How Much Do Apartments Cost In Kilimani in 2026?

Kilimani is the highest-yielding prime node in Nairobi. Realtors.co.ke puts the average rental yield at 10.1 per cent. BuyRentKenya lists 614 active apartments for sale as of August 2026, with a platform average of KES 11.5 million across all sizes. Those are the headlines. The useful question is what you will actually pay per apartment size, based on what sellers and developers are asking today.

We pulled real asking prices from Kenya Property Centre (614 listings), BuyRentKenya, Sarabi Realty, agent walkthrough videos on YouTube, and developer off-plan price sheets including listings on Instagram and Facebook Marketplace. The numbers that follow reflect actual asking prices in August 2026, averaged by apartment size.

For context on how Kilimani fits into the broader market, read our Nairobi Property Market 2026 analysis and our guide to the best corridors to buy in right now. For a direct price comparison, see what apartments cost in Westlands.

Kilimani vs Westlands: The Price Gap

Kilimani apartments are consistently cheaper than Westlands equivalents, by roughly 30 to 40 per cent across all sizes. A one-bedroom that costs KES 9.3 million in Westlands costs about KES 5.5 million in Kilimani. A three-bedroom that costs KES 23.5 million in Westlands costs about KES 16.1 million in Kilimani.

That price gap is the market pricing two things: proximity to headquarters and land scarcity. Westlands has Safaricom, Microsoft, Google, and multiple embassies inside its boundary. Kilimani does not. Westlands land is finite and largely built out. Kilimani still has infill sites. The gap is rational. The question for a buyer is whether the Kilimani discount compensates for the lower rent. At a 10.1 per cent gross yield, it usually does.

Studio Apartments

Kilimani has more studio inventory than Westlands, driven by demand from young professionals and short-term rental investors who want the lowest possible entry price in a high-yield node.

Real asking prices we found:

• Studio, 30 sqm, off-plan: from KES 3 million (Kenya Property Centre, August 2026)
• Studio, 45 sqm, off-plan near Yaya Centre: KES 4.8 million (Sarabi Realty)
• Studio, 45 sqm, new development: from KES 5.3 million (developer listing, Instagram)
• Studio, exclusive development near Yaya Centre: KES 6.1 million (Sarabi Realty)
• Propscout platform average for Kilimani studios: KES 3.78 million

What we think you will actually pay: KES 3.5 million to KES 5.5 million. The KES 3 million to KES 4 million range buys a compact studio in a standard block. The KES 5 million to KES 5.5 million range buys a larger studio in a new-build development with gym, rooftop, and backup power. At KES 4.8 million and a monthly rent of KES 45,000 to KES 55,000, the gross yield runs 11.3 to 13.8 per cent, which is why studios dominate the Kilimani investment conversation.

The catch: studio tenants turn over faster than one-bedroom tenants. Budget a month of vacancy per year and factor in the higher churn when comparing yields against larger units.

One-Bedroom Apartments

One-bedroom units are the most listed apartment size in Kilimani. Supply is deep and the pricing is sharp, especially on the resale market.

Real asking prices we found:

• 1BR, 45 sqm, off-plan: KES 4.8 million (Sarabi Realty)
• 1BR, 52 sqm, premium off-plan development: from KES 5 million (Sarabi, Facebook)
• 1BR, 53 sqm, new development near Kilimani Police Station: from KES 5.9 million (Realty Boris walkthrough, YouTube, May 2026)
• 1BR, 55 sqm, off-plan: from KES 6.2 million (developer listing, Instagram)
• 1BR plus study, 68 sqm, new development: from KES 7.2 million (Realty Boris, YouTube)
• 1BR plus study, 75 sqm, off-plan: from KES 8 million (Commercial Property Kenya)

What we think you will actually pay: KES 5 million to KES 6.5 million for a new-build one-bedroom. The four standard one-bedroom listings average KES 5.5 million. A one-bedroom with a study adds KES 1.7 million to KES 2.5 million to the price.

On the resale side, BuyRentKenya reports a platform average of KES 4.53 million for one-bedroom units, with a typical size of 58 square metres. The gap between the developer-direct average and the resale average tells you that new-build premiums in Kilimani are slimmer than in Westlands. A developer one-bedroom at KES 5.5 million versus a resale unit at KES 4.5 million is a 22 per cent premium. In Westlands, that premium is closer to 47 per cent. Kilimani gives you less of a discount for buying used, which means the new-build premium is easier to justify.

Rental income on a one-bedroom in Kilimani runs KES 50,000 to KES 70,000 per month. At a KES 5.5 million purchase price, that is a gross yield of 10.9 to 15.3 per cent.

Two-Bedroom Apartments

Two-bedroom units are the workhorse of the Kilimani rental market. They attract professional couples, young families, and corporate tenants who want proximity to the Yaya Centre and Hurlingham commercial nodes without paying Westlands prices.

Real asking prices we found:

• 2BR, 80 sqm, off-plan: from KES 8.5 million (developer listing, Instagram)
• 2BR, 94 sqm, new development near Kilimani Police Station: from KES 9.6 million (Realty Boris walkthrough, YouTube)
• 2BR, 108 sqm, premium off-plan: from KES 10 million (Sarabi, Facebook)
• 2BR, Kindaruma Road: KES 10 million (BuyRentKenya, Ace Realtors)
• 2BR, Hurlingham: KES 11.6 million (BuyRentKenya, Ace Realtors)
• 2BR plus DSQ, 140 sqm: from KES 13.8 million (Realty Boris, YouTube)

What we think you will actually pay: KES 9 million to KES 11.5 million for a new-build two-bedroom. The five standard two-bedroom listings average KES 9.94 million. A two-bedroom with a DSQ at KES 13.8 million commands a 38 per cent premium, similar to the Westlands DSQ premium.

At KES 10 million and a monthly rent of KES 75,000 to KES 85,000, the gross yield runs 9 to 10.2 per cent. That is slightly below the one-bedroom yield but the tenant stays longer, vacancy is lower, and the unit appeals to a broader renter base.

Three-Bedroom Apartments

Three-bedroom supply in Kilimani is thinner than in Westlands, and the pricing reflects it. While Westlands three-bedrooms cluster around KES 23.5 million, Kilimani three-bedrooms average KES 16.1 million, a 31 per cent discount.

Real asking prices we found:

• 3BR, 140 sqm, new development: from KES 13.8 million (Realty Boris walkthrough, YouTube)
• 3BR, 168 sqm, premium off-plan: from KES 16.5 million (Sarabi, Facebook)
• 3BR, 129 sqm, completed unit: KES 18 million (Nuru Breeze Homes, BuyRentKenya)

What we think you will actually pay: KES 14 million to KES 18 million for a new-build three-bedroom. The three listings average KES 16.1 million. At that price and a monthly rent of KES 100,000 to KES 130,000, the gross yield runs 7.5 to 9.7 per cent.

The Kilimani three-bedroom is the family play. It costs less than a two-bedroom in Westlands and rents for more than a one-bedroom in Westlands. For a buy-to-let investor with a KES 16 million budget, the arithmetic favours the Kilimani three-bedroom over the Westlands two-bedroom on yield, but the Westlands unit wins on tenant quality and capital preservation.

What You Actually Get for the Money

Kilimani new-builds typically include the same amenity package as Westlands: gym, rooftop or swimming pool, backup power, borehole water, CCTV, and one parking bay. The price per square metre in Kilimani runs KES 95,000 to KES 115,000, compared to KES 135,000 to KES 160,000 in Westlands. The finishes are comparable. The difference is the neighbourhood, not the build quality.

What to watch for in Kilimani: water supply is less reliable than Westlands in some micro-locations, and traffic on Ngong Road and Argwings Kodhek Road is worse during peak hours. Developments on Kindaruma Road and near Hurlingham have better access and more stable water pressure than those deeper in the interior roads.

The Kilimani Risk: Oversupply

Kilimani has added more apartment stock than any other Nairobi node in the last five years. Infrastructure strain is visible in water supply, traffic, and occasionally in sewer capacity. The KNBS Residential Property Price Index for Q1 2026 showed that while standalone house prices rose 8.5 per cent year on year, apartments in several suburbs corrected. Kilimani is not immune to that correction.

The defence is yield. At 10.1 per cent gross, a Kilimani apartment pays for itself faster than a Westlands unit at 8.5 per cent, which means the investor is less exposed to a price dip because more of the capital has already been recovered through rent. The correction is a risk for the speculator who planned to flip. It is less of a risk for the landlord who plans to hold.

The practical takeaway: buy near Yaya Centre, Hurlingham, or Kindaruma Road where tenant demand is thickest. Avoid generic blocks on interior roads with no management. Budget for water storage and a generator if the development does not include them. And price your rent slightly below the building average to minimise vacancy in a market where tenants have options.

Sources: Kenya Property Centre Kilimani listings (614 active); BuyRentKenya Kilimani apartments; Sarabi Realty Kilimani listings; Realtors.co.ke Kilimani price guide; Realty Boris YouTube walkthrough (May 2026); developer listings on Instagram and Facebook Marketplace accessed August 2026.