Understanding Construction Costs in Kenya
In 2025, the cost of building a house in Kenya continues to be influenced by several factors, including material prices, labour rates, location, and design choices. Whether you’re planning a simple home or a modern apartment, knowing the current construction costs helps you plan better and avoid budget surprises.
What Is the Average Cost of Construction per Square Metre?
In 2025, the average cost per square metre for residential construction in Kenya ranges between:
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KSh 30,000 to KSh 60,000 per m² (for middle-class homes)
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KSh 70,000+ per m² (for high-end homes)
These figures depend on the design, materials, finishes, and location (urban vs rural).
Breakdown of Construction Costs in Kenya
1. Building Materials Prices in Kenya 2025
Material costs make up nearly 60–70% of the construction budget. Approximate prices include:
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Cement (50kg bag): KSh 700 – 750
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Sand (per tonne): KSh 2,000 – 2,500
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Ballast (per tonne): KSh 2,200 – 2,800
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Steel bars (8mm–16mm): KSh 600 – 1,200 per bar
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Iron sheets (gauge 28): KSh 900 – 1,400
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Gypsum boards: KSh 800 – 1,200 per board
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Tiles (per m²): KSh 900 – 2,500 depending on design
2. Labour Costs in Kenya
Labour varies based on region, project size, and complexity:
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Fundis (skilled workers): KSh 1,000 – 1,500 per day
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General labourers: KSh 600 – 1,000 per day
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Plumbers/Electricians: KSh 1,500 – 2,500 per day
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Architectural & Engineering Fees: 4% – 7% of total construction cost
Cost of Building a House in Kenya
Example Budget for a 3-Bedroom House (100 m²)
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Low-cost build: 100 m² × KSh 30,000 = KSh 3,000,000
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Mid-range build: 100 m² × KSh 45,000 = KSh 4,500,000
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High-end finish: 100 m² × KSh 65,000 = KSh 6,500,000
Factors Affecting Construction Costs
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Location: Urban areas like Nairobi or Mombasa cost more than rural zones
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Soil condition: Poor soils increase foundation and structural costs
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Design complexity: Flat roofs, multiple levels, and custom finishes raise costs
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Inflation & supply chain disruptions: Prices of materials may fluctuate due to global or local economic conditions
Tips for Managing Your Construction Budget
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Always get a detailed Bill of Quantities (BoQ)
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Source materials in bulk where possible
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Use experienced professionals to avoid costly mistakes
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Register your project with NCA to stay compliant
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Track every stage of your build for transparency
Final Word
In 2025, construction costs in Kenya remain manageable with the right planning, professional guidance, and budgeting. Whether you’re building your dream home or investing in real estate, understanding the true cost structure helps you stay in control from start to finish.