How much does it cost to build the Starter 2-bedroom with butterfly roof in Kenya?

About KES 3.0M in Kiambu to KES 3.2M in Kisumu, house and plot works, at a standard finish on JengaCost's 2026 rates. The house alone is KES 2.1M to KES 2.2M. A budget estimate, not a quotation.

How big a plot does it need?

It is drawn on a plot of 464 m², with a roofed footprint of 85 m². Check the ground coverage your county allows for your plot.

Can I change the design?

Yes. In the JengaCost explorer you can change the finish, the roof form, the style and the plot works, and see the price change line by line before you save a full bill of quantities.

Starter 2-bedroom with butterfly roof

The straightforward first build under a contemporary V roof: two shallow mabati slopes to one valley gutter, a skillion carport, living on one side and two bedrooms off a spine corridor on the other.

Floor plan

The rooms

Bathroom: 5.4 m²
Bedroom 1: 10.3 m²
Bedroom 2: 10.3 m²
Corridor: 6.5 m²
Kitchen: 13.8 m²
Lounge/Dining: 22.9 m²

To build, house and plot works

KES 3.0M–KES 3.2M

Standard finish, 2026 rates, across five counties

Open in 3D and price it for your county

Compare Cost to own

At a glance

Bedrooms: 2
Bathrooms: 1
Storeys: 1
Floor area: 68 m²
Roofed footprint: 85 m²
Plot: 464 m²
Roof: butterfly

What it costs, by county

County	House	Plot works	Total
Nairobi	KES 2.1M	KES 1.0M	KES 3.1M
Kiambu	KES 2.1M	KES 1.0M	KES 3.0M
Nakuru	KES 2.1M	KES 1.0M	KES 3.1M
Mombasa	KES 2.2M	KES 1.0M	KES 3.1M
Kisumu	KES 2.2M	KES 1.0M	KES 3.2M

Standard finish. Plot works: boundary wall, gate, driveway, septic tank and the rest drawn on the plot. Budget estimates, not quotations.

Where the money goes (Nairobi)

Preliminaries & substructure	KES 369,015
Walling	KES 329,710
Roofing	KES 330,595
Doors & windows	KES 224,800
Finishes	KES 425,568
Services	KES 260,400
Attached elements	KES 7,600
Approvals, levies & transport	KES 148,166

Over 30 years

Repaints and replacements add about KES 300,353 in today's prices, on a build of KES 3,060,442. See what falls due when.

Questions about this house

Similar houses

14-storey apartment tower

52 bed · 3,992 m²

Twin 17-storey towers with pool on an acre

128 bed · 9,661 m²

2-bedroom A-frame cottage

2 bed · 65 m²

8-flat apartment block on a quarter acre

16 bed · 833 m²

Concept designs for budgeting. County approval needs drawings from a registered architect and structural engineer.