The Nairobi houses-for-sale market in 2026
Nairobi is the largest single residential resale market in Kenya. Across the county there are currently 135 active houses for sale on Jumuika, with prices spanning KES 4.7M — KES 195M. The median asking price is KES 12,500,000, sitting between heavy mid-market apartment inventory in Kilimani, Kileleshwa and Lavington (median KES 15–25M) and the very-top-end villas in Karen, Runda and Muthaiga that pull the upper tail (average asking KES 115–135M).
The market splits cleanly into four buyer profiles: first-home apartment buyers (typical budget KES 8–18M, hunting in Kilimani, Kileleshwa, Parklands and Nairobi Central), upgrading family buyers (KES 25–60M, looking at townhouses in Lavington, Westlands, Kileleshwa and the leafier parts of Kasarani and Roysambu), standalone-house buyers (KES 60M and up, focused on Karen, Runda, Muthaiga, Kitisuru) and buy-to-let investors (KES 8–20M, prioritising rental yield — Kilimani, Kileleshwa and Westlands typically deliver 5–8% gross before costs).
Where supply concentrates today
Inventory is far more concentrated than it looks. Just four neighbourhoods account for roughly 55% of active listings: Lavington (216 listings, avg KES 48M), Kilimani (216 listings, avg KES 19M), Kileleshwa (185 listings, avg KES 22M) and Westlands (147 listings, avg KES 42M). Beyond that, Nairobi Central and Kasarani each carry around 50 listings; Runda and Karen sit around 42–44 but skew much higher in price (averages KES 115M and KES 134M respectively).
Mid-market apartments in Kilimani and Kileleshwa are the deepest, fastest-moving segment. High-end standalone homes in Karen, Runda and Muthaiga move slowly — typical days-on-market run 90–180 days for anything above KES 100M.
Typical asking prices by house type
| House type | Typical asking price | Where to look |
|---|
| 1-bedroom apartment | KES 4M – 12M | Kilimani, Nairobi Central, Parklands |
| 2-bedroom apartment | KES 8M – 25M | Kileleshwa, Lavington, Kilimani |
| 3-bedroom apartment / townhouse | KES 18M – 50M | Lavington, Westlands, Kileleshwa |
| 4-bedroom house | KES 40M – 150M | Karen, Runda, Lavington, Kitisuru |
| 5-bedroom villa | KES 70M – 400M | Karen, Runda, Muthaiga, Kitisuru |
What buying a Nairobi house actually costs
Headline price is rarely the full bill. Budget for the following on top of the asking price:
- Stamp duty: 4% of property value within Nairobi City County, 2% outside. On a KES 20M property that's KES 800,000.
- Legal fees: usually 1.5–2% of value, payable to your conveyancing advocate. Sliding-scale per the Law Society of Kenya Advocates' Remuneration Order.
- Land Registry fees: KES 500 search, plus registration fees (~KES 5,000 typical).
- Bank arrangement fee (if mortgaged): 1–2% of loan value, plus mortgage indemnity and valuation costs (~KES 50–80k).
- Service-charge top-up (apartments): 1–3 months prepayment to the management company.
Mortgage rates from Kenyan banks currently sit between 12.5% and 16.5% APR. Use the calculator below to model your monthly payment at different deposits and terms.
Financing a Nairobi home
Most banks lend up to 90% loan-to-value for residential properties, with a 25-year maximum term. Standard requirements: payslips or 12 months of bank statements, proof of address, a registered valuation, and a credit reference search. Self-employed buyers should expect tighter scrutiny — many banks require certified accounts for at least two years.
The Kenya Mortgage Refinance Company (KMRC) offers single-digit rates for qualifying first-time buyers below specified property-value thresholds — worth asking your bank whether a KMRC-backed product applies to your target purchase.
Commute, schools and lifestyle
Where you buy in Nairobi is largely a 10–20 year decision. The big infrastructure shifts to factor in: the Nairobi Expressway has roughly halved peak access from south Nairobi to the CBD/Westlands corridor; the Eastern and Northern Bypasses have made Ridgeways, Ruaka and Kamulu commutable; the BRT corridors (in progress) will firm Thika Road and Juja Road estates. Schools matter too — Karen, Lavington, Westlands and Kileleshwa cluster the international and top private schools, while Kasarani and Roysambu host strong public-school options.
Other parts of the country
If your budget stretches further outside Nairobi, see houses for sale in Kiambu (856 active listings, often 15–25% cheaper at the same spec) or houses for sale in Kajiado (546 listings, popular with Karen-adjacent buyers). For coastal relocations, see houses for sale in Mombasa and houses for sale in Kilifi.
Not ready to buy yet? Houses for rent in Nairobi shows the same neighbourhoods with rental pricing.
Inventory and prices on this page are pulled live from active listings. Data current as of June 2026.
