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How much will your building cost to

construct in Kenya?
by Arch. Martin Tairo Maseghe |

28
JAN 2015

posted in: Blog | 67

How much will it cost me to put up this building?, is one of the most common questions i get during
the initial meetings with clients to discuss their brief and requirements in detail and also to agree on
the terms of service.
How much a building will cost to construct usually depends on very many factors like the type of
building, its location, specification of materials, wall to floor ratio, floor to ceiling heights, site
topography, types of joinery and fittings, and quality of electrical and mechanical installations. The
other major factor, of course, is the size (area) of space to be built up.
The easiest way to roughly estimate how much your building will cost is by consulting someone else
who has recently built something like what you would want to put up in both size and quality. Its
easy to strike such a coincidence in housing projects since they are all similar in size, space provision
and finishes. For other types of buildings however, it is difficult to get someone with exactly the same
as what you may want.
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For such, the Institute of Quantity Surveyors of Kenya has developed some guidelines for the major
towns, picked up recently completed projects, measured their sizes in square metres and established
their actual construction costs. They then calculated the rate of construction per square metre which,
if multiplied by the desired size of project, would give a fairly accurate indication of the estimated
construction costs. This cost is inclusive from foundation to finishes but generally exclude site works
which may vary greatly even in projects that are similar in space provisions.
The rates are for Mombasa, Nairobi and Kisumu and would generally cover nearby surrounding areas.
The could be slightly higher in more remote areas. They have also been specified for exactly what kind
of building types they are, as the costs differ.
What you need to do is establish how big your building would be in square metres, then multiply that
by the rate given.
Again, it is important to consult professionals to guide you on all these matters. This is just a
guideline and should be taken just as that. We shall therefore not be responsible for any errors or
losses and damage arising from reliance on this information without having directly contacted any
professionals.

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cost to construct

67 Responses
Janet

January 28, 2015 | R e ply

Insightful. Thank you.

Arch. Martin Tairo Maseghe

January 29, 2015 | R e ply

You are most welcome Janet.

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Jackline

Fe bruary 2, 2015 | R e ply

What of 2 br bungalow in a rural area (80Sq metres)

Arch. Martin Tairo Maseghe

Fe bruary 2, 2015 | R e ply

Jackline, it will be important to know exactly where that rural area is. That would
however fall in the Low Cost Low Rise category which ranges between Kshs
29,000 to Kshs 32,000 per square metre. You are looking at spending Ksh 2.56
Million.

John

Fe bruary 2, 2015 | R e ply

Interesting Thanks for this

Okello Omondi

Fe bruary 2, 2015 | R e ply

This is a brilliant and wonderful article to preserve in my files and use it during such times that am
now ready to put up a wonderful house for my lovely wife and kids. May God bless the works of
your hands sir

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Nicholas Patel

Fe bruary 3, 2015 | R e ply

These are good indications. But you need to factor in your personal cost. Your monthly income
divided by hours worked. Then count your site visits from the time you leave for the site till you get
back.And dont forget to keep a tab on the Mpesa transactions for each time the fundi says
something is short

Amos

Fe bruary 3, 2015 | R e ply

Heyhow much will you charge to draw a 3 bedroom house design? plus costing.

Bonface Kiambi

Fe bruary 3, 2015 | R e ply

I particular like the photo caption of the bungalow in this story. Kindly share the full photos with me
perhaps I may consult you further on the same, because I am considering putting up something
similar in my rural home. Thank you.

CALEB OTIENO

Fe bruary 3, 2015 | R e ply

this information is coming at the right time when am planning to put up a house for my familly.i have

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been weighing the option of semi permanent house then do arough cast or constructing a
permanent house in my rural home vihiga county.which way should be cost effective considering a
budget of 150,000/=

Nelson

Fe bruary 3, 2015 | R e ply

Im planning to put a slub on my massionate. Measurement ( 22 * 28 ) Feet. Please give an estimate

coz im almost being retrenched and i want to finish my house and move in

Alex

Fe bruary 3, 2015 | R e ply

what of doing a small scale shopping centre on a quarter an acre plot?

kariuki Kiragu

Fe bruary 3, 2015 | R e ply

This is good work. However, I thought the larger buildings work with volumes?

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

You are correct.

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Simon Otwo

Fe bruary 5, 2015 | R e ply

I need the same has that

Dominic

Fe bruary 5, 2015 | R e ply

Is it possible you give us an insight on EPS panels and if there are any cost savings on them

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

SIPs would generally be more expensive than conventional walling materials. You
may save more on time than costs.

Gerishon

Fe bruary 5, 2015 | R e ply

Hi, good piece of information. Kindly let me know if the area is calculated floor to floor or its just the

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ground floor!

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

Floor to floor.

Coyie

Fe bruary 5, 2015 | R e ply

Amazing. I have been looking for such a guidance for a while. I know I was meant to consult with
the professionals but I was stuck on where do I begin? Im now armed with key things to start up
the conversations with them. Next step is now set up meetings with the professionals. Thank you.

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

You are most welcome.

zak

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zak

Fe bruary 5, 2015 | R e ply

How much will it cost in getting 3bedroom house plan for upcountry? Just like the design in your
profile?

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

See mail.

rodah muasa.

Fe bruary 6, 2015 | R e ply

how much cost for yhe same house u posted?

stephen

Fe bruary 6, 2015 | R e ply

i want to construct a 4bedroom house at Isinya Kajiado on a 1l8 piece of plot, could you advise me
on foundation and design,

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Wycliffe Chepkiyeng

Fe bruary 6, 2015 | R e ply

Does this mean the rate for constructing flats in Kilimani is the same as that in Kayole?

Arch. Martin Tairo Maseghe

Fe bruary 6, 2015 | R e ply

Wycliffe, of course no supplier will ask where you are building so that they adjust
prices of cement or steel accordingly. The costs are therefore the same. We can
discuss quality later.

KENNEDY

May 22, 2015 | R e ply

hi, how much would it cost to build one bedroom houses(150

units) on a 3 plots (@one eighth)
regards

Wycliffe Chepkiyeng

Fe bruary 6, 2015 | R e ply

I think the quality of finishes and fixtures should be one of the main factor to
consider while coming up with these rates. By doing so a detailed list of prices per
location will show a lot of variation even in Nairobi zones alone. I would imagine

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someone who wants to rent or buy a flat in Westlands, Kilimani and other high
end estates would expect in terms of quality as opposed to a person who
specifically goes Eastlands to get home.

Arch. Martin Tairo Maseghe

March 10, 2015 | R e ply

Wycleff, if you check the schedule, it has been clearly indicated

the rates for high class residential and low cost residential. This
would ideally cater for the expectations you have noted above,
with regards to quality of finishes expected of houses in high end
areas as opposed to those in low cost zones. But, cement, steel,
etc, remains the same no matter the location within the city.

KJ

Fe bruary 6, 2015 | R e ply

A good article it is..How much can it cost for a 3 bedroom house like the one on your profile in
Thika?
Thank you

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Great piece. I'm sold

Fe bruary 6, 2015 | R e ply

Please email me.

Hellen

Fe bruary 7, 2015 | R e ply

Hi. Thanks for the piece of advice above. I have a dream of putting up a three bedroom house on
my quarter but I dont know how to go about it. Could you kindly advice me on how to go about it
and is it true interlocking blocks reduces cost? Please explain to me how through my email. Thanks
and thumbs up.

Stella

Fe bruary 10, 2015 | R e ply

I am interested in building a 4 bedroom maisonette this year 2 of the rooms will be ensuite, in
Nyeri, near Naru moro town. How much will this cost me please.
Stella

Met

Fe bruary 17, 2015 | R e ply

Quite costly than i thought, i need a low budget house

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Izaac

March 10, 2015 | R e ply

Martin, I wonder how the style of roofing for the Maisonettes Development in Kitengela project if
it would be ideal in wet climatic area? If Not, how could it be modified?
I am am exploring putting up town home style of housing on a 3/4 acre plot in Vihiga, and the
Kitengela design is close to what I have in mind granted I have not looked further. What would this
project roughly cost in Vihiga/western Kenya?
Please drop me a note, I look to break ground within 15 months due to current lease on the plot.
Thank you, excellent civil enlightenment good job.

Arch. Martin Tairo Maseghe

March 10, 2015 | R e ply

Izaac, we can detail that roof to suit the climatic zone you are talking about. Let us
be in touch via email to discuss further.

Izaac

March 11, 2015 | R e ply

Thank you, my other question which would be beneficial to public consumption is, do you have any
links with prospective processional constructor(s), I mean one(s) who would do the project start to
finish with their own material and just hand over keys as per agreement (have seen and liked your
piece on use or not to use contractor article)? The premise of project is as I mentioned earlier rental

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town homes.
I appreciate your works, hopefully will do business in comings days.
Again thank you.

Mwanzia

March 11, 2015 | R e ply

hallo, plz advise on the cost of a 2 bedroomed house at my salama ukambani rural home. i jst
want a low cost yet standard house

Thomas Mwaengo

March 23, 2015 | R e ply

Very insightful. Keep up!

cindi

April 1, 2015 | R e ply

Hi
are those cost inclusive or exclusive of building materials?

Odera
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April 5, 2015 | R e ply

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Sir, I would like to put up a 4 bedroom massionet house in Kisumu from AUgust thus year. I need an
architect to work with. Please drop me a mail if we can work together on this project.

Kennedy Odera

April 5, 2015 | R e ply

Sir, I would like to put up a 4 bedroom massionet house on top of Riat hills in Kisumu from August
this year. I need an architect to work with. Please drop me a mail if we can work together on this
project.

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

We can work together.

WAMBUA

April 8, 2015 | R e ply

OOOOOOMEN thanx ,very nice summary

ngigi
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April 12, 2015 | R e ply

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Thanks alot for the informatio,however kindly advice,what is the cost per square foot of building a
MEDIUM class single unit maisonette in Nakuru for example?

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

All these are detailed in the table. Please read again.

Naomi Kamau

April 13, 2015 | R e ply

Nyc ..pliz help how much will cost me to build 3bedroo

m house in kiambu

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

120 square metres, at least sh 3.6 Million

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Jackie

April 15, 2015 | R e ply

I am looking at putting up a temporary two bedroomed structure before i start building my main
house in Kitengela. Budget of around 200k for the temp. is it a possibility? what would you advice?
how much to draw a plan for both the temp and the permanent 4 bedroomed house?

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

Temporary mabati structure its possible. Call us on 0722387110 for the other
queries.

enock

April 20, 2015 | R e ply

Hi sir, I have bought a 100*100 plot at thika want to set up a 6storey building estimating 30units.
Am am estimating 16million in which i want to start up to end. Is my estimation ok? Pls help

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

What size per unit?

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Mark

April 21, 2015 | R e ply

Hi,
Need your services in designing bedsitters on a 40ft by 80ft in Utawala. Please let me know the
costings.
Regards, Mark

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

Call using the numbers provided. We shall work tohether.

LILIAN WARUTA

April 27, 2015 | R e ply

How much would a maisonette in Nairobi (65m square) costs.

Arch. Martin Tairo Maseghe

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May 20, 2015 | R e ply

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At least sh 2 Million

Ann Motopi

May 15, 2015 | R e ply

Hi there,
Thank you for the document. I would like to understand the range of costs for shopping centres in
Kenya & eactly what is the market standard in terms of what is offered to tenants. Would tenants
be expected to carry the total cost of the tenant installation or would a portion of the cost be for
the developers cost?

Paul

May 19, 2015 | R e ply

The table given specifically for maisonettes .. does the formula cover only one floor or for the
entire unit..eg a 58sq meter one.is it 58*41000*2 or just 58*41000

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

For entire unit. 58 sqm of ground and 58 sqm for first floor.

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Paul

May 20, 2015 | R e ply

Thank you.

Eddah

May 20, 2015 | R e ply

Really need to put up some permanent 2 bedroom house for my mum in Kiambu. Roughly how
much? Would 200k manage to put up this? Just an average sizes of houses.

Arch. Martin Tairo Maseghe

May 20, 2015 | R e ply

May not be possible. A very small and squeezed 2 bedroom house will be at least
50 square metres. Multiply by whatever rate and see.

Esther Wambui
I have just stumbled on what i have been seeking for so long..
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May 20, 2015 | R e ply

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Thank you my understanding is clear.

Thanks for shelter afrique

Timo

May 24, 2015 | R e ply

Drop your email please. We can work on something together

Nelly Njeri

May 26, 2015 | R e ply

Thank you for sharing. Very insightful. Am planning to put up a 5bed unit at uplands, with mostly
timber at viewpoint area. 1 storey. I need experts who deal with wood. 100sqm. Whats my cost
estimate?

Martin

June 4, 2015 | R e ply

Arch Martin (my name sake) thanks for the good work. I didnt get it right. if my house is 202 Sq
Metres ground floor and 202 Sq metres first floor, do I multiply the estimated cost of say building a
mansionette by 202 Sq metres or 404 Sq metres?

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