Guesthouse for Sale in Bombolulu, Kisauni | 2025 Listings

Discover prime guesthouse properties for sale in Bombolulu, Kisauni - Mombasa's emerging hospitality hotspot. These turnkey commercial investments offer excellent ROI potential with room rates averaging Ksh 4,000-12,000/night. Properties range from 8-20 bedrooms with beach proximity and established clientele.

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For Sale 22 Stalls Building Bombolulu.
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Selling
  • Commercial Property...
  • KES 28,000,000
For Sale 22 Stalls Building Bombolulu.

Bombolulu, Kisauni


Guesthouse Commercial Property for Sale in Bombolulu

Bombolulu in Kisauni offers exceptional hospitality investment opportunities, with guesthouses being particularly sought-after due to the area's growing tourism appeal. These properties combine residential comfort with commercial viability, catering to both domestic and international visitors.

About Bombolulu's Hospitality Market

This coastal neighborhood benefits from:

  • Proximity to Bamburi Beach (3km) and Nyali (5km)
  • Growing mid-range tourism demand
  • Established transport routes to Moi International Airport
  • Mix of leisure and business travelers

Available Guesthouse Properties

Property TypeSizePrice RangeROI Potential
Standard Guesthouse8-12 bedroomsKsh 18M - 35M12-18% annually
Boutique Guesthouse6-10 bedroomsKsh 25M - 45M15-22% annually
Convertible Family Home5-7 bedroomsKsh 12M - 20M10-15% annually

Key Features of Bombolulu Guesthouses

  • Security: Gated compounds with 24/7 watchmen common
  • Amenities: Most include swimming pools and dining areas
  • Titles: Predominantly freehold with clean documentation
  • Staff: Often come with trained hospitality teams

Investment Benefits

The Bombolulu guesthouse market offers:

  • Year-Round Demand: Steady occupancy from European winter visitors (Oct-Mar) and domestic tourists (school holidays)
  • Value-Add Potential: Many properties can be upgraded to boutique hotels
  • Strategic Location: Near Bombolulu Workshops cultural attraction and shopping centers
Have Questions?

Frequently Asked Questions

Well-managed guesthouses maintain 65-80% annual occupancy, peaking at 95% during high season (December-February). Newer properties typically achieve 50-60% occupancy in their first year.

Yes, you'll need a Tourism Regulatory Authority (TRA) license (Ksh 15,000-50,000 annually), county health certificate, fire safety clearance, and public liability insurance. We can connect you with local consultants who handle these processes.

Expect monthly costs of Ksh 150,000-400,000 covering staff salaries (4-8 employees), utilities (Ksh 30,000-80,000), maintenance, and marketing. Most properties generate gross monthly revenues of Ksh 400,000-1.2 million depending on size and positioning.

Bombolulu offers better value than Nyali or Bamburi (30-40% lower property prices) while still being close to beaches. The area attracts more budget-conscious travelers and long-stay guests compared to premium beachfront locations.

Yes, many homes in Bombolulu can be converted after obtaining change-of-use approval from Mombasa County. Conversion costs average Ksh 1.5-3 million for necessary modifications like additional bathrooms, reception areas, and fire exits.
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