How much does it cost to build the Urban 3-bedroom butterfly-roof bungalow with SQ in Kenya?

About KES 4.9M in Kiambu to KES 5.2M in Kisumu, house and plot works, at a standard finish on JengaCost's 2026 rates. The house alone is KES 3.9M to KES 4.2M. 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 166 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.

Urban 3-bedroom butterfly-roof bungalow with SQ

The bungalow the urban edge is building now, on a budget: a butterfly roof in mabati falling to one valley gutter, a skillion carport, and a staff quarter inside the house but reached only from the service side.

Floor plan

The rooms

Bathroom: 4.0 m²
Bedroom 2: 11.4 m²
Bedroom 3: 11.4 m²
Corridor: 12.7 m²
Entrance hall: 9.0 m²
Kitchen: 14.3 m²
Living/Dining: 35.0 m²
Master bedroom: 15.8 m²
Master ensuite: 4.0 m²
Pantry: 2.9 m²
SQ room: 10.6 m²
SQ shower: 4.3 m²
Service lobby: 6.7 m²

To build, house and plot works

KES 4.9M–KES 5.2M

Standard finish, 2026 rates, across five counties

Open in 3D and price it for your county

Compare Cost to own

At a glance

Bedrooms: 3
Bathrooms: 2
Storeys: 1
Floor area: 141 m²
Roofed footprint: 166 m²
Plot: 464 m²
Roof: butterfly, mono rear

What it costs, by county

County	House	Plot works	Total
Nairobi	KES 4.0M	KES 1.0M	KES 5.0M
Kiambu	KES 3.9M	KES 1.0M	KES 4.9M
Nakuru	KES 4.1M	KES 1.0M	KES 5.0M
Mombasa	KES 4.1M	KES 1.0M	KES 5.1M
Kisumu	KES 4.2M	KES 1.0M	KES 5.2M

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 718,585
Walling	KES 691,600
Roofing	KES 628,625
Doors & windows	KES 334,200
Finishes	KES 886,302
Services	KES 439,200
Attached elements	KES 7,600
Approvals, levies & transport	KES 269,075

Over 30 years

Repaints and replacements add about KES 588,617 in today's prices, on a build of KES 4,955,127. See what falls due when.

Questions about this house

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