Updated March 2026 — 6 Bungalow Designs
Single Storey · BORAQS Registered · Kenya 2026

Bungalow House Plans
in Kenya — Simple.
Affordable. Built to Last.

Kenya's most cost-efficient house type. Single-storey designs from 2 to 4 bedrooms for 30×60, 40×80, and 50×100 plots. Plans at 3% of estimated build cost. Design+Build clients receive a free 3D flythrough and design absorbed into the build contract.

6
Bungalow Designs
3%
Plan Pricing
KES 2.5M+
Build From
2–4 Bed
Options
Bungalow house plan Kenya — single storey design by Aalis Studios
The Kiambu · 2-Bed Bungalow · 40×80
🏛️BORAQS Registered
💰Plans at 3% of Build Cost
🎬Free 3D Flythrough — Design+Build
✏️Design Fee Absorbed in Build Package
📐30×60 to 50×100 Plot Designs
⚡24-Hour Digital Delivery

Bungalow House Plans in Kenya 2026 — The Complete Catalogue

A bungalow is Kenya's most built and most practical residential design. Everything on one level — all bedrooms, living areas, kitchen, and bathrooms on the ground floor — means a lighter foundation, no upper slab, no staircase, and a build that is 15–25% cheaper than a maisonette of equivalent floor area. It is faster to build, easier to supervise, safer for young children and elderly family members, and simpler to maintain and extend in phases.

All bungalow designs in this catalogue are produced 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. When you build through our Design+Build package, the design fee is absorbed into the construction contract — and every Design+Build client receives a free photorealistic 3D flythrough of their completed home before construction begins. Read our full 2026 construction cost guide →

Showing 6 bungalow designs
Need something custom? Talk to us →
3 bedroom bungalow Kenya — The Ngong, 50x100 plot, hipped roof
Best SellerMost Popular
Hipped or Flat Roof
3 Bedroom Bungalow · Fits 50×100 · Single Storey

The Ngong — Kenya's Best-Selling 3 Bedroom Bungalow

3 Bedrooms2 Bathrooms 120m² Floor AreaFits 50×100 Plot Master EnsuiteDSQ IncludedDouble Carport Option

Our single most ordered design across all of Kenya. A perfectly proportioned 3-bedroom single-storey bungalow built for the standard 50×100 plot, with natural cross-ventilation, a generous covered terrace, and a fully independent DSQ with a private entrance. The master bedroom has a complete ensuite; the two secondary bedrooms share a well-sized family bathroom. An L-shaped kitchen with a breakfast bar opens into a combined dining and living space that works for daily family life and for entertaining. Available in hipped or flat roof finish — both included in the plan set at no additional cost.

Master bedroom with full ensuite bathroom
2 secondary bedrooms sharing a family bathroom
Separate DSQ — 1 room, ensuite, private entrance
L-shaped kitchen with breakfast bar opening to dining
Wide covered terrace front and rear
Double carport + store included in site plan
Est. Build Cost 2026 KES 6.8M – 9.7M
3% of build cost
≈ KES 204K – 291K  ·  est. build KES 6.8M–9.7M
🟢 Design fee absorbed in Design+Build — free 3D flythrough included
Enquire Now 🟢 Design+Build — Design Absorbed + Free 3D Flythrough
2 bedroom bungalow Kenya — The Kiambu, 40x80 plot
Popular
Flat or Hipped Roof
2 Bedroom Bungalow · Fits 40×80

The Kiambu

2 Bedrooms1 Bathroom 75m² Floor AreaFits 40×80 Plot Master EnsuiteSolar Ready

A compact, finely resolved 2-bedroom bungalow with master ensuite. Open-plan living and dining, covered front veranda, solar-ready roof structure, and an optional DSQ add-on. The most efficient design for a 40×80 plot — or a first phase build on a 50×100 with room to extend.

Master bedroom with ensuite bathroom
Open-plan kitchen, dining and living
Covered front veranda with step-down garden
Optional DSQ (+KES 8,000 to plan fee)
Est. Build Cost 2026 KES 3.2M – 4.8M
3% of build cost
≈ KES 96K – 144K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
4 bedroom bungalow Kenya — The Karen, stone cladding and timber pergola
Stone Cladding · Timber Pergola
4 Bedroom Bungalow · Fits 50×100

The Karen

4 Bedrooms3 Bathrooms 180m² Floor AreaFits 50×100 Plot Double GarageDSQ Included

A generous 4-bedroom bungalow with double garage, full DSQ, and a striking stone-clad facade with timber pergola. Expansive kitchen-dining-living open plan, dedicated home office, landscaped garden. One of our most architecturally distinctive standard bungalows — the kind of home that people stop to look at.

Grand master suite with walk-in closet
3 further bedrooms — 2 ensuite, 1 family
Double lock-up garage + store
Full DSQ — 1 room, bathroom, private entrance
Stone cladding and timber pergola facade
Est. Build Cost 2026 KES 9.5M – 14M
3% of build cost
≈ KES 285K – 420K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
🏠
Flat Roof
Flat Roof · Solar Ready
3 Bedroom Bungalow · Flat Roof · Fits 50×100

The Kilimani

3 Bedrooms2 Bathrooms 125m² Floor AreaFits 50×100 Plot Flat RoofSolar Ready

Contemporary flat-roof bungalow for the style-conscious buyer. Full-height glazing on the living wing, a cantilevered entrance canopy, built-in solar provisions, and a rooftop rainwater harvesting system. A genuinely modern design that stands apart from every other house on the road — on a standard 50×100 plot.

Full-height glazing on the living wing
Cantilevered entrance canopy
Built-in solar panel mounts on roof
Rooftop rainwater harvesting system
Est. Build Cost 2026 KES 7M – 10M
3% of build cost
≈ KES 210K – 300K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
🏠
Budget Pick
Hipped Roof
2 Bedroom Bungalow · Budget · Fits 30×60

The Thika

2 Bedrooms1 Bathroom 65m² Floor AreaFits 30×60 Plot Phase 2 ExpansionInvestment Build

Our most affordable entry-point bungalow. Compact, functional, and designed to be built in phases — Phase 1 now, Phase 2 (add two more rooms) when budget allows. Ideal for rental investment in satellite towns: Thika, Ruiru, Juja, Kitengela, Athi River. Fits a 30×60 plot with full county setbacks. The Phase 2 expansion guide is included in the plan set at no extra cost.

2 bedrooms with shared bathroom
Open kitchen and sitting room
Covered veranda — front and side
Phase 2 expansion plan included
Est. Build Cost 2026 KES 2.5M – 3.5M
3% of build cost
≈ KES 75K – 105K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
🏡
L-Shape Plan
Flat Roof · Courtyard
4 Bedroom Bungalow · L-Shape · Fits 50×100

The Kitisuru

4 Bedrooms3 Bathrooms 190m² Floor AreaFits 50×100 Plot L-Shape PlanPrivate Courtyard

An L-shaped bungalow that wraps a private enclosed courtyard garden — one of the most effective architectural strategies for privacy and natural light on a 50×100 plot. The social wing and bedroom wing are clearly separated. The sheltered courtyard becomes a protected outdoor living room: shaded, private, and connected to both wings through full-height sliding doors.

L-shape creates a private enclosed courtyard
Social and bedroom wings separated for privacy
Full-height sliding doors to courtyard
Integrated home office in bedroom wing
Large entertaining terrace at front
Est. Build Cost 2026 KES 10M – 14.5M
3% of build cost
≈ KES 300K – 435K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
🌴
Coastal
High-Pitch Roof · Vaulted Ceilings
3 Bedroom Bungalow · Coastal Climate · Fits 50×100

The Malindi

3 Bedrooms2 Bathrooms 130m² Floor AreaFits 50×100 Plot 4.5m CeilingsWraparound Veranda

A bungalow specifically engineered for Kenya's coastal climate — Mombasa, Kilifi, Malindi, and Diani. 4.5m vaulted ceilings throughout create natural convection cooling. Deep wraparound shaded veranda on all four sides. Louvred cross-ventilation windows. Outdoor shower and garden bathroom. Built-in rainwater harvesting. Designed to stay naturally cool without air conditioning, reducing running costs for the life of the building.

4.5m vaulted ceilings — natural convection cooling
Deep wraparound shaded veranda, all four sides
Louvred cross-ventilation windows throughout
Outdoor shower and garden bathroom
Rainwater harvesting system included
Est. Build Cost 2026 KES 7.5M – 11M
3% of build cost
≈ KES 225K – 330K
🟢 Design absorbed in Design+Build
Enquire Now 🟢 Design+Build — Design Absorbed
The Case for Single Storey

Why a Bungalow Is Often the
Smartest Build Decision in Kenya

01
15–25% Cheaper to Build Than a Maisonette
No upper concrete slab — one of the most expensive elements of any build. No staircase (KES 150K–400K alone). Lighter foundation loads. Simpler structural calculations. On a KES 9M build, this difference is KES 1.35M–2.25M — real money that can go into finishes, a DSQ, or a better kitchen.
02
Faster to Build and Easier to Supervise
Everything is accessible on one level. No waiting for an upper slab to cure before the next phase begins. Your foreman can see every part of the build from the ground. This reduces quality control problems and speeds up construction by 3–5 weeks on average.
03
Safer for Families with Children or Elderly Members
No stairs means no fall risk for toddlers or elderly parents. Open-plan single-level living allows line-of-sight supervision of young children from anywhere in the house. The entire home remains accessible as family needs change over time — no need for a ground-floor bedroom conversion later.
04
Easier and Cheaper to Maintain for Life
No upper-floor plumbing leaks damaging the ceiling below. No upper slab cracking. Roof repairs, painting, and electrical work are all accessible from a standard ladder. Maintenance costs over 20 years are consistently lower than an equivalent maisonette.
Build Cost Comparison — 3-Bed, Same Floor Area, Nairobi 2026
3-Bed Bungalow (120m²)KES 7.8M avg
3-Bed Maisonette (130m²)KES 10.3M avg
Cost premium — maisonette vs bungalow+KES 2.5M
Time to Construct — Same Design
3-Bed Bungalow10–14 months
3-Bed Maisonette13–18 months
When a Maisonette Makes More Sense

If your plot is 40×80 or smaller in urban Nairobi, a maisonette maximises the footprint by building upward. On expensive Nairobi land, the cost of buying an extra 50×100 often outweighs the premium to build a second storey. Browse our maisonette plans →

Design Options

Hipped, Flat, or Pitched — Which Roof for Your Bungalow?

All three roof styles are available on our bungalow designs at no additional plan cost. Here is a straight guide to the tradeoffs.

🏠
Hipped Roof
Four sloping sides that meet at a central ridge. The classic Kenyan bungalow roof — traditional, practical, and proven across decades of local building. The enclosed roof void provides a natural insulation layer that keeps the house cooler in hot conditions.
Best rain shedding — water runs off all four sides
Roof void provides natural ceiling insulation
Lower waterproofing risk than a flat roof
Cheaper to build — no concrete parapet or membrane
Traditional look that suits most neighbourhoods
Best for Most standard bungalows in Nairobi, satellite towns, and upcountry — particularly where budget is a priority or the design is traditional. This is the roof on The Ngong, Kiambu, Karen, and Malindi.
🟫
Flat Roof
A horizontal or near-horizontal roof with a slight fall for drainage, finished with a quality waterproofing membrane. Gives the bungalow a bold contemporary aesthetic. Enables a rooftop solar array and — with the right structural specification — a rooftop terrace to be added later.
Modern, contemporary aesthetic — distinctive streetscape
Solar panel installation straightforward on flat surface
Can be upgraded to rooftop terrace post-occupation
Rainwater harvesting system integrates cleanly
Adds 5–10% to roof cost vs hipped — concrete parapet
Best for Style-conscious buyers in urban settings, diaspora clients wanting a modern finish, and anyone planning to install solar or add a rooftop terrace. This is the roof on The Kilimani and Kitisuru.
⛪
Pitched / Gable Roof
Two sloping sides meeting at a central ridge, with gable walls at each end. Common in older Nairobi residential areas and peri-urban Kenya. Simple to build, good rain shedding, and an attic space that can be converted into a mezzanine study or storage room.
Simple structure — easy and cheap to build
Good rain shedding on the two main slopes
Attic void usable as storage or mezzanine study
Suits longer, narrower house footprints
Common in estate housing and lower-budget builds
Best for Narrower plots, peri-urban builds, and budget-focused designs where simplicity and cost are the primary drivers. Available as an alternative option on any Aalis Studios bungalow plan at no additional cost.
Plot Guide

Which Bungalow Fits Your Plot Size?

Standard Kenyan plot sizes and which bungalow design fits each one — including buildable area after county setbacks.

Plot SizeMetresAreaBuildable Area*Best Bungalow OptionEst. Build CostBrowse
30×60 ft9.1m × 18.3m167m²~80m² 2-Bed compact bungalow. The Thika fits perfectly with room for a small veranda. KES 2.5M–3.5M View 2-Bed →
40×80 ft12.2m × 24.4m298m²~160m² 2–3 Bed bungalow. The Kiambu is ideal. A 3-bed bungalow can fit but garden is tight — consider maisonette for 3-bed on this plot. KES 3.2M–4.8M View 2-Bed →
50×100 ft ★15.2m × 30.5m465m²~230m² The ideal bungalow plot. Fits 3-bed comfortably (The Ngong, Kilimani, Malindi) with DSQ, carport, and a good garden. Also fits The Karen 4-bed. KES 6.8M–14M View 3-Bed →
60×120 ft18.3m × 36.6m671m²~360m² Spacious 4-bed bungalow with generous garden. The Kitisuru L-shape works superbly on this plot — the extra width lets the courtyard breathe properly. KES 9.5M–14.5M View 4-Bed →
100×100 ft30.5m × 30.5m930m²~465m² Quarter-acre plot. A 4-bed bungalow here has an exceptional amount of garden space. Consider upgrading to a mansion or villa design for full plot potential. KES 9.5M–14M See All Plans →

* Buildable area assumes standard county setbacks of 1.5–3m per side. ★ Most common residential plot in Kenya. Actual permissible area varies by county and zoning — always confirm with a BORAQS-registered architect before purchasing land.

How to Order

Get Your Bungalow Plan in 5 Steps

Step 01
🔎
Choose Your Design
Filter by bedrooms, plot size, or roof style. Click "View Details" to see full specifications, floor area, and estimated build cost before ordering.
Step 02
🟢
Order on WhatsApp
Click the green WhatsApp button on your chosen design. Plan details are pre-filled. Just confirm and send — our team responds within 2 hours.
Step 03
💳
Confirm and Pay
Our team confirms the order and sends a payment link. M-Pesa, bank transfer, and card payments all accepted. No surprises on pricing.
Step 04
✏️
Customisation Review
We review your plot dimensions and note any adjustments needed. All customisation fees are discussed and agreed upfront — never charged without consent.
Step 05
📐
Receive Your Plans
BORAQS-stamped PDF drawings delivered digitally within 24–48 hours. County-submission ready. Design+Build clients proceed directly to site mobilisation.
Questions Answered

Bungalow House Plans Kenya — FAQs

In 2026, building a bungalow in Kenya costs: a 2-bedroom starter bungalow KES 2.5M–4.8M, a 3-bedroom bungalow KES 6.8M–9.7M, and a 4-bedroom bungalow KES 9.5M–14M at mid-to-good finish in the Nairobi area. Satellite towns (Thika, Ruiru, Kitengela) are typically 10–20% cheaper. These estimates are based on current construction rates of KES 40,000–65,000 per square metre. A detailed BOQ is included in the Design+Build package.
A bungalow is 15–25% cheaper to build than a maisonette of the same floor area because: (1) no upper concrete slab — one of the most expensive elements in any build, typically costing KES 800K–1.5M for a standard maisonette; (2) no staircase, which costs KES 150,000–400,000 for a quality finish; (3) the foundation carries lighter structural loads; and (4) construction is simpler to supervise with everything on one level, reducing waste and errors.
A 2-bedroom bungalow can fit a 30×60 or 40×80 feet plot. A 3-bedroom bungalow needs at least 50×100 feet (15.2m × 30.5m) to fit comfortably with setbacks, a DSQ, and a carport. A 4-bedroom bungalow needs 50×100 at minimum, though 60×120 or larger provides more garden space. Our 50×100 plot is Kenya's most common residential land unit and is the standard for all our 3-bedroom bungalow designs.
Hipped roof: traditional, cheaper (no concrete parapet), excellent rain shedding, natural ceiling insulation from roof void. Best for budget-conscious builds and standard residential neighbourhoods. Flat roof: contemporary modern aesthetic, ideal for solar panels, enables a rooftop terrace later. Adds approximately 5–10% to the roof construction cost. Requires a quality waterproofing membrane and a slight drainage fall — important in heavy rainfall areas. Both options are included in every Aalis Studios bungalow plan set at no additional cost.
Aalis Studios prices all bungalow plans at 3% of the estimated construction cost. For example: a 2-bedroom bungalow with an estimated build cost of KES 3.2M–4.8M has a plan fee of approximately KES 96,000–144,000. A 3-bedroom bungalow at KES 6.8M–9.7M costs approximately KES 204,000–291,000. If you choose our Design+Build package and build with Aalis Studios, the design fee is absorbed entirely into the construction contract — there is no separate plan invoice.
Yes — and bungalows are far better suited to phased construction than maisonettes. You can build Phase 1 (say, 2 bedrooms and living areas) now, then extend the roof, slab, and additional rooms in Phase 2 when budget allows. Our Thika 2-bedroom design includes a Phase 2 expansion guide as standard. For any design, our team can create a phased construction plan. A maisonette cannot realistically be built in phases — you need the full upper slab completed before you can occupy the ground floor.
Yes. All plans can be customised — adjusting room sizes, changing the roof style, adding or removing a DSQ, modifying the garage, mirroring the plan for different plot orientation, or redesigning the facade. Customisation is assessed free of charge. Fees start from KES 15,000 depending on the extent of changes, and are agreed before any work begins. For entirely bespoke designs tailored from scratch to your specific plot and brief, our custom design service is available.
Yes — but coastal design requires specific modifications to standard inland designs. Our Malindi coastal bungalow is specifically engineered for the Mombasa, Kilifi, and Diani climate: 4.5m vaulted ceilings for natural convection, deep wraparound veranda on all four sides for shade, louvred cross-ventilation windows, and no reliance on air conditioning. Using an inland design at the coast without these modifications means an uncomfortable house with high electricity bills. We strongly recommend using the Malindi design — or having any standard design adapted by our team for coastal use.
Explore More
Full Catalogue
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18 designs · 2–6 bedrooms · All types
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5 designs · KES 6.8M–12M · 50×100 & 40×80
Two Storeys
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5 designs · 3–5 bedrooms · 40×80 to 50×100
More Space
4 Bedroom House Plans Kenya
KES 9.5M–16M · 50×100 plots
Plans Only or Design+Build — Choose What Works for You

Your Bungalow Starts With
The Right Plan.

Order any bungalow plan at 3% of estimated build cost — delivered in 24–48 hours. Or choose Design+Build: design fee absorbed, free 3D flythrough included, full construction supervision. BORAQS-registered. County-submission ready.

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