How much does it cost to build a house in Kenya in 2026?

Construction costs in Kenya in 2026 range from KES 40,000 to KES 95,000 per square metre depending on finishes and location. A basic 3-bedroom bungalow (100m²) costs approximately KES 5M–8M at economy finish, while a mid-range finish costs KES 8M–14M. Use our free construction cost calculator Kenya to get a detailed estimate for your specific project.

Is this construction cost calculator free to use?

Yes — generating and previewing your Bill of Quantities is completely free. A small download fee of KES 2,600 applies to save the print-ready A4 BoQ document. This covers the IQSK-benchmarked rates and professional document formatting.

What construction rates does this BoQ tool use?

The tool uses 2025/2026 construction rates benchmarked against IQSK (Institute of Quantity Surveyors Kenya) data for Nairobi and Central Kenya. Rates cover all major trades: substructure, frame, walls, roof, openings, finishes, and provisional sums for electrical, mechanical and external works.

How much do quantity surveyor fees cost in Kenya?

Quantity surveyor fees in Kenya typically range from 1.5% to 3% of total construction cost for a full BoQ and tender documentation service. For a KES 10M project this is KES 150,000–300,000. Our free BoQ tool gives you a professional indicative estimate at a fraction of that cost — KES 2,600 to download.

Free Construction Cost Calculator Kenya 2026 | Bill of Quantities Generator

Q: What is a Bill of Quantities in Kenya?

A Bill of Quantities (BoQ) in Kenya is a detailed cost document prepared by a Quantity Surveyor (QS) that lists all materials, labour, plant and other costs for a construction project. It covers substructure, frame, walls, roof, finishes and provisional sums. A BoQ is required for bank financing, contractor tendering and project budgeting.

Q: How much does it cost to build a maisonette in Kenya?

A 4-bedroom maisonette in Kenya costs between KES 10M and KES 22M in 2026, depending on finishes, location and specification. A standard 2-storey maisonette on a 50x100ft plot in Nairobi typically costs KES 12M–18M at mid-range finish. Our free BoQ generator gives you a detailed cost breakdown per section.

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Project Information

Client Name

QS Name & Reg. pre-filled

Plot / LR Number

Location / County

Project Title

Month & Year

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House Type — sets storey multipliers

Select your house type. This auto-adjusts suspended slab area, stair quantities, provisional sums, and frame complexity for the correct number of floors.

Active: Maisonette G+1 — 2 storeys, 1 suspended slab, 1 staircase

★

Finish Level — affects finishes rates

Select your finish specification. This multiplies rates for floors, walls, ceilings, doors and windows. Substructure and frame costs remain fixed regardless of finish level.

Active: Mid-Range (×1.0) — IQSK benchmark rates

Substructure – Foundation

Site & Excavation

Total Floor Area (m²) The total built-up floor area of your project. For a single storey: just the ground floor area. For 2 storeys: ground + first floor combined. This is the most important input — it drives many other auto-calculated fields.

Site Area (m²) The area of ground to be cleared and prepared. Usually equals the ground floor footprint area. For a single storey house this equals total floor area. For a maisonette it equals half the total floor area.

Reduce-Level Excav. (m³) auto

Trench Excavation (m³)

Column Base Excav. (m³)

Backfill (m³)

Surplus Disposal (m³)

Concrete & Reinforcement

Strip Foundation (m³)

Column Bases (m³)

Foundation Columns (m³)

Surface Bed (m²) auto The ground floor concrete slab (150mm thick). Auto-set to your site area. Only adjust if ground floor footprint differs from site area.

Reinforcement (kg)

Foundation Walling & DPC

Foundation Wall (m²)

DPC Length (lm)

Plinth Area (m²)

Superstructure – Walls & Frame

Walls

External Walls (m²) Total area of external walls in quarry stone. Measure perimeter × wall height. Typical single storey: perimeter × 2.7m. For a 12×10m house: 44m × 2.7m = 119m².

Internal Walls (m²) Total area of all internal partition walls. Typically 40-50% of external wall area for a 3-bedroom house.

Frame

Columns (m³)

Beams & Ring Beam (m³)

Suspended Slab (m²) For maisonettes only — the first floor concrete slab. Zero for bungalows. Usually equals the ground floor area plus circulation (typically ×1.1 of ground floor area).

Zero for bungalows · 150mm thick

Frame Reinforcement (kg)

Roof

Flat Roof Area (m²) auto For flat roofs: equals the ground floor footprint. For pitched roofs this is auto-set but you may need to increase it by 20-40% for slope factor.

Parapet Coping (lm)

Rainwater Downpipes (lm)

Openings – Doors & Windows

External Steel Doors (No.)

Internal Timber Doors (No.)

Steel Casement Windows (m²)

Finishes

Ext. Wall Finish (m²) auto Total external wall area for plastering and painting. Auto-estimated as 1.15× your external wall area. Adjust for complex facade designs.

Int. Wall Plaster (m²)

Ceramic Wall Tiles (m²)

Floor Screed & Tiles (m²) auto Total floor area to be tiled. Auto-set to your total floor area. Affected by your finish level selection.

Skirting Length (lm)

Ceiling Area (m²) auto

Stairs

Staircase Concrete (m³)

Stair Reinforcement (kg)

Balustrade (lm)

Prime Cost & Provisional Sums (KES)

Electrical Installation

Mechanical / Plumbing

External Works

Joinery & Fittings

Boundary Wall & Gate

Contingency

⚠ Disclaimer

This tool provides indicative estimates only. Rates are based on IQSK 2025/2026 benchmarks and prevailing Kenyan market costs as of March 2026. They do not constitute a formal Bill of Quantities, contract document, or professional QS certification.

Actual costs may vary due to site conditions, material price fluctuations, contractor margins, and location within Kenya.
Aalis Studios accepts no liability for decisions made based solely on this tool's output.
Always engage a registered Quantity Surveyor (IQSK member) for contractually binding BoQs.
VAT and statutory levies are not included unless specified.

Cost Summary

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Kenya's Free Construction Cost Calculator & Bill of Quantities Generator

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Building Cost Kenya 2026

How much does it cost to build a house in Kenya?

Construction cost in Kenya 2026 ranges from KES 40,000–95,000/m² depending on finish level. A 3-bedroom bungalow: KES 5M–14M. A 4-bedroom maisonette: KES 10M–22M. This building cost calculator Kenya breaks down costs per section using IQSK 2026 benchmark rates — substructure, frame, roof, finishes and provisional sums.

What is a BoQ?

Bill of Quantities Kenya — what it covers

A bill of quantities Kenya lists every material, labour and cost item for a building project. Prepared by a quantity surveyor Kenya (QS), a BoQ is required for contractor tendering and bank financing. This free BoQ generator Kenya covers all 8 IQSK sections and produces a print-ready document.

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GET HELP

Free Consultation — Architect or QS

A Bill of Quantities (BoQ) is one of the most important documents in any Kenyan construction project. Prepared by a registered Quantity Surveyor (QS), it itemises every material, trade and labour element of a building — from site clearance and foundation excavation, right through to ceramic tiles, ceiling finishes and provisional sums for electrical and mechanical works.

Aalis Studios has built Kenya's first free, browser-based BoQ generator specifically calibrated for residential maisonettes, bungalows and storey houses. All rates are benchmarked against the IQSK 2025/2026 Construction Costs Handbook and current market data for Nairobi, Kiambu, Machakos, Kajiado and beyond.

Whether you are a homeowner in Kiambu planning a 4-bedroom maisonette, a contractor pricing works in Athi River, or an architect preparing tender documents in Nairobi, this tool gives you a professional, itemised starting point in minutes — completely free to preview.

Frequently Asked Questions

What is a Bill of Quantities in Kenya? ▾

A Bill of Quantities (BoQ) is a structured document produced by a Quantity Surveyor that lists every item of work, material and labour required for a construction project. In Kenya, BoQs are prepared in accordance with IQSK standards and the Standard Method of Measurement. They form the financial backbone of construction contracts and allow contractors to price work on an equal and transparent basis.

How much does it cost to build a maisonette in Kenya in 2026? ▾

Based on current IQSK 2025/2026 market rates, a standard two-storey maisonette in Kenya with mid-range finishes typically costs between KES 8 million and KES 18 million depending on location, floor area, site conditions and finish quality. Nairobi and Kiambu tend to command higher costs due to labour and material logistics. Use our free BoQ generator above for a project-specific estimate.

Is this BoQ tool free to use? ▾

Yes — generating, filling in and previewing your full Bill of Quantities on this page is completely free. A small fee of KES 2,600 (approximately USD 20) via M-Pesa applies only if you wish to download and save your BoQ as a formatted A4 document. This fee helps us maintain and improve the tool.

Are the construction rates accurate for my county? ▾

The rates used in this tool are benchmarked against IQSK 2025/2026 data and reflect typical costs in central Kenya counties including Nairobi, Kiambu and Machakos. Rates in coastal, northern or rural counties may differ — always consult a local registered QS for your final contract documents.

Can I use this BoQ as a contract document? ▾

No. This tool produces indicative estimates only and should not be used as a formal contract document without review and endorsement by a registered Quantity Surveyor. For legally binding BoQs, engage an IQSK-registered QS. Aalis Studios can assist — contact us at hello@aalisstudios.com.

How does the M-Pesa download payment work? ▾

After previewing your BoQ, click "Download (KES 2,600)." You'll be shown your unique reference code and asked to send KES 2,600 to our M-Pesa number using Send Money. Then WhatsApp us your M-Pesa confirmation together with your reference code. Once we verify the payment, we'll WhatsApp you a 4-digit PIN — enter it to unlock and download your A4 BoQ document.

⚠ Important Disclaimer – Please Read

The Bill of Quantities generated by this tool is for preliminary estimation and budgeting purposes only. It does not constitute professional quantity surveying advice, a certified BoQ, or a contract document under Kenyan law.

Rates: All unit rates are indicative, based on IQSK 2025/2026 benchmarks and Nairobi-region averages. Actual tender rates from contractors may differ significantly.
Site Conditions: Ground conditions, soil type, water table, access and topography are not accounted for and may materially affect costs.
Regulatory Compliance: This tool does not check compliance with the Kenya Building Code, county by-laws, or NEMA requirements.
Professional Advice: Aalis Studios strongly recommends engaging a registered QS (IQSK member) for all projects going to tender or requiring bank financing.
Liability: Aalis Studios and its principals accept no liability whatsoever for financial losses or construction disputes arising from use of this tool.
Currency: All amounts are in Kenyan Shillings (KES). Exchange rates and import duties may affect costs of imported materials.