KBA housing market movement
+0.39%KBA reported a modest Q1 2026 rise on its fixed-base measure after the volatility seen in 2025.
Independent Market Data
Understand the Kenyan property market.
Selected data from independent reports, kept separate by source and explained in practical language.
This is not a Sweet Homes Property Index. The reports cover different periods, geographies and methodologies, so their numbers should not be merged as if they were one dataset.
Apartment transaction share
36.7%Apartments represented the largest share of transactions in the KBA Q1 2026 house-type mix.
Macaash satellite sales signal
+2.4%The Macaash Q1 2025 online baseline reported stronger momentum in satellite markets than its suburban composite.
Hass Coast 5-year composite change
+40.7%The Hass Coast composite land index reported a 40.7% five-year change from 2020 to 2025.
KBA Housing Price Index
What was moving in Q1 2026?
KBA's Q1 transaction mix placed apartments first, followed by bungalows and maisonettes. Its analysis also identified usable space and bedroom count as important structural value drivers.
Apartment
KES 15.96MThe largest share of the Q1 2026 KBA transaction mix and the most compact house type on average.
Bungalow
KES 19.54MA major share of activity, often associated with practical family use and more land.
Maisonette
KES 34.18MA larger family-oriented segment with a higher average price in the KBA sample.
Villa
KES 72.0MA small-volume, high-value niche in the KBA Q1 2026 transaction mix.
What this means in normal language
Do not judge a home only by bedroom count. Size, location, layout and practical living space matter. These KBA averages describe a survey sample; they are not automatic valuations for every home.
Macaash Q1 2025
Rental signals by selected corridor.
Macaash describes these figures as online / ask-based and indicative signals. They can frame a conversation, but they are not completed-transaction evidence.
| Location | Asset | Ask-based gross yield | Indicative occupancy | Reported signal | Confidence |
|---|---|---|---|---|---|
| Kileleshwa | Apartments | 6.6% | 96.1% | Mixed price momentum; softer rents in the report's suburban composite. | A |
| Athi River | Apartments | 9.4% | 97.1% | Mixed price momentum with stabilising rents; connectivity highlighted. | A |
| Kikuyu | Apartments | 6.5% | 95.8% | Mixed price momentum with stabilising rents; commuter-node appeal. | A |
| Ngong | Apartments | 6.2% | 93.7% | Stabilising to accelerating, with rents reported up 5.1% QoQ. | A |
What this means in normal language
A quoted yield is only as good as its assumptions. Replace advertised rent with realistic rent and account for vacancy, service charge and maintenance.
Test the numbers yourselfHass Coast Land Price Index
Coastal land is not one market.
Hass highlights large differences between coastal nodes and emphasises frontage, access, services, environmental constraints and title conditions.
Diani
79.1% five-year changeQuarter: +2.3%Year: +7.1%
Premium coastal node where beachfront and lifestyle demand are important value drivers.
Watamu
70.4% five-year changeQuarter: -0.5%Year: +4.3%
Strong five-year growth, with beach quality and conservation appeal highlighted.
Lamu Island
59.7% five-year changeQuarter: +1.8%Year: +1.7%
High-value specialised market with access, title and land-supply constraints.
Bamburi
56.6% five-year changeQuarter: -1.1%Year: +2.8%
Tourism infrastructure and comparatively accessible beachfront positioning support demand.
Kikambala
42.1% five-year changeQuarter: +1%Year: +7.7%
Developable land and improving road access are highlighted as important drivers.
Kilifi Town
40.1% five-year changeQuarter: +0.7%Year: +8.8%
Creek frontage and lower entry values support demand, alongside access and title constraints.
What this means in normal language
“Coastal land” is too broad to price by one rule. A beachfront acre, an inland acre, a plot with weak access and a serviced plot with a clear title can behave like very different assets.