Market prices
Property prices by area
Average sale prices per square metre by area, and how they have developed over time.
Kenya market outlook, first half of 2026
The big picture behind the prices: what is happening in Kenya's economy and housing market, summarised in plain language.
- +6.2%
- Prime residential sale prices in Nairobi, first half of 2026
- +0.7%
- Prime residential rents over the same period
- 4.6%
- Kenya's GDP growth in 2025 (4.4% forecast for 2026)
- ≈ KES 130
- Average exchange rate per US dollar since July 2024: the shilling has been stable
- 6.7%
- Inflation in June 2026, up from below 5% earlier, driven by energy prices
- 2.55 M
- Tourist arrivals in 2025, up 6.2%, supporting coastal and city rental demand
What is shaping the market
Limited supply of quality homes
A shortage of well-located houses, villas, townhouses and maisonettes keeps both prices and rents moving up in Nairobi's prime areas.
Gated communities and green space
Buyers and tenants increasingly prefer secure, gated developments, and will pay more for landscaped surroundings. Look for security, upkeep and green space when you compare properties.
Emerging locations
Master-planned areas such as Tilisi/Limuru and Tatu City are attracting developers and buyers who want an alternative to congested suburbs.
Apartments: buyers have room to negotiate
New apartment supply in Nairobi has outpaced demand in places, while demand continues from retirees, downsizers, expatriates and rental investors. Developers are also cautious: approved residential building plans fell about 10% in the first quarter of 2026.
The coast
Coastal hotels run at roughly 60% occupancy, the strongest in the country, and new branded residences are planned in Watamu and Diani Beach, a sign of investor confidence in the coast.
Rental income tax
Kenya's 2026 finance measures raised the residential rental income tax from 7.5% back to 10% of gross rent. Factor this into your expected yield and ask your advisor about your own tax position.
Easing interest rates
The central bank rate and bank lending rates have eased since their 2024 peaks, which supports financing. Inflation has edged up again, so rates may move.
Source: Knight Frank, Kenya Market Update H1 2026, summarised by East Africa Property. General market information, not investment advice. Figures for Nairobi's prime market do not apply to every area or property.
Latest averages by area
| Area | Property type | Price per m² | over 12 months |
|---|---|---|---|
| Diani Beach | Land (by plot size) | $69 per m² | – |
| Karen | Houses and villas | $1,542 per m² | – |
| Kileleshwa | Apartments | $921 per m² | – |
| Kilimani | Apartments | $921 per m² | – |
| Lavington | Houses and villas | $1,131 per m² | – |
| Malindi | Land (by plot size) | $36 per m² | – |
| Nanyuki | Land (by plot size) | $2 per m² | – |
| Nyali | Land (by plot size) | $218 per m² | – |
| Runda | Houses and villas | $1,542 per m² | – |
| Upper Hill | Apartments | $921 per m² | – |
| Watamu | Land (by plot size) | $67 per m² | – |
| Westlands | Apartments | $921 per m² | – |
Price development over time
Latest average · Land (by plot size)
$69 per m²
+79.1% since December 2020
Dec 2025: $69 per m²
Show data as a table
| Period | Price per m² | Source |
|---|---|---|
| Dec 2025 | $69 | HassConsult Coast Land Price Index Q4 2025, 35.98 mn KES/acre; 129 KES/USD |
| Dec 2020 | $38 | ≈ Derived: Q4 2025 value divided by the reported 79.1% growth since Q4 2020 (HassConsult Coast Land Price Index); 129 KES/USD |
Latest data point: December 2025 · Source: ‚âà Derived: Q4 2025 value divided by the reported 79.1% growth since Q4 2020 (HassConsult Coast Land Price Index); 129 KES/USD, HassConsult Coast Land Price Index Q4 2025, 35.98 mn KES/acre; 129 KES/USD
Asking prices on this site: $1,881 per m² on average across 1 listing.
Indicative averages compiled by East Africa Property from the sources shown. Individual properties can differ a lot. This is not a valuation or investment advice.
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