Clients ask us this every week: "What will it cost to build a three-bedroom in Kenya?" The honest answer is "it depends" — but we can be specific about what it depends on.
For a standard three-bedroom bungalow on a flat plot near a serviced area in 2026, the typical range is KSh 3.5M to KSh 7M for the build itself. Here is what moves that number.
What is included in the build cost
A full foundation-to-finish quote should cover: site preparation, foundation, superstructure (walls, slab if any), roofing, doors and windows, internal plastering, painting, basic floor finish, and basic electrical and plumbing rough-in plus fittings.
What usually is not included (and where surprises come from)
- The plot. Obviously, but worth saying.
- Architectural and structural drawings. Plan for KSh 80,000–250,000 depending on complexity.
- NCA permits and county approvals. KSh 30,000–150,000.
- Site services connections (water main, KPLC) — varies hugely by location.
- Boundary wall and gate — typically KSh 300,000–1,200,000 for a full perimeter.
- Landscaping and paving — KSh 150,000+ on top.
- High-end finishes. Wooden flooring, premium tiles, custom cabinetry, designer light fittings all swing the budget materially.
What drives the swing
Three factors do most of the work:
1. Finishes. Standard tile vs. imported porcelain is a 3–5x cost difference per square metre. The same is true for paint, fittings, and ironmongery.
2. Site access and ground conditions. A flat plot near a tarmac road is the cheap case. Sloped sites, poor soils, and remote locations add 10–25% just in logistics.
3. Variations during construction. Every "while we are at it, can we also..." costs more than doing it in the original scope.
How we quote
We give itemised, fixed quotes that separate materials from labour, and we hold the price for the agreed scope. If you want to walk through what a quote for your specific build would look like, message us on WhatsApp.