Most buyers believe they know what to look for before purchasing a home.
Bedrooms.
Location.
Views.
Finishes.
Amenities.
But there is one invisible metric—rarely discussed, often misunderstood—that silently shapes your comfort, your lifestyle, and the true value of your investment.
It’s the reason many buyers walk into a “spacious” apartment and think:
“Why does this feel smaller than what I paid for?”
At Willstone Homes, we believe informed buyers make confident decisions. And confident decisions lead to better homes, better investments, and better lives.
Today, we uncover the gross vs net square meter truth—the measurement gap that confuses most Kenyan buyers and why understanding it changes everything.
The Silent Illusion: Why Size on Paper Rarely Matches Reality
Imagine touring a 3-bedroom apartment in Kileleshwa or Kilimani advertised as 150 or even 200 square meters.
Naturally, you assume:
Your living room, kitchen, bedrooms, bathrooms, and balconies all add up to that number.
But here’s the truth:
They don’t.
This is where disappointment begins—and where Willstone Homes chooses a different path.
Gross Square Meters: The Number That Looks Good but Feels Wrong
Gross Square Meters (GSM) represent the total constructed footprint tied to your unit—not the space you actually live in.
It often includes:
- Thickness of external and internal walls
- Shared corridors and access areas
- Portions of lobbies, staircases, and lift cores
- Entrance zones and circulation spaces
- In some cases, portions of shared amenities
In short:
Gross size counts the building. Not your lifestyle.
This is why listings can look impressive online—but feel underwhelming in person.
Net Square Meters: The Space That Actually Belongs to You
Net Square Meters (NSM) is the number that truly matters.
It represents the usable, livable space inside your home—the area where life actually happens.
This includes:
- Living and dining areas
- Bedrooms
- Kitchen and pantry
- Bathrooms
- Balconies
- Private internal circulation
This is the space where:
- Your sofa either fits… or doesn’t
- Your kitchen either breathes… or suffocates
- Your bedroom feels peaceful… or cramped
In simple, honest terms:
Gross = what you pay for
Net = what you live in
At Willstone Homes, we design and market with the net experience in mind—because square meters should serve people, not spreadsheets.
Why Kenyan Buyers Keep Falling Into the Measurement Trap
1. No national standard on measurements
Kenya lacks strict regulations on how residential square meters must be disclosed. Developers choose whichever number sells best.
2. Luxury amenities inflate gross size
Modern developments in Westlands, Lavington, Kilimani, and Riverside now feature:
- Gyms
- Rooftop lounges
- Parking podiums
- Entertainment decks
These add to gross size, not your living room.
3. Buyers compare the wrong numbers
Two apartments can both be listed as 200 sqm, yet deliver vastly different experiences.
One may offer 175 sqm net.
Another only 150 sqm net.
That 25 sqm difference is an entire bedroom—lost in translation.
4. Pricing is based on gross area
Most sales are priced per gross square meter—meaning buyers unknowingly pay for walls, corridors, and shared space they’ll never use.
Why This Issue Is Growing—and Why Willstone Is Ahead of It
A new generation of buyers
Diaspora investors, first-time homeowners, and young professionals demand transparency—and rightly so.
High-density developments
More units per floor means thicker walls and more shared space—shrinking net layouts.
Rising construction costs
Efficiency is prioritized. Net space is often sacrificed unless the developer truly cares about the end user.
Social media exposure
Buyers are now sharing empty house tours and “expectation vs reality” reveals. The truth no longer stays hidden.
Smarter investors
Rental performance depends on flow, proportions, and usability—not gross numbers. Net space rents better.
Mortgage pressure
Paying for space you don’t use over 15–20 years hurts. Banks and valuers are now paying attention.
How Willstone Homes Protects Buyers
At Willstone Homes, clarity is not optional—it’s our standard.
We ensure:
- Clear disclosure of net square meters
- Detailed floor plans showing real room sizes
- Human-centric layouts designed for living, not just selling
- Honest guidance, even when numbers don’t flatter us
Because trust builds long-term value.
What Net Space You Actually Need for Comfortable Living in Nairobi
On average, Kenyan apartments lose 10%–20% of space when moving from gross to net. Older developments (pre-2010) often perform better.
Typical Gross → Net Conversions
- 100 sqm gross → ~80–90 sqm net
- 150 sqm gross → ~120–135 sqm net
- 200 sqm gross → ~160–180 sqm net
The Willstone Difference
We don’t sell numbers.
We don’t sell illusions.
We sell space that lives well.
At Willstone Homes, every square meter is intentional, honest, and designed to elevate how you live, invest, and grow.
Because the best homes don’t just look good on paper—
they feel right the moment you walk in.
