Cost of building a house in Kenya (2026)

Real, itemised figures — not guesses. Computed from the same county-adjusted rate library that prices actual JengaCost bills of quantities, and including the costs most estimates skip: county permits, the NCA levy, materials transport, and site water & power.

Indicative Nairobi-region baselines, each dated and carrying a low-to-high range. See the full price index for every rate behind these numbers — and how firm each one is.

All-in construction cost by house size (KES)
HouseSize Economy Standard Premium KES/m²*
1-Bedroom Bungalow 43.2 m² 1,182,162 1,458,752 1,909,294 33,767
2-Bedroom Bungalow 74.9 m² 1,679,605 2,062,353 2,689,347 27,535
3-Bedroom Bungalow 100.8 m² 2,176,321 2,673,750 3,490,277 26,525
*Standard finish, measured works + approvals, levies & transport. Excludes land, boundary wall, professional fees and contractor markups — create a free BOQ to add yours. Click a house type to see its full plan and itemised estimate.

What moves the number most

  1. Where you build. The same house costs ~2% more in Kisumu and up to ~25% more in remote northern counties than in Nairobi, driven mostly by materials haulage. JengaCost adjusts every rate to your county automatically.
  2. Finish level. Economy to premium moves the total by 25–40%; most of it is in tiling, ceilings, doors and paint — the finishes bill, not the structure.
  3. The forgotten costs. County plan approval, the NCA 0.5% levy, transport and temporary water & power add roughly 6–9% — the classic reason projects stall at roofing level.

County cost factors (vs Nairobi)

Indicative multipliers we apply until county-level price reports replace them.

Kiambu ×0.99 Nairobi ×1.00 Kajiado ×1.01 Machakos ×1.01 Murang'A ×1.02 Muranga ×1.02 Nakuru ×1.02 Naivasha ×1.02 Nyeri ×1.03 Kirinyaga ×1.03 Mombasa ×1.03 Embu ×1.04 Eldoret ×1.04 Uasin Gishu ×1.04 Nyandarua ×1.04 Nyahururu ×1.04 Kericho ×1.05 Kisumu ×1.05 Kilifi ×1.05 Nandi ×1.05 Trans Nzoia ×1.05 Kitale ×1.05 Meru ×1.06 Laikipia ×1.06 Nanyuki ×1.06 Bomet ×1.06 Kisii ×1.06 Kakamega ×1.06 Kwale ×1.06 Malindi ×1.06 Makueni ×1.06 Vihiga ×1.06 Bungoma ×1.07 Siaya ×1.07 Narok ×1.07 Busia ×1.08 Homa Bay ×1.08 Migori ×1.08 Taita ×1.08 Voi ×1.08 Tharaka ×1.08 Elgeyo ×1.08 Kitui ×1.09 Baringo ×1.10 Isiolo ×1.12 Lamu ×1.15 West Pokot ×1.15 Tana River ×1.15 Garissa ×1.18 Samburu ×1.18 Wajir ×1.25 Marsabit ×1.25 Turkana ×1.25 Lodwar ×1.25 Mandera ×1.28
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How these figures are made: indicative Nairobi-region materials, fundi and plant rates; composite work rates built up per element; a county multiplier for haulage and local supply; medians from real user BOQs shown once enough reports exist. Every rate carries its date and a low-to-high range — see the price index for how firm each one is.