Bedsitter Construction Cost in Kenya

Bedsitter Construction Cost in Kenya

Bedsitter Construction Cost in Kenya

Bedsitter Construction Cost in Kenya

Building a bedsitter in Kenya is a popular investment choice due to the high demand for affordable housing, especially in urban areas. The cost of constructing a bedsitter can vary significantly depending on factors such as the location, size, design, and materials used.

On average, as of early 2024, you can expect to spend approximately KES 250,000 to KES 600,000 for a basic bedsitter construction for 15 -20 square meter area bedsitters. 5 standard bedsitters would cost approx. Ksh 2.2 million on average.

This cost includes the foundation, walls, roof, flooring, basic plumbing, and electrical wiring.

What is the Cost Estimation of Bedsitter Construction Cost in Kenya?

The cost of building a bedsitter in Kenya can range from Ksh. 250,000 to Ksh. 500,000 per single bedsitter.

For instance, a case study of a 50×100 plot (0.045 ha or 450 sq meters) with 18 bedsitters or studio apartments, each measuring 17 sq meters, estimated the total construction cost to be Ksh. 7,650,000.  This cost was calculated based on a construction cost per sq meter of Ksh. 25,000.

Another example is the development of bedsitters on a 0.25-acre land, where the estimated cost was Ksh. 5,850,000 for 18 units.

This cost was based on a low-cost technology design where the owner supplies material and pays for labor directly to the fundis.

For a more high-end construction, assuming a cost per m2 of KES 30,000, the total construction cost for 24 units on a 1/8th acre plot comes to KES 24,000,000.

 Other costs to consider apart from construction costs; Architectural design fees (1-2% of total cost), land purchase and development costs and external works like water tanks, gates, waste disposal

Factors Influencing Cost

Several factors can influence the cost of building a bedsitter in Kenya:

  1. Location: Urban constructions are generally more expensive than rural homes. The cost of land, labor, and materials can vary significantly between urban and rural areas.
  2. Size and Design: The size and design of the bedsitter can also impact the cost. For instance, a larger bedsitter with a sizeable kitchenette may cost more to build.
  3. Materials: The choice of construction materials can significantly affect the cost. For instance, using masonry stones can be more expensive than using locally available materials.
  4. Finishes: The level of finishes can also impact the cost. High-end finishes can significantly increase the cost of construction.

Design Plans and Layout

Bedsitter units make efficient use of small spaces through creative interior layouts and partitioning. Typical elements in a bedsitter plan include;

  • Sleeping area with a bed
  • Sitting/lounge area
  • Kitchenette
  • Washroom

Adequate storage solutions like under-bed drawers, and multipurpose furniture.

Bedsitter Construction Cost in Kenya

Room dividers, partitions and creative storage solutions help optimize the limited space.

Bedsitter design plans in Kenya provide excellent ideas for building different designs when dealing with a small space. Despite the limited size, there are many ways to make the outcome unique.

Bedsitters are perfect units for small spaces as they feature a lounge, sleeping area, kitchen, and washroom, all in a large room with simple partitions

Arranging a bedsitter in Kenya requires creativity to create an aesthetically appealing, stylish, and comfortable living space.

The first step is to declutter and invest in a lot of storage space. Multipurpose furniture, such as a bed with pullout drawers or a table with drawers, can be very useful. Room dividers can be used to create specific areas for specific activities and provide privacy.


Other Costs

In addition to the construction costs, there are other costs to consider. These include architectural design fees, which can range from 1% to 2% of the estimated cost.

There may also be costs for external works such as water tanks, gates, and bio-digesters

Return on Investment

The return on investment for bedsitter constructions can be quite attractive. For instance, assuming a rent of KES 5,000 per unit for 24 units, the total monthly income comes to KES 120,000. This means that the project can pay itself back within approximately 10 years

However, it’s important to note that the return on investment can vary depending on factors such as the rental income, the location of the property, and the demand for bedsitters in the area.


In conclusion, building a bedsitter in Kenya can be a profitable investment, but it’s important to carefully consider factors such as the location, size, design, and materials used in order to accurately estimate the construction cost. It’s also advisable to seek professional advice to ensure that the project is viable and can deliver a good return on investment.

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