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Breakdown on the Cost of Building a 3 Bedroom House in Kenya

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When building a house – a three-bedroom house for that matter – the cost will always depend on a number of things; from location, type of materials you are using, size of the house, quality of materials you intend to use and design of the house among others.

This article takes you through a breakdown on the cost of the whole house, from the start to the end.

Also Read: Tips on How to Build a Cheap House in Kenya

Costs in this article do are for individuals who alrady have a land to construct the house.

To start with, you will need about Sh5,000 to pay for people digging out the house foundation. Then about Sh200,000 for materials that will be used in the construction of a slab – which include cement, sand, ballast, foundation stones, and labor.

Once the slab is complete, the next step is putting up the house courses. If for example your 3 bedroom house will have 9 courses, this should take about three days to reach the lintel (an estimation of three courses in a day) – which will cost roughly between Sh100,000 to Sh150,000, including the lintel.

Once the lintel is done, you will need another Sh200,000 for roofing – whether that cost will go up or down depends on where you are sourcing your timber for roofing from. It will definitely be cheaper if you have your own trees where you will get timber from. The roofing cost is also inclusive of iron sheets (depending on the quality you are using) and labor.

Next step from roofing is fixing doors and windows – give yourself a budget of between Sh50,000 to Sh80,000 for this work – again depending on the quality of windows you are looking for, and the materials they will be using.

Plumbing and wiring work will cost you another Sh50,000 then plastering, floor (tiles) and painting both inside and outside set a side a budget of about Sh200,000 and your house will be complete.

Find Property in Uasin Gishu County


Baoriat Agencies

Call: +254 721-554-937

In total, you will need about Sh800,000 to complete a 3 bedroom house – but this cost can rise up to Sh1.4 million, depending on a number of factors.

Check out tips on cutting costs of building a house in this previous article.

Tips on How to Build a Cheap House in Kenya


Here is a breakdown of some of the costs for you; 

Cement 281 bags @650/- =Ksh182,650

River Sand = Ksh122,000
Ballast = Ksh67,500
Foundation Stones = Ksh50,000
Hardcore = Ksh11,000
BRC Mesh = Ksh26,000
Timber and fascia = Ksh120,000
Damp-Proof Membrane (DPM) = Ksh9,100
Damp Proof Course (DPC) =Ksh12,500
Kitchen Boards and sinks = Ksh50,000
Wardrobe boards = Ksh30,000
Roof material (versatile) 80pcs = Ksh180,000
Machine cut stones 2,800 stones = Ksh90,000
Tiles(30 by 30) 80 Boxes @850/- = Ksh68,000
(60 by 60) 23 Boxes = Ksh27,000
Bathroom tiles 14 Boxes = Ksh10,920
Gypsum ceiling installation for sitting and dining 2,500/m² = Ksh84,250
Doors and Windows = Ksh80,000
Paints, primer & undercoat & brushes/rollers = Ksh80,000
Round poles = Ksh6,000
Electric materials = Ksh50,000
Wall pass 3 rolls = Ksh9,000
All plumbing materials = Ksh60,000
Nails = Ksh5,000
Y10 = Ksh14,000, R6 = Ksh6,000, Y12 = Ksh9,500
Binding wire 10kgs = Ksh1,500

Baoriat Agencies is committed to helping you find the best place for you to settle in Eldoret town. We walk you through the entire process of acquiring your own property in Eldoret until it has been transferred into your hands.

To learn more about buying a property in Eldoret, 

Call 0721-554937

WhatsApp  https://wa.me/0721-554937  

Email evekibet@gmail.com or 

Visit us at  Juma Hajee Building room number 16, Eldoret town 

Follow our Facebook Page Boariat Agencies for the latest deals.

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