How much does it cost to build a 3-bedroom house in Mombasa?

A standard-finish 3-bedroom bungalow of about 100.8 m² works out at roughly KES 2,754,721 in Mombasa on 2026 indicative rates, covering measured works, county approvals, the NCA levy and materials transport. Land, boundary wall, professional fees and contractor markup are separate.

Is building in Mombasa more expensive than Nairobi?

Building in Mombasa runs about 3% above Nairobi rates — coastal supply, cement nearby. That adjustment applies to materials and labour, not to statutory fees.

Cost of building a house in Mombasa (2026)

Building in Mombasa County costs roughly 3% more than Nairobi — coastal supply, cement nearby. The figures below are computed from that adjustment, not written by hand — they are what the app itself would quote for Mombasa.

Coast region · the 8th cheapest of Kenya's 47 counties to build in.

Build cost in Mombasa by house size (KES)

House	Size	Economy	Standard	Premium	vs Nairobi
1-Bedroom Bungalow	43.2 m²	1,217,330	1,502,635	1,967,263	+43,883
2-Bedroom Bungalow	74.9 m²	1,729,955	2,124,789	2,771,402	+62,436
3-Bedroom Bungalow	100.8 m²	2,241,578	2,754,721	3,596,797	+80,971

Standard finish, measured works plus county approvals, the NCA levy and materials transport. Excludes land, boundary wall, professional fees and contractor markup. Indicative 2026 rates — a budgeting range, not a quotation.

Why Mombasa differs from Nairobi

Baseline rates on this site are surveyed for the Nairobi region. Everywhere else moves with three things: how far materials have to be hauled, whether there is a quarry or cement plant within economic distance, and what fundis charge locally. In Mombasa those push the figure up by about 3% — coastal supply, cement nearby.

The adjustment applies to materials and labour. County approval fees and the NCA levy are statutory and do not move with distance, which is why the gap between Mombasa and Nairobi is smaller in percentage terms on a small house than a large one.

Price your own house in Mombasa

Set the bedrooms, bathrooms and specification and watch the figure move — in 3D, at Mombasa rates. No account needed.

Open the cost explorer See every rate behind these figures

Compare with nearby counties

Kilifi +2% Kwale +3% Taita-Taveta +5% Lamu +12% Tana River +12% Kirinyaga 0%

Percentages are against Mombasa, not Nairobi. All 47 counties →

Need drawings or a 3D visual for this project?

Ian Duncan Gichohi Waiguru — Graduate civil engineer · concept design, drafting, 3D visualisation & take-offs

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An independent service, advertised here. It did not prepare the figures on this page.