As Kenya’s urban and peri-urban areas expand with new housing estates, gated communities, and custom builds, one question remains central to any homeowner’s journey: how do you determine the ideal house size? Whether you’re eyeing land in Kitengela, Syokimau, or Ruiru, the size of your future home must strike a balance between lifestyle, budget, long-term needs, and location dynamics.
This article walks you through key considerations — with data, facts, and grounded advice — to help you make an informed decision when planning to determine house size in Kenya.
1. Start With Your Household Composition
According to the 2022 Kenya National Housing Survey, the average household size is 3.9 persons. However, urban middle-income households often fall below this, especially among nuclear families. A three-bedroom house remains the most popular layout, followed by two-bedroom units for smaller families or investment purposes.
Ask yourself:
- How many people will live here now and in five years?
- Do you need extra rooms for guests, a study, or domestic help?
🡪 Pro Tip: Many Kenyans underestimate how fast families grow or overbuild for a “dream home” they can’t fully use or maintain.
2. Analyze Your Plot Size and Building Code Limits
In satellite towns like Joska and Juja, plots are often 40×80 or 50×100. Zoning rules determine how much of that land you can build on.
- Coverage Ratio: In many counties, 35–60% of your land can be occupied by the house footprint.
- Setbacks: Legal space between the structure and property edges, usually 3m at the back, 1.5m on sides.
- Floors: Some residential zones restrict height to one or two storeys.
Nairobi County Zoning classifies areas like Kilimani as Zone 4, allowing high-density apartments, while Karen remains a low-density area.
3. Consider Budget vs Cost Per Square Metre
The average cost to build in Kenya (2024 data) is between Ksh 34,000 to Ksh 60,000 per square metre, depending on finishes, location, and materials.
| House Type | Avg. Cost (Ksh) | Area (sqm) | Est. Budget (Ksh) |
|---|---|---|---|
| 2-Bedroom Bungalow | 40,000/sqm | 80 | 3.2M |
| 3-Bedroom Maisonette | 50,000/sqm | 120 | 6M |
| 4-Bedroom Mansion | 60,000/sqm | 180 | 10.8M |
🡪 Pro Tip: Build only what you can finish comfortably. An unfinished house may attract lower resale value or stall completely.
4. Think About Long-Term Use and Resale Value
Many buyers only think of now. But what if:
- Your children grow and move out?
- You want to rent it out later?
- You plan to sell?
Larger houses may appeal less to young couples or tenants who prefer smaller, affordable spaces. In Nairobi’s outskirts, 3-bedroom homes sell fastest in the under Ksh 10M range, especially in gated communities.
5. Match Lifestyle Needs With Functionality
Do you host guests regularly? Work from home? Need a prayer room or outdoor kitchen?
The functionality of each room often matters more than the total size.
Examples:
- Open-plan living rooms offer space flexibility.
- A detached DSQ adds privacy and rental potential.
- Upper floors create views but may pose access challenges as you age.
6. Don’t Ignore Utility and Maintenance Costs
A bigger house means higher:
- Power bills
- Water consumption
- Cleaning effort
- Repair and maintenance budgets
The Kenya Power 2024 tariff revision places consumption over 200 kWh per month in a higher billing category. A large home with multiple bathrooms, heaters, and electronics may push you into this zone quickly.
7. Location Determines What Size Makes Sense
Land in Ngong, Kangundo Road, and Kamulu allows for more space at a lower cost. In contrast, urban Nairobi (like Lavington or Kileleshwa) demands efficient design due to land constraints and higher costs.
Also, some locations favor certain sizes due to demand:
- 2–3 bedroom units: Ideal for commuter zones and young families.
- 4–5 bedroom homes: Sell better in premium suburbs or for multigenerational households.
Final Thoughts: Build Smart, Not Big
Your dream home doesn’t have to be the biggest house on the block. It should be the right size for your needs, finances, and the area you’re building in. The best homes combine practicality, efficient design, and long-term value.
Need Help Determining Your Ideal Home Size?
At Willstone Homes, we don’t just sell or build homes — we guide you to make smart, data-driven decisions. Whether you’re planning a custom build, looking for houses for sale in Nairobi, or exploring gated communities in Kenya, we help you design or choose the right size for your present and future.
Contact Us
- Park Suites, 44 Parklands Road, Ground Floor, Suite 1, Willstone Homes
- +254711082011
- [email protected]
