The Haven Report · Q4 2026

Kenya’s property market, city by city

Asking prices, price per square metre, rental yields and land values in our five cities, with what we are hearing from buyers. Published every quarter.

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150homes for sale
297homes, offices and stays to let
44plots and farms
KES 44Mmiddle asking price, Nairobi

Worked out from the listings on this website. While those are sample listings, the figures show how the report will look, not the real market.

The figures

Where prices sit

Middle asking price by cityIn shillings. Half of the homes for sale ask less, half more. Homes with "price on request" are left out.
  • NairobiKES 44,000,000KES 44,000,000
  • MombasaKES 33,750,000
  • NakuruKES 18,000,000
  • KisumuKES 20,000,000
  • EldoretKES 20,000,000
Show as a table
PlaceMiddle asking price by city
NairobiKES 44,000,000
MombasaKES 33,750,000
NakuruKES 18,000,000
KisumuKES 20,000,000
EldoretKES 20,000,000
Asking price per square metre by cityIn shillings: the middle value, homes for sale.
  • NairobiKES 227,869KES 227,869
  • MombasaKES 147,701
  • NakuruKES 70,337
  • KisumuKES 93,095
  • EldoretKES 71,421
Show as a table
PlaceAsking price per square metre by city
NairobiKES 227,869
MombasaKES 147,701
NakuruKES 70,337
KisumuKES 93,095
EldoretKES 71,421
Gross rental yield by city, 3-bedroom homesA year of the middle 3-bedroom rent, as a share of the middle 3-bedroom asking price, before costs.
  • Nairobi8.3%
  • Mombasa4.2%
  • Nakuru2.8%
  • Kisumu7.4%
  • Eldoret8.8%8.8%
Show as a table
PlaceGross rental yield by city, 3-bedroom homes
Nairobi8.3%
Mombasa4.2%
Nakuru2.8%
Kisumu7.4%
Eldoret8.8%
Land: price per acre by regionIn shillings: the middle value of the plots for sale.
  • Nairobi & environsKES 13,200,000
  • The coastKES 35,000,000KES 35,000,000
  • Nakuru & RiftKES 5,320,000
  • Kisumu & WestKES 3,800,000
  • Eldoret & North RiftKES 11,160,000
  • Mt Kenya regionKES 4,100,000
Show as a table
PlaceLand: price per acre by region
Nairobi & environsKES 13,200,000
The coastKES 35,000,000
Nakuru & RiftKES 5,320,000
Kisumu & WestKES 3,800,000
Eldoret & North RiftKES 11,160,000
Mt Kenya regionKES 4,100,000
City by city
CityHomes for saleMiddle asking pricePer m²3-bed rent a monthGross yield
Nairobi42KES 44,000,000KES 227,869KES 160,0008.3%
Mombasa30KES 33,750,000KES 147,701KES 96,0004.2%
Nakuru24KES 18,000,000KES 70,337KES 36,0002.8%
Kisumu24KES 20,000,000KES 93,095KES 96,0007.4%
Eldoret24KES 20,000,000KES 71,421KES 90,0008.8%

How these are worked out. The middle value (median) of the asking prices of the homes and plots listed on this site this quarter, by city or region; gross yield compares the middle rent and the middle asking price of 3-bedroom homes in the same city. Asking prices are not sale prices.

From our advisers

What buyers are asking

Buying from abroad

Five checks before you send a deposit

Most problems we see with buyers in the diaspora start with money sent before the paperwork is checked. Ask for an official search of the title at the lands registry, see the survey map and the beacons on the ground (a video call is enough), confirm the land rates are paid, and make sure the seller is the person named on the title, or holds a registered power of attorney. Then pay into a lawyer's client account, never a personal one.

Sample article

How buyers choose

Security, water and power now come first

On viewings, the first questions are rarely about finishes. Buyers ask who guards the compound, where the water comes from when the county supply stops, and what happens in a power cut. Homes with a borehole, backup power and a managed gate are easier to sell and to let, and our filters now let you search by them.

Sample article

Land

Reading a plot before you walk it

A good plot announces itself on paper first: a title in the seller's name, a mutation or survey map that matches the beacons, road access you can drive in the rains, and a zoning that allows what you plan to build. Agricultural land needs land control board consent before it changes hands. We run the official search for you before any money moves.

Sample article

The Haven Club

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