3 bedroom house plans Kenya 2026 — Aalis Studios bungalow and maisonette designs
Updated March 2026 — 5 Designs Available
3 Bedroom House Plans — BORAQS Registered · Kenya 2026

3 Bedroom House Plans
in Kenya — Bungalows & Maisonettes.

Kenya's most searched house type. BORAQS-registered designs for 40×80 and 50×100 plots. Plans at 3% of estimated construction cost. Est. build cost KES 6.8M–12M.

5
3-Bed Designs
3%
Plan Pricing
KES 6.8M+
Est. Build From
BORAQS
Registered
🏛️BORAQS Registered Plans
💰Plans at 3% of Build Cost
🎬Free 3D Flythrough — Design+Build
✏️Design Fee Absorbed in Build Package
📐50×100 & 40×80 Plot Designs
⚡24-Hour Digital Delivery

3 Bedroom House Plans in Kenya 2026 — The Complete Guide

A 3 bedroom house is Kenya's most built residential design — and with good reason. It is the ideal size for the typical Kenyan family: enough room for parents, children, and a guest or home office, without the cost and complexity of a 4-bedroom build. On a standard 50×100 feet plot, a 3-bedroom bungalow gives you everything you need in a single efficient storey. On a smaller 40×80 plot in urban Nairobi, a 3-bedroom maisonette stacks the bedrooms above the living areas, maximising every square metre.

All plans below are produced and stamped by Aalis Studios' BORAQS-registered architects and are county-submission ready under the Architects and Quantity Surveyors Act (Cap. 525). Plans are priced at 3% of estimated construction cost. If you choose to build with us through our Design+Build package, the design fee is fully absorbed into the construction contract — and you receive a free photorealistic 3D flythrough of your completed home before a single foundation trench is dug.

In 2026, building a 3 bedroom bungalow in Kenya costs approximately KES 6.8M–9.7M. A 3 bedroom maisonette costs KES 8.5M–12M. Use the cost calculator below to get a personalised estimate for your specific design and location.

Instant Estimate

How Much Will Your 3 Bedroom
House Cost to Build — and Plan?

Mid-range
Your Personalised Estimate — 2026
Est. construction cost
KES 8.3M
Mid-range finish · Nairobi
Plan price (3% of build)
KES 249K
BORAQS-stamped drawings · 24hr delivery
3D flythrough (add-on)
KES 80K–150K
Free with Design+Build package
Design+Build: design cost
Absorbed
No separate design invoice when you build with us
🟢 Design+Build Package: your KES 249K plan fee is absorbed into the construction contract. Free 3D flythrough included.
Get Design+Build Quote
Our Designs

5 Three Bedroom House Plans for Kenya

From compact 40×80 maisonettes to generous 50×100 bungalows — all BORAQS-stamped and county-submission ready.

3 bedroom bungalow house plan Kenya — The Ngong, 50x100 plot
Best SellerMost Popular 3 Bed
Bungalow · 3 Bedrooms · Fits 50×100

The Ngong — Kenya's Most Popular 3 Bedroom Bungalow

3 Bedrooms 2 Bathrooms 120m² Floor Area Fits 50×100 Plot Master Ensuite DSQ Included Single Storey Hipped or Flat Roof

Our single most popular design — a beautifully proportioned 3-bedroom bungalow built for Kenya's standard 50×100 plot. The layout prioritises natural cross-ventilation, a generous covered terrace, and a separate DSQ that keeps domestic staff quarters private and independent. The master bedroom has a full ensuite; the two secondary bedrooms share a well-sized family bathroom. An L-shaped kitchen with breakfast bar opens into the dining and living area, creating one connected social space that still allows the kitchen to be screened when entertaining. Available in hipped or flat roof finish.

Master bedroom with full ensuite bathroom
2 additional bedrooms sharing a family bathroom
Separate DSQ — 1 room + bathroom, private entrance
L-shaped kitchen with breakfast bar
Spacious covered terrace — front and rear
Optional double carport (included in site plan)
Est. Build Cost 2026
KES 6.8M – 9.7M
3% of build cost
≈ KES 204K – KES 291K (est. build KES 6.8M–9.7M)
🟢 Design fee absorbed in Design+Build — free 3D flythrough included
Enquire Now
🏠
Flat Roof
Bungalow · 3 Bedrooms · Flat Roof · Fits 50×100

The Kilimani

3 Bedrooms 2 Bathrooms 125m² Floor Area Fits 50×100 Plot Flat Roof Solar Ready

Contemporary flat-roof bungalow with modernist clean lines, full-height picture glazing, solar-optimised roof, and a cantilevered entrance canopy. Built-in rainwater harvesting provision and rooftop solar array mounts. For the style-conscious homeowner who wants a standout modern design on a standard 50×100 plot.

Full-height glazing on the living wing
Cantilevered entrance canopy
Built-in solar provision + rainwater harvesting
Master ensuite with walk-in shower
Est. Build Cost 2026
KES 7M – 10M
3% of build cost
≈ KES 210K – KES 300K
🟢 Design absorbed in Design+Build
Enquire Now
3 bedroom maisonette house plan Kenya — The Westlands, 40x80 plot
Maisonette
Maisonette · 3 Bedrooms · Fits 40×80

The Westlands

3 Bedrooms 2.5 Bathrooms 130m² Total Fits 40×80 Plot 2 Floors Balcony

Contemporary 2-storey maisonette that maximises a compact 40×80 urban plot by building upward. Ground floor: open-plan living, dining, kitchen, and guest WC. Upper floor: master bedroom with full ensuite and private balcony, plus two secondary bedrooms sharing a bathroom. Flat roof with parapet. Ideal for Nairobi suburbs where plots are narrow and land is expensive.

Master ensuite with private balcony
Open-plan ground floor living + kitchen
Contemporary flat roof with parapet
Rooftop terrace option (+KES 10,000)
Est. Build Cost 2026
KES 8.5M – 12M
3% of build cost
≈ KES 255K – KES 360K
🟢 Design absorbed in Design+Build
Enquire Now
🌴
Coastal
Bungalow · 3 Bedrooms · Coastal Climate · Fits 50×100

The Malindi

3 Bedrooms 2 Bathrooms 130m² Floor Area Fits 50×100 Plot 4.5m Ceilings Wraparound Veranda

A 3-bedroom bungalow engineered for Kenya's coastal climate — Mombasa, Kilifi, Malindi, and Diani. 4.5m vaulted ceilings throughout, deep wraparound veranda on all sides, louvred cross-ventilation windows, outdoor shower, and a rainwater harvesting system. Designed to stay naturally cool without air conditioning, reducing running costs significantly over the life of the building.

4.5m vaulted ceilings — natural cooling
Deep wraparound shaded veranda
Louvred cross-ventilation windows
Outdoor shower + garden bathroom
Rainwater harvesting system included
Est. Build Cost 2026
KES 7.5M – 11M
3% of build cost
≈ KES 225K – KES 330K
🟢 Design absorbed in Design+Build
Enquire Now
✏️
Custom · 3 Bedrooms · Any Plot

Your Own 3 Bedroom Design

Any Plot Size 100% Bespoke BORAQS Stamped

None of the standard 3 bedroom plans matches your exact plot, orientation, or lifestyle? We design completely bespoke 3 bedroom homes from scratch — tailored to your specific plot dimensions, your family's daily routines, and your budget. Includes 3D visualization, working drawings, BOQ, and county submission.

Designed around your specific plot
3D photorealistic renders included
Full BOQ and construction cost estimate
County submission ready
Custom pricing
Based on project scope · Free initial consultation
Start Custom Design
Side-by-Side

Compare All 3 Bedroom Plans at a Glance

All five designs, every key spec, in one table. Choose the right fit for your plot, budget, and lifestyle.

Design Type Plot Floor Area Storeys DSQ Est. Build Cost Plan Price (3%)
The Ngong Best Seller Bungalow 50×100 120m² 1 ✓ KES 6.8M–9.7M ≈ KES 204K–291K
The Kilimani Bungalow · Flat Roof 50×100 125m² 1 — KES 7M–10M ≈ KES 210K–300K
The Westlands Maisonette 40×80 130m² 2 — KES 8.5M–12M ≈ KES 255K–360K
The Malindi Coastal Bungalow 50×100 130m² 1 — KES 7.5M–11M ≈ KES 225K–330K
Custom 3 Bed Bespoke Any As designed Any ✓ By scope By scope
Making the Choice

3 Bedroom Bungalow vs Maisonette — Which Is Right for You?

The most common question from 3-bedroom buyers. Here is a straight answer.

🏠
3 Bedroom Bungalow
All three bedrooms and the living areas on a single ground floor. Simpler to build, easier to supervise, and between 15–25% cheaper than a maisonette of the same floor area — because there is no upper concrete slab, no staircase, and the foundation carries lighter loads.
15–25% cheaper to build than maisonette of same size
Safer and more accessible for young children and elderly
Easier to supervise during construction
Lower maintenance — no upstairs plumbing or slab issues
Requires 50×100 plot minimum for comfortable design
Better for satellite towns (Thika, Ruiru, Kitengela, Nakuru)
Best for Families with young children or elderly parents, plots of 50×100 or larger, satellite towns and peri-urban areas, rental investment properties, and anyone prioritising build cost over plot efficiency.
🏡
3 Bedroom Maisonette
Bedrooms upstairs, living areas downstairs — maximises a smaller plot footprint by building vertically. Costs more to build (upper slab + staircase), but often makes better financial sense on expensive urban land where a 40×80 plot is your reality.
Maximises a 40×80 plot that won't fit a bungalow
Better separation of social and private zones
Upper floor provides security and natural surveillance
Can include rooftop terrace — added premium living space
Better resale value in urban Nairobi suburbs
Higher build cost: upper slab + staircase adds 15–25%
Best for Urban Nairobi plots (Kilimani, Westlands, Ngara, South B), 40×80 plots where a bungalow won't fit, families who value bedroom privacy, and investors building in high-density suburbs where land is expensive.
2026 Pricing

How Much Does It Cost to Build a
3 Bedroom House in Kenya in 2026?

Construction cost varies by design, finish level, and location. Here are realistic estimates for three common scenarios based on 2026 material and labour costs.

Scenario 01
3-Bed Bungalow — Mid-Range
Foundation & slabKES 850K–1.1M
Walling (blocks + mortar)KES 1.2M–1.6M
Roof (hipped, IBR)KES 600K–900K
Plumbing + electricsKES 480K–680K
Finishes (tiles, paint, doors)KES 900K–1.3M
Fittings + kitchenKES 350K–550K
DSQ add-onKES 400K–600K
Total (Nairobi) KES 4.8M–6.7M
*Budget/standard finish. Satellite towns (Thika, Ruiru) typically 10–20% lower.
Scenario 02 — Most Common
3-Bed Bungalow — Good Finish
Foundation & slabKES 1.1M–1.5M
Walling (blocks + mortar)KES 1.6M–2.1M
Roof (hipped or flat IBR)KES 850K–1.2M
Plumbing + electricsKES 680K–950K
Finishes (tiles, paint, doors)KES 1.2M–1.8M
Fittings + fitted kitchenKES 600K–900K
DSQ + carportKES 700K–1M
Total (Nairobi) KES 6.8M–9.5M
*Good finish — Italian tiles, solid hardwood doors, mid-range kitchen. Most common range for Nairobi area.
Scenario 03
3-Bed Maisonette — Good Finish
Foundation & ground slabKES 1M–1.4M
Walling (ground + upper)KES 1.8M–2.4M
Upper slab + staircaseKES 1.2M–1.8M
Roof (flat IBR + parapet)KES 700K–1M
Plumbing + electricsKES 750K–1.1M
Finishes + fitted kitchenKES 1.3M–2M
Fittings + bathroomsKES 600K–900K
Total (Nairobi) KES 7.4M–10.6M
*Upper slab and staircase add KES 1.2M–1.8M versus a bungalow. Maisonettes cost 15–25% more to build for the same floor area.

All estimates are based on 2026 construction costs in Nairobi at KES 45,000–65,000 per m² for mid-to-good finish. Actual costs depend on site conditions, contractor, and finish specifications. A detailed Bill of Quantities (BOQ) is included in the Design+Build package. Read our full 2026 building cost guide →

Plot Guide

Which 3 Bedroom Plan Fits Your Plot?

Ask Our Architects →
30×60 Feet
9.1m × 18.3m · 167m²
A 3-bedroom design is challenging on 30×60 — you can achieve it with a compact maisonette layout, but there is little room for a DSQ or double garage. Best option: The Westlands maisonette with a stripped-back site plan.
~80m² buildable after setbacks
40×80 Feet (Urban Nairobi standard)
12.2m × 24.4m · 298m²
The ideal plot for a 3-bedroom maisonette. The Westlands fits perfectly, with enough garden space and setbacks. A compact bungalow like a 3-bed design can fit but leaves little outdoor space. Maisonette recommended.
~160m² buildable after setbacks
50×100 Feet (Most Popular)
15.2m × 30.5m · 465m²
The sweet spot for a 3-bedroom bungalow. The Ngong, Kilimani, and Malindi are all designed for this plot. You get a comfortable house footprint, a DSQ, carport, and a good-sized garden within the county setbacks.
~230m² buildable after setbacks
Frequently Asked

3 Bedroom House Plans Kenya — Questions Answered

Aalis Studios prices 3 bedroom house plans at 3% of the estimated construction cost for the specific design. For example: The Ngong 3-bedroom bungalow with an estimated build cost of KES 6.8M–9.7M has a plan fee of approximately KES 204,000–291,000. The Westlands 3-bedroom maisonette at KES 8.5M–12M has a plan fee of approximately KES 255,000–360,000. When you choose our Design+Build package and build with Aalis Studios, the design fee is absorbed into the construction contract entirely.
In 2026, building a 3 bedroom bungalow in Kenya costs approximately KES 6.8M–9.7M for a mid-to-good finish in Nairobi. A 3 bedroom maisonette costs KES 8.5M–12M due to the additional upper slab and staircase. In satellite towns (Thika, Ruiru, Kitengela), expect costs to be 10–20% lower. These figures are based on current construction rates of KES 45,000–65,000 per square metre. A detailed BOQ is available through our Design+Build package.
A 3-bedroom bungalow typically requires a minimum 50×100 feet plot (15.2m × 30.5m). Compact bungalow designs can occasionally fit on a 40×80 plot, but the garden and DSQ options are very limited. A 3-bedroom maisonette fits comfortably on a 40×80 plot by building upward — this is the practical solution for urban Nairobi where 40×80 is a common land unit. Our Westlands maisonette is specifically designed for 40×80.
Yes. The Ngong bungalow includes a fully separate DSQ — 1 room with an ensuite bathroom and a private entrance — as standard in the design. For other plans where DSQ is not included by default, it can be added as a customisation. A standard DSQ addition adds approximately KES 400,000–600,000 to the build cost. The plan fee increases proportionally (3% of the revised total). We recommend including the DSQ in the original design rather than adding it later, as it integrates better with setbacks and drainage.
It depends primarily on your plot size and budget. A bungalow is 15–25% cheaper to build and better suited for 50×100+ plots, families with young children or elderly members, and peri-urban locations. A maisonette is better for 40×80 urban plots where a bungalow won't comfortably fit, and for families who value the separation between social spaces downstairs and private bedrooms upstairs. If your plot is 40×80 in urban Nairobi, choose the maisonette. If your plot is 50×100 in a satellite town, the bungalow almost always wins on value.
Yes. All Aalis Studios plans are produced and stamped by our BORAQS-registered architects, fully compliant with the Architects and Quantity Surveyors Act (Cap. 525). They include all drawings required for county government building permit submissions: floor plans, elevations, sections, site plan, and schedule of finishes. Your county permit submission, permit fees, and approval follow-up can be managed by our team as an additional service.
Yes. All plans can be customised to fit your specific plot dimensions, setback requirements, and personal preferences. Common customisations include adjusting room sizes, adding or removing a DSQ, changing the roof style, modifying the garage, or redesigning the facade. Customisation is assessed free of charge before any commitment. Customisation fees start from KES 15,000 depending on the extent of changes. For significantly different plots or a completely different brief, we design bespoke homes from scratch.
Standard plans are delivered digitally as PDF drawings within 24–48 hours of confirmed payment. Plans requiring minor customisation are typically delivered within 3–5 working days. Custom bespoke designs from scratch take 2–4 weeks depending on complexity. All plans are delivered by email as BORAQS-stamped PDFs that are immediately ready for county permit submission.
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Address
1st Floor Sun Dial Plaza, Eastern Bypass Off Thika Road, Nairobi
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Email
info@aalisstudios.com
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+254 757 743 454
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