Building your own home is a goal for many Kenyans. Done well, it gives you a home for less than buying one ready-built. Done badly, it can take years and cost far more than planned. The difference is usually in the planning, the approvals and the contractor.

What it costs

In 2026, construction around Nairobi costs very roughly:

  • Standard bungalow: around KES 55,000 per square metre.
  • Maisonette: around KES 60,000 per square metre.
  • Higher-end finishes: from KES 70,000 per square metre and well beyond.

So a simple 100 m² bungalow might cost around KES 5.5 million to build, excluding the land. Costs rise with the finish, the site (sloping or rocky ground costs more), and distance from suppliers. Treat these as rough starting points, and get a quantity surveyor’s estimate for your design.

Add 10 to 15% for contingencies, plus professional fees, approvals, utility connections, and a perimeter wall and gate.

The team

  • An architect - designs the house and prepares drawings for approval.
  • A structural engineer - designs the foundations and structure.
  • A quantity surveyor - prepares the bill of quantities, so you know what it should cost and can compare contractors’ quotes.
  • A contractor - registered with the National Construction Authority (NCA) in the right category for the size of your project.

Check that the architect and engineers are registered with their professional boards.

Approvals

  1. County building approval - submit the drawings to the county planning department. Nairobi and several neighbouring counties use an online system (e-DAMS). Single houses should take a few weeks if the plans are complete.
  2. NEMA - an environmental assessment for larger projects; many single homes need only a simpler process. Ask your architect.
  3. NCA - the project and contractor are registered with the National Construction Authority.
  4. Occupation certificate - from the county when the house is finished.

Building without approval risks fines and demolition, and makes it harder to get a mortgage, insurance or sell later.

Choosing a contractor

  • Get three quotes against the same bill of quantities.
  • Visit their past projects and speak to their clients.
  • Sign a written contract with the price, scope, timeline, stages and payments, and what happens if they are late.

Paying

  • Pay in stages against completed work: foundations, walling, roofing, finishes.
  • Have each stage inspected by your quantity surveyor or engineer before paying.
  • Buy key materials yourself if you can, and keep receipts.
  • Retain a small percentage until defects are fixed after completion.

Financing

Options include savings, a construction loan or mortgage, SACCO loans and staged building as money allows. See the loan repayment calculator and mortgage affordability calculator.

Building from abroad

See Building from abroad without being scammed.

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