How Much Do Apartments Cost In Westlands in 2026?

Most articles about Westlands apartment prices quote a range: "KES 6 million to KES 50 million." That is technically true. It is also useless. A range that wide tells you nothing about what you will actually pay for the apartment size you want.

We did something different. We pulled real asking prices from 872 active Westlands listings on Kenya Property Centre, developer price sheets from Brookside Oak Residency and Marble West, agent listings on BuyRentKenya and Sarabi Realty, and the prices quoted in walkthrough videos by agents showing actual units. Then we averaged them by apartment size. The numbers that follow are not brochure estimates. They are what sellers and developers are asking for right now, in August 2026.

For context on how Westlands fits into the wider Nairobi market, read our Nairobi Property Market 2026 analysis and our guide to the best corridors to buy in right now.

The Two Westlands Apartment Markets

Before the numbers, a distinction that matters. Westlands has two parallel apartment markets and they price differently.

The first is the developer-direct market. These are new-build, off-plan, or recently completed units sold by the developer. Prices are higher, payment plans are available (typically 12 to 40 months), and the finishes are modern. Brookside Oak Residency, Marble West on Muthithi Road, and Capital Heights are examples. The second is the resale market. These are existing units listed by owners through agents. Prices are lower on average, financing is typically cash or mortgage, and the condition varies.

According to BuyRentKenya, the average resale apartment in Westlands lists for KES 14.5 million across all sizes, with an average floor area of 110 square metres. On Kenya Property Centre, where 872 Westlands apartments are currently listed, the average across all sizes is KES 13.3 million. The developer-direct average, based on the price sheets we reviewed, sits closer to KES 16 million to KES 18 million for a two-bedroom, reflecting the premium for new construction, modern finishes, and developer payment plans.

We give both numbers where we have them. Use the resale average if you are a cash buyer negotiating on an existing unit. Use the developer-direct average if you want a new-build with a payment plan.

Studio Apartments

Studio inventory in Westlands is thin. Most new developments start at one-bedroom units. The studios that exist are concentrated in serviced-apartment blocks and a handful of new towers.

Real asking prices we found:

• Studio, 41 sqm, off-plan development near Brookside: from KES 6 million (Facebook Marketplace, August 2026)
• Studio, 45 sqm, serviced block near Westlands Road: from KES 8 million (agent listing, Instagram, August 2026)
• Furnished studio, Marble West, Muthithi Road: price on application, estimated KES 7 million to KES 9 million based on comparable serviced units

What we think you will actually pay: KES 7 million to KES 8.5 million. The lower end buys you a 40 to 45 square metre shell-and-core unit in a new block. The higher end buys you a furnished serviced studio with gym and rooftop access. Studios are not the value play in Westlands. The price per square metre is the highest of any apartment size because the absolute entry price is the lowest, and demand from single professionals and short-term rental investors keeps it elevated.

One-Bedroom Apartments

This is the volume segment. One-bedroom units account for the largest share of Westlands listings, and the pricing is competitive because supply is deep.

Real asking prices we found:

• 1BR, 65 sqm, Brookside Oak Residency (UN Blue Zone): from KES 8.8 million (Kenya Property Centre, August 2026)
• 1BR, 75 sqm, Brookside Oak Residency: from KES 10 million (Kenya Property Centre)
• 1BR, 89 sqm, Brookside Oak Residency: from KES 12 million (Kenya Property Centre)
• 1BR, 69 sqm, new development near Rhapta Road: KES 9.5 million to KES 10 million with 3-year payment plan (agent walkthrough video, YouTube, August 2026)
• 1BR, 60 sqm, serviced apartment near Westlands Road: KES 7.7 million (Pivot Edge Homes, BuyRentKenya)
• 1BR, 60 sqm, off-plan near Brookside: from KES 8 million (Facebook Marketplace)

What we think you will actually pay: KES 8 million to KES 10.5 million for a new-build one-bedroom. The six listings we pulled average KES 9.3 million. BuyRentKenya's platform average for resale one-bedrooms is lower at KES 6.35 million, reflecting older units in less prime micro-locations. If you are paying cash and can inspect, a resale one-bedroom at KES 6.5 million to KES 7.5 million is the value entry into Westlands. If you want a new unit with a payment plan, budget KES 9 million to KES 10 million.

Rental income on a one-bedroom in Westlands runs KES 65,000 to KES 85,000 per month depending on furnishing and exact location. At a KES 9.3 million purchase price, that is a gross yield of 8.4 to 11 per cent, consistent with the 8 to 10 per cent range reported by Realtors.co.ke.

Two-Bedroom Apartments

Two-bedroom units are the sweet spot for Westlands investment. They attract both professional couples and corporate tenants, and the rental demand is the most resilient of any apartment size in the node.

Real asking prices we found:

• 2BR, 95 sqm, Brookside new development: from KES 11.88 million (Kenya Property Centre)
• 2BR, 100 sqm, UN Blue Zone development: from KES 13.5 million (Kenya Property Centre)
• 2BR, higher floor with unblocked views, central Westlands: KES 13.5 million (Kenya Property Centre)
• 2BR, 90 sqm, new development near Rhapta Road: from KES 14.5 million (agent walkthrough, YouTube)
• 2BR plus study, 112 sqm, Brookside: from KES 15.08 million (Kenya Property Centre)
• 2BR plus DSQ, 132 sqm, Brookside: from KES 16.54 million (Kenya Property Centre)
• 2BR, 115 sqm, Astoria Real Estate listing: KES 14 million (BuyRentKenya)

What we think you will actually pay: KES 12 million to KES 16 million for a new-build two-bedroom. The seven listings we pulled average KES 14.1 million. The premium between a basic two-bedroom at KES 12 million and one with a study and DSQ at KES 16.5 million is about 38 per cent. That DSQ premium is worth it if you are buying to let because a DSQ adds KES 15,000 to KES 25,000 per month in rental income and broadens your tenant pool to families with live-in help.

BuyRentKenya's platform shows resale two-bedrooms ranging from KES 13 million to KES 33 million, with the higher end reflecting luxury developments like GTC and Hazina Towers. The resale average is pulled up by these outliers. For a standard mid-market two-bedroom on the resale market, expect KES 12 million to KES 15 million, roughly in line with new-build pricing, which tells you that Westlands two-bedrooms have held their value.

Three-Bedroom Apartments

Three-bedroom units in Westlands are a different product from three-bedroom units in Kilimani or Kileleshwa. In Westlands, a three-bedroom typically includes a DSQ, often includes a study, and targets the corporate leasing market. The price jump from two to three bedrooms is steep because the unit crosses from "professional couple" to "family with staff" territory.

Real asking prices we found:

• 3BR, 145 sqm, UN Blue Zone development: from KES 19.6 million (Kenya Property Centre)
• 3BR plus DSQ, Brookside: from KES 23.28 million (Kenya Property Centre)
• 3BR plus DSQ, 172 sqm, UN Blue Zone: from KES 23.2 million (Kenya Property Centre)
• 3BR, Mvuli Road area: KES 21.34 million (Sarabi Realty)
• 3BR plus DSQ near Westgate Mall: KES 26.39 million (Sarabi Realty)
• 3BR plus DSQ plus study, 200 sqm, UN Blue Zone: from KES 27 million (Kenya Property Centre)

What we think you will actually pay: KES 20 million to KES 26 million for a new-build three-bedroom. The six listings average KES 23.5 million. The gap between a basic three-bedroom at KES 19.6 million and a fully loaded three-bedroom with DSQ and study at KES 27 million is KES 7.4 million, or roughly the price of a one-bedroom. For an investor, the question is whether the additional KES 7.4 million generates enough extra rent to justify itself. At KES 25,000 per month for the DSQ and study premium, the payback is about 25 years. The premium is a lifestyle decision, not a yield decision.

Rental income on a three-bedroom in Westlands runs KES 150,000 to KES 200,000 per month according to BuyRentKenya. At a KES 23.5 million purchase price, that is a gross yield of 7.7 to 10.2 per cent.

What You Actually Get for the Money

The price per square metre in Westlands new-builds ranges from KES 135,000 to KES 160,000. For that, most developments include:

• Gym, rooftop pool or terrace, and backup power as standard
• One parking bay included (additional bays KES 500,000 to KES 800,000)
• High-speed lifts in buildings over six floors
• CCTV, perimeter security, and borehole water supply
• Finishes: porcelain tiles, granite kitchen tops, in-built wardrobes in the master bedroom

What is typically not included: service charge (budget KES 5,000 to KES 8,000 per month for a two-bedroom), furnishing, and stamp duty at 4 per cent of the purchase price. On a KES 14 million two-bedroom, budget an additional KES 560,000 for stamp duty and KES 140,000 to KES 210,000 for legal fees.

The Westlands Price Advantage

Westlands apartments are not the cheapest in Nairobi. They are the most expensive per square metre of any node outside the diplomatic enclaves. But they carry a structural advantage that Kilimani and Kileleshwa do not: Westlands land is finite, and the demand base is institutional. Safaricom, Microsoft, Google, the German and Australian embassies, and the United Nations offices are inside Westlands. Those tenants do not move to Kilimani to save KES 10,000 in rent. They stay in Westlands because it is a ten-minute walk to their office.

That demand floor is what makes the price premium durable. Apartments in oversupplied nodes correct when supply outpaces demand. Westlands has 4,181 units with 23.8 per cent still under development, according to Estate Intel data cited by BuyRentKenya. That oversupply has pushed resale prices down slightly since 2022. But the correction has been modest because the tenant base is not speculative. It is employed.

The practical takeaway: if you are buying in Westlands in 2026, you are buying a yield asset, not an appreciation play. The capital gains will come, but they will come slowly. The rental income, at 8 to 10 per cent gross, is what pays your mortgage while you wait.

Sources: Kenya Property Centre Westlands listings; BuyRentKenya Westlands apartments; Sarabi Realty Westlands listings; Realtors.co.ke Nairobi apartment investment guide; BuyRentKenya Westlands market overview; agent walkthrough videos and Facebook Marketplace listings accessed August 2026.