house designs in Kenya that shall cut the cost of building your house.
FAQs About Cost Of Construction In Kenya
This shall depend on the type of house you are building and its size. A mabati house in Kenya shall cost less per square meter compared to a block house. Likewise, the number of rooms your house shall have determines the cost, the more rooms the higher the cost. A simple 1 bedroom mabati house in Kenya costs 200,000 shillings or less to build while a cheap 1 bedroom permanent house shall cost 300,000 on the lower end.
To build a house cheaply in Kenya, you need to cut the extra materials needed to build complex extra parts. As guided in the article above, making your own bricks and timber, and going for materials like sand and ballast at the source shall be cheaper than buying from brokers. You can only build a house cheaply in Kenya by going simple on the design and size.
Building a house is cheaper than buying it as long as you keep it simple. Buying a house means the owner or agent that is selling the house is planning to make a profit from the sale, still an already built house makes the land developed and therefore more expensive compared to building a house on vacant land from scratch.
One bedsitter in Kenya shall cost up to 400,000 shillings to build, the cost can be less or more depending on the type.
The cost of building a 1 bedroom house in rural Kenya is 400 to 700,000 shillings. In rural areas of Kenya, building a 1 bedroom house can be made cheaper by using cheaply available materials such as timber, and sand and you can even hire people to make your bricks locally.
A 2-bedroom house in Kenya shall need an average of 10 bags per square meter to build.
A two-bedroom house in Kenya costs between 400,000 shillings to 5 million shillings depending on the place and design of the two-bedroom you need to build.
To get the number of iron sheets needed to build a two-bedroom house in Kenya, divide the total square feet of your roof by the square feet of each iron sheet.
Roofing a two-bedroom house in Kenya costs 50,000 shillings to 80,000 shillings on average. The cost of roofing your two-bedroom shall depend on factors like the type and design of the roof and the roofing materials you choose. Find out more about the cost of roofing.
In Kenya building, a 4-bedroom house costs 3 million to 7 million shillings on average.
Building a four-bedroom shall take 3 to 16 months to complete. The time shall depend on the design and your preparedness in terms of the budget for construction.
The cost of construction in rural Kenya is cheaper, with 2.5 to 3.5 million shillings you can build a standard house.