● Architecture Project · Malaa, Machakos County, Kenya · By Aalis Studios
Quick Answer — Twinfalls City Malaa
Twinfalls City is a 20-acre master-planned gated estate in Malaa, Kangundo Road, Machakos County, Kenya, designed by Aalis Studios for developer Mintvilla Housing Ltd. It offers a 3-bedroom hidden flat-roof bungalow from KES 6.7M (104 sqm), a 3-bedroom bungalow with SQ at KES 7M (117 sqm), and a 4-bedroom all-ensuite maisonette at KES 9.05M (141 sqm). The estate sits directly on the B63 Nairobi–Kangundo Road tarmac, approximately 35 km from Nairobi CBD, in Machakos County.
Twinfalls City is one of the most cohesively designed gated residential estates along Kangundo Road — a 20-acre mixed-use development that Aalis Studios master-planned and designed for Mintvilla Housing Ltd in Malaa, Machakos County. This project page documents the architecture, unit typologies, design language, and the full scope of services delivered, from master plan and statutory approvals through to construction management and handover.
01 — Project Overview
Twinfalls City — Malaa’s Most Recognised Gated Estate
Located in Malaa Town, directly on the B63 Nairobi–Kangundo Road in Machakos County, Twinfalls City is a landmark 20-acre mixed-use residential development. The estate touches the tarmac, making it among the most accessible gated communities along the Kangundo Road corridor — which runs through Joska, Kamulu, and Malaa as one of Nairobi’s fastest-growing affordable housing belts.
Developer Mintvilla Housing Ltd engaged Aalis Studios to create a development that would clearly surpass the generic bungalow stock proliferating in Joska and Malaa — delivering genuine design quality and modern liveability at accessible prices, within a unified gated estate with its own infrastructure, security, and architectural character.
Developer
Mintvilla Housing Ltd, Nairobi — one of the Kangundo Road corridor’s most recognised affordable housing developers, delivering Twinfalls City and Savanna Greens in Malaa.
Architect & Master Planner
Aalis Studios — BORAQS-registered, NCA-registered, EDGE-certified. 1st Floor Sun Dial Plaza, Eastern Bypass Off Thika Road, Nairobi. Winner, Lexus Design Award 2020 Grand Prix.
Site & Location
20 acres touching the B63 Kangundo Road tarmac in Malaa Town, Machakos County — 35 km from Nairobi CBD, ~15 minutes from the Eastern Bypass at Ruai.
Full Scope of Services
Estate master planning → architectural design → statutory county council approvals (Machakos) → NCA-registered construction management → title deed handover.
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Phase 1 is sold out. If you are a developer or landowner planning a similar gated estate in Malaa, Joska, Kamulu, Machakos, or anywhere in Kenya, contact Aalis Studios to discuss your project.
02 — Project Photography
Twinfalls City — Built & Completed
Twinfalls City — Estate Entrance Gate, Kangundo Road, Malaa, Machakos County
Type A — 3-Bedroom Flat-Roof Bungalow at TwilightType A — Landscaped Garden & Compound
Twinfalls City — Bungalows & Maisonettes at Sunset, Malaa Kangundo Road
3-Bedroom Bungalow RowType A — Front ElevationType C — 4-Bedroom Maisonette
Twinfalls City — Aerial View, Cabro Roads & Green Open Spaces, Malaa
Interior Finishes & Specifications
Open-Plan Living & Dining AreaDining Area & Open KitchenMaster Bedroom — Ensuite
Three Unit Types — Designed for Modern Kenyan Families
Aalis Studios designed three distinct unit typologies for Twinfalls City, each calibrated to a different buyer profile while sharing a unified contemporary architectural language. The brief required maximum liveability within compact footprints — prioritising natural light, cross-ventilation, open-plan spatial flow, and a flat-roof exterior that would hold its appeal and value over decades.
Type A
3-Bedroom Master-Ensuite Flat-Roof Bungalow
KES 6,700,000
104 sqm · 40×80 plot · Own compound
3Beds
2Baths
2Parking
✓Master bedroom with ensuite & balcony
✓Hidden flat-roof / parapet wall design
✓Open-plan kitchen & dining
✓Large windows, natural light
✓Cabro compound & parking
✓Individual freehold title deed
Most Popular
Type B
3-Bedroom Bungalow + Servant’s Quarter (SQ)
KES 7,000,000
117 sqm · Larger compound · Separate SQ entrance
3Beds
2+1Baths
+SQ
✓All Type A features included
✓Attached SQ / DSQ, separate entrance
✓Walk-in closet in master bedroom
✓Larger 117 sqm floor area
✓Flat roof — hidden parapet design
✓Individual freehold title deed
Type C
4-Bedroom All-Ensuite Maisonette
KES 9,050,000
141 sqm · Double-storey · Family room
4Beds
4Baths
2Parking
✓All 4 bedrooms en-suite
✓Double-volume entry & staircase
✓Open-plan kitchen with pantry
✓Master suite with walk-in closet
✓Front garden & cabro driveway
✓Individual freehold title deed
Twinfalls City — Unit Typology Comparison (Malaa, Kangundo Road)
Typology
Bedrooms
Bathrooms
Floor Area
Key Feature
Price (KES)
Type A — Bungalow
3 BR
2
104 sqm
Master ensuite · flat roof
6,700,000
Type B — Bungalow + SQ
3 BR + SQ
2 + 1
117 sqm
SQ with separate entrance
7,000,000
Type C — Maisonette
4 BR
4 (all ensuite)
141 sqm
All ensuite · double-storey
9,050,000
Twinfalls City — Malaa, Kangundo Road, Machakos County
From KES 6.7M
04 — Flat-Roof Design
The Hidden Flat Roof — Kenya’s Most-Searched House Design
The flat-roof or hidden-roof bungalow — characterised by a raised parapet wall concealing the low-pitch roof — is one of the highest-volume search terms in Kenyan residential property in 2025. Searches for “flat roof bungalow Kenya”, “hidden roof design Kenya”, and “flat roof house Kangundo road” continue to grow rapidly, reflecting rising demand for contemporary box-form architecture across the Nairobi Metropolitan Area.
Type A — 3-Bedroom Hidden Flat-Roof Bungalow, Twinfalls City, Malaa
“The parapet wall gives the bungalow a single, unbroken roofline — a simple gesture that transforms the building from ordinary to genuinely contemporary. It was the right design decision for Twinfalls City’s market position.”
Aalis Studios — Design Notes, Twinfalls City, Malaa
Parapet Wall Design
The raised parapet wall running around the building perimeter hides the low-pitch drainage roof. At Twinfalls City it was detailed with stepped profile elements and accent reveals to add depth without extra cost.
Drainage & Waterproofing
The concealed roof uses a 2–5° pitch slab, internally waterproofed and drained through downpipes hidden within the parapet. Correct drainage design is critical and is handled by Aalis Studios as part of the full package.
Future Expansion Platform
The flat roof provides a structural platform for future additions — additional rooms, a rooftop terrace, or solar installations — giving buyers long-term flexibility unavailable in conventional pitched-roof bungalows.
Solar Integration
The flat surface is ideal for PV solar panels and solar water heaters. Twinfalls City units include solar water heater infrastructure as part of the standard specification.
05 — Estate Amenities
Gated Community Features — Live, Work & Play
Perimeter Wall & Electric Fence Installation — Twinfalls City Security Infrastructure
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Perimeter Wall + Electric FenceFull perimeter boundary with electric security fence.
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CCTV Security NetworkEstate-wide CCTV at entry points and common areas.
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Borehole Water SupplyDedicated borehole for uninterrupted water, independent of municipal supply.
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Cabro-Paved Internal RoadsAll estate roads and unit driveways finished in cabro paving.
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Landscaped Green SpacesPlanned green zones and open spaces for resident amenity.
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Individual Freehold Title DeedsEach unit has its own ready individual freehold title deed.
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KPLC Electricity + SolarMetered KPLC connection and solar water heater infrastructure per unit.
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Fibre & TV Cable InfrastructurePre-installed ducting for fibre internet and TV cable.
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Proposed Commercial CentreMixed-use commercial zone within the estate for retail and services.
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Tarmac Frontage (B63)Estate touches the B63 Nairobi–Kangundo Road — no murram access road.
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2 Parking Spaces Per UnitCabro-paved parking for two vehicles per unit, within private compound.
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Own Compound Per UnitEach unit has a private compound with perimeter fence — not a shared yard.
06 — Master Planning
How Aalis Studios Master-Planned Twinfalls City
The master planning of Twinfalls City required Aalis Studios to resolve several competing demands on a single 20-acre site: maximising unit count, providing quality amenity and green space, designing an efficient road hierarchy, and ensuring every unit has its own private compound.
01
Site Analysis & Feasibility
Topographic survey, soil analysis, infrastructure availability (KPLC, water, tarmac access), and development potential review under Machakos County planning regulations. This established permissible density, setbacks, and site coverage ratios.
02
Master Plan Layout
Multiple master plan layout options tested and reviewed with Mintvilla Housing — road hierarchy, unit clusters, open space distribution, commercial zone positioning, and security perimeter. Final plan adopted for development approval submission.
03
Unit Typology Design
Full architectural design of all three unit types from concept through schematic, design development, and construction documentation. All units share the flat-roof / hidden-roof language, open-plan living zones, and master-ensuite configuration.
04
Statutory Approval — Machakos County
BORAQS-stamped architectural drawings submitted to Machakos County Council for development permission. Aalis Studios managed all submissions, county queries, and approval follow-up — securing permission for the full 20-acre estate.
05
Construction Management
NCA-registered construction supervision across all phases — contractor procurement, BOQ pricing, quality control, cost management, and milestone progress reporting for Mintvilla Housing until handover.
Planning a Similar Estate?
Aalis Studios delivers full master planning for gated estates anywhere in Kenya
From a 10-unit cluster to a 500-unit estate — site analysis, master plan, unit design, county approvals, construction management.
Aalis Studios provided NCA-registered construction management from first excavation to final handover — overseeing contractor performance, quality control, cost management, and progress reporting for Mintvilla Housing Ltd throughout the full build programme.
Foundation Construction — Bungalow Footings, MalaaAerial View — Foundations & Early Structure
Bungalow Under Construction — Parapet WallConstruction Progress — Multiple UnitsAerial Drone View — Near-Complete Units
08 — Location & Accessibility
Malaa, Kangundo Road — 35 km from Nairobi
Twinfalls City is located in Malaa Town, directly on the B63 Nairobi–Kangundo Road, in Machakos County, Kenya. The estate touches the tarmac — a significant advantage over many competing developments set back by unpaved murram access roads. Malaa is one of the fastest-growing residential areas along Kangundo Road, positioned between Joska and Kamulu on the eastern fringe of the Nairobi Metropolitan Area, with land values reportedly appreciating at 15–20% annually.
Nairobi CBD
~35 km via B63 Kangundo Road. Typical commute: 45–60 minutes depending on traffic.
Eastern Bypass (Ruai)
~15 minutes to the Eastern Bypass interchange at Ruai, connecting to Thika Superhighway and Outer Ring Road.
Which County is Malaa In?
Malaa is in Machakos County, Kenya — despite its proximity to Nairobi. This is a common search query. Aalis Studios managed all Machakos County development approvals for Twinfalls City.
Nearby Amenities
Malaa Town shopping centres, schools, clinics, and public transport directly accessible from the estate entrance. Joska Market and Kamulu within 5–10 minutes for additional retail and banking.
09 — Aalis Studios Services
Planning a Similar Estate? What Aalis Studios Delivers
Twinfalls City was delivered as a full-service engagement — Aalis Studios did not merely supply drawings. We provided an integrated service covering every phase: from the first feasibility sketch through master planning, architectural design, statutory approvals, and construction management to final handover. This is the same service we offer across Kenya.
Developer Clients — Kenya & East Africa
Building a Residential Estate Anywhere in Kenya?
Whether you are a developer planning a 20-unit cluster in Joska, a SACCO building affordable housing in Machakos, or a diaspora investor commissioning a boutique estate in Karen or Kiambu — Aalis Studios provides full architectural and project management services.
Master Planning
Site feasibility, road hierarchy, unit layout, utility routes, green spaces, security infrastructure — all coordinated in a single coherent master plan.
Architectural Design
Concept through full construction documentation for all unit types. BORAQS-stamped for county submission. 3D visualisations included.
Statutory Approvals
We manage county council development permission, NCA registration, and all submissions across Machakos, Nairobi, Kiambu, and all Kenyan counties.
BORAQS-Registered · NCA-Registered · EDGE-Certified · Lexus Design Award 2020
Design a Similar Gated Estate with Aalis Studios
From a 10-unit bungalow cluster to a 500-unit mixed-use estate — we deliver master planning, BORAQS-compliant architecture, statutory approvals, and construction management for residential developments across Kenya and East Africa.
Frequently Asked Questions — Twinfalls City & Gated Estate Design Kenya
Twinfalls City was designed by Aalis Studios, a BORAQS-registered architecture and master planning firm in Nairobi, Kenya. Aalis Studios delivered the full service for Mintvilla Housing Ltd — 20-acre estate master planning, 3-bedroom flat-roof bungalow and 4-bedroom maisonette design, Machakos County statutory approvals, and NCA-registered construction management from start to handover. Contact Aalis Studios to discuss your own project.
3-bedroom bungalows in Malaa on Kangundo Road start from KES 5.9M to KES 7.5M. At Twinfalls City, the Type A flat-roof bungalow (104 sqm, master ensuite) starts at KES 6.7M and Type B with SQ (117 sqm) at KES 7M. Both include own compound, cabro parking, and individual freehold title deed. Comparable bungalows in nearby Joska and Kamulu run KES 5.9M–7.5M depending on finishes.
A flat-roof bungalow has a raised parapet wall that hides the low-pitched drainage roof — giving a clean, contemporary box appearance with no visible rafters. It is Kenya’s most-searched modern house design in 2025. The key advantages are a striking street presence, a structural platform for future room additions or a rooftop terrace, and ideal positioning for solar panel installation. At Twinfalls City, Aalis Studios applied this design across all Type A and B bungalows.
A 4-bedroom maisonette in Malaa or Joska costs between KES 7.5M and KES 15M. At Twinfalls City, the Type C all-ensuite 4-bedroom maisonette (141 sqm) was priced from KES 9.05M. Premium 4-bedroom maisonettes with DSQ and high-end finishes in this corridor reach KES 12M–15M. For comparison, 4-bedroom maisonettes in Utawala and Ruai are priced similarly, while Karen and Kiambu estates command KES 20M+.
A 3-bedroom bungalow with SQ adds a self-contained room with its own bathroom to the main house. It can serve as staff quarters, a rental unit generating additional income, or a home office. The Twinfalls City Type B bungalow (117 sqm, KES 7M) includes an attached SQ with a separate entrance within the same compound — one of the most-searched features in Kenyan residential real estate searches.
Malaa is 35 km from Nairobi CBD via the B63 Kangundo Road — about 45–60 minutes by car. It is approximately 15 minutes from the Eastern Bypass at Ruai, which connects to the Thika Superhighway and Outer Ring Road. Malaa is in Machakos County, not Nairobi County, despite sitting on the eastern fringe of the Nairobi Metropolitan Area. This county distinction matters for building approvals — Aalis Studios managed the Machakos County development permission for Twinfalls City.
Yes — Kenyan law requires BORAQS-registered architectural drawings for all county council building applications. Under the Architects and Quantity Surveyors Act (Cap. 525), building without approved plans risks stop-work orders and demolition notices. Aalis Studios is BORAQS-registered and produces county-submission-ready drawings for individual bungalows, maisonettes, and full estate master plans across all Kenyan counties. Fees are typically 3–5% of construction cost.
Yes — Aalis Studios designs gated residential estates anywhere in Kenya. Services include site feasibility, estate master plan layout, unit typology design (bungalows, maisonettes, townhouses), BORAQS-stamped county approvals, and NCA-registered construction management. We have delivered projects in Nairobi, Machakos, Kiambu, and beyond. Start a conversation here or WhatsApp +254 757 743 454.
Resident Reviews
What Twinfalls City Residents Say
“The flat-roof bungalow design is exactly what we were looking for — clean, modern, and very different from anything else on Kangundo Road. The compound is private and the cabro roads feel premium. Very happy with our purchase.”
James M. — Type A Bungalow Owner
★★★★★ Verified Resident
“I bought a Type B bungalow with SQ. The SQ has been rented out from day one — it pays a portion of my mortgage. Aalis Studios’ design made good use of every square metre. Would recommend Twinfalls City to anyone looking on Kangundo Road.”
Grace W. — Type B Bungalow + SQ Owner
★★★★★ Verified Resident
Video Tour
Watch: Inside Twinfalls City, Malaa
Tour the completed 3-bedroom flat-roof bungalows and 4-bedroom maisonettes of Twinfalls City on Kangundo Road — including the estate entrance, cabro roads, interiors, and landscaped gardens.
ⓘ Replace VIDEO_ID_HERE in the page source with the correct YouTube video ID from Mintvilla Housing’s channel. Example: for https://youtu.be/AbCdEfG1234 use AbCdEfG1234.
Aalis Studios — Architecture & Master Planning, Nairobi Kenya
BORAQS-RegisteredNCA-RegisteredEDGE-CertifiedLexus Design Award 2020
Aalis Studios is an award-winning architecture and master planning firm based in Nairobi, Kenya. We specialise in gated community design, residential estate master planning, unit typology design (bungalows, maisonettes, townhouses), statutory approvals, and NCA-registered construction management for developers, landowners, SACCOs, and diaspora clients across Kenya and East Africa.
Full-Service Real Estate Architecture Across Kenya
From your first sketch to the last title deed — Aalis Studios provides end-to-end architectural services for developers, landowners, and diaspora clients.
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Estate Master Planning
Site analysis, road hierarchy, unit placement, utility layout, green spaces — from 5-unit clusters to 500+ unit estates anywhere in Kenya.
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Architectural Design
Concept through construction documentation. Bungalows, maisonettes, townhouses. All drawings BORAQS-stamped for county council submission.
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Statutory Approvals
We manage county council development permission, NCA, and NEMA across Machakos, Nairobi, Kiambu, and all Kenyan counties.
