Average Cost of Building a 3 Bedroom House in Kenya

Average Cost of Building a 3 Bedroom House in Kenya

Average Cost of Building a 3 Bedroom House in Kenya

  Average Cost of Building a 3 Bedroom House in Kenya+ Cost Calculator

Renting a house in Kenya is getting quite expensive and more Kenyans  are looking into building a house rather than buying /renting.  This paradigm shift is happening very fast  and information regarding estimated cost of building a house is important. We have prepared an information article plus  construction calculator to help you.

average cost of building a 3 bedroom house

Ongoing 3 bedroom in Siaya, HPD Team

Typically,  most  three bedroom houses is the fact that they have three main bedroom (master bedroom en suite), a living rooms , dining area and a kitchen.  A common toilets and bathrooms included.

There is a growing trend towards adoption of  open plan kitchen layout  in Kenya, and three bedroom houses  are no exception. These types of layouts are quite prevalent in the western world, where individuals living within  apartments and single bedroom units make use of the entire house as one space.

Open Plan Kitchen

Open Plan Kitchen

What is the average cost of building a 3 bedroom house?

Cost of building a 3 bedroom house varies a lot but  depends on  many factors such as the location, soil type,  typography of land, size of the building (plinth area) and specification of materials among other factors.

Construction of any project including a  3 bedroom house is done in stages and each stage has its cost component. Below is the percentage allocation of every stage:

  1. Substructure/Foundation –  which includes foundations and slab:- 15%
  2. Superstructure – which includes the mainframe and walls:- 13%
  3. Roofing  – which includes trusses, mabatis, gutters, labour and other materials:- 21%
  4. Doors &Windows  – which includes doors, windows, and other security measures:- 11%
  5. Finishing– which include plastering, tiling, painting, etc:- 25%
  6. Interior fittings – which include closets, cabinets, kitchens, etc:- 4%
  7. Plumbing fixings – which include  sinks, showers, taps, flushing toilet, etc:- 5%
  8. Electrical installations – which include sockets, switches, wiring, etc:- 6%

It is important to understand that the highlighted points are quite general and can only give you a rough estimate of total costs.

We have categorize the  major cost factors that significantly brings cost varies of any project

Check >>How To Save Money When Building A House

  • Quality of finishes

The quality of  materials  commonly have a huge impact  on construction cost.  Take for example hardwood flooring vs tile flooring, hardwood flooring will cost almost double the cost of tiles thus significantly affect the total cost.  High quality finishes  often classified as Executive Finishing (like hardwood floor, decra roof, gypsum ceiling,…etv) will significantly increase construction costs. 

To bring it into perspective, building a modest house (with standard finishes) in Nairobi costs can about Sh. 30,000 per square metre (SQM),  and a high-end home costs upwards  with executive finishing can cost  up to  Sh 45,000 per square metre.

  • House features

The internal and external features of a house are key determinants of building costs. Reducing the size and number of windows, for example, can lower your building costs while using vaulted ceilings and high roof pitches can greatly increase your costs.

Also Check;13 Common Types of Roofing in Kenya

If you want your house to have a rectangular shape, then it will cost you less cash than a person who is going for a house with angles as well as corners. The corners and angles will result in the requirement of intensive labor not forgetting the fact that more materials will be required. The shape of the roof can also add or reduce the cost of building a house. For instance, a hip roof requires more materials and labor than a gable one.

Average cost of building a 3 bedroom house

  • Size of the house (plinth area)

The size of a house is also an important consideration. The more spacious the house is, the higher the plinth area and since the building cost is done  per square metre (SQM). Cost per square metre is from Ksh.30,000 and above as indicated above. The average plinth area of a 3 bed-roomed bungalow is 100 m2, therefore total costs will be 100m2 X 30,000/- = Ksh. 3M.  Check the calculator below for your customized plinth area and finishes.

Also Check: How to Calculate Labour Cost When Constructing

Note: With this information however, you will require the services of a quantity surveyor for an accurate and detailed budget estimates.

Check  estimated construction cost using the calculator below!

How To Use The Calculator

Step 1:  Adjust the Plinth Area to estimated Total Area  of your upcoming house. E.g, 2 Bedroom = 60 Square Metres, 3 Bedroom  from 80 Square Metres, etc…

Step 2 : Choose the Type of Finishing, Roofing Type and Flooring Type.  Approximate project cost  will be indicated below this. 

Step 3:  You can also include contact details and submit


Approximate Project Cost

We are contacting you as soon as this Cost Estimate is received.

[email protected]



  1. Good

  2. A great investment venture.

  3. Good things

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