- The total cost of building a maisonette depends on several factors, including design, number of rooms, and finishes
- Godfrey Manoti, a realtor, broke down the estimate costs of constructing a standard 4-bedroom maisonette with a DSQ, family room, and guest room
- He advised homeowners to budget an additional 10–15% to cover unforeseen expenses, design adjustments, and inflation
Elijah Ntongai, an editor at TUKO.co.ke, has over four years of financial, business, and technology research and reporting experience, providing insights into Kenyan, African, and global trends.
Modern maisonettes have become popular among Kenyan homeowners and families for their aesthetic appeal, among other preferential factors.
Source: UGC
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This is a dream for many families seeking space, comfort, and long-term value, but how much does it actually cost to bring that dream to life?
Factors that determine construction costs
A maisonette is a two-storey home with a ground floor and an upper floor, which are connected by an internal staircase.
The construction costs are determined by various factors, such as the design and the number of rooms and facilities that one needs in a house.
TUKO.co.ke spoke to Godfrey Manoti, the managing director at Inka Realtors, who noted that modern families are seeking more space for comfort; hence, the need for ensuite bedrooms, multiple bathrooms, and Detached Servants’ Quarters (DSQs), which provide private living space for domestic employees and staff.
In the exclusive interview, Manoti noted that the costs of land is a major contributor to the total cost of a home project but noted that these often vary by large margins depending on the locations.
Source: UGC
What is the cost of building a 4-bedroom maisonette?
Manoti noted that although the designs of a maisonette vary depending on the owners’ preferences, the costs are more or less similar and do not vary by huge margins.
The contractor shared a detailed breakdown of the cost of constructing a 4-bedroom maisonette with a DSQ, ensuite bedrooms, a family room and a guest room, which could reach KSh 9 million, excluding the cost of land.
“This excludes land purchase, approvals, or connection fees for utilities like water and electricity,” he noted.
He gave insights into the main construction stages, materials used, and labour requirements and the estimated costs for both materials and workmanship.
Construction stages and costs
Stage 1: Foundation to foundation slab
According to Manoti, the construction of the foundation will involve site excavation, concrete footing, reinforcement, termite treatment, and the casting of the foundation slab, which will cost approximately KSh 1.83 Million.
Item/Materials | Unit | Quantity | Rate (KSh) | Total cost (KSh) |
Cement | Bags | 200 | 1,000.00 | 200,000 |
Rock Sand | Tonnes | 40 | 1,500.00 | 60,000 |
Ballast | Tonnes | 40 | 1,800.00 | 72,000 |
Insecticide/Termidor/Gladiator | Liters | 1 | 2,700.00 | 2,700 |
1000g polythene as DPM | Rolls | 3 | 3,200.00 | 9,600 |
Timber for Edge formwork 6X1 | Fts | 1,000 | 25.00 | 25,000 |
Nails 4″ & 3″ | Kgs | 35 | 200.00 | 7,000 |
Steel Bars | ||||
D8 | pcs | 38 | 800.00 | 30,400 |
D12 | pcs | 40 | 1,500.00 | 60,000 |
D16 | pcs | 50 | 2,500.00 | 125,000 |
Binding wire | Rolls | 2 | 3,000.00 | 6,000 |
Round poles | pcs | 50 | 300.00 | 15,000 |
Calcium oxide | Bags | 2 | 900.00 | 1,800 |
Plumbing materials | – | 1 | 15,000.00 | 15,000 |
Sub-total | 629,500 | |||
Slab casting | 800,000 | |||
Total | 1,429,500 | |||
Labour | 28% | 400,260 | ||
Total cost of foundation | 1,829,760 |
Stage 2: Superstructure
The construction of the superstructure (walls, upper floor slab, and the roof) is the most material-intensive part of the build.
It covers masonry walling, reinforcement, slab casting, and roofing framework preparation, which could cost up to KSh 4.9 million, as shown below:
Item | Unit | Quantity | Rate (KSh) | Total Amount (KSh) | TOTAL |
Panel Walling | Tonnes | 80 | 1,800.00 | 144,000 | |
Ballast | Pcs | 150 | 800.00 | 120,000 | |
Deformed bars – D8 | Pcs | 120 | 1,500.00 | 180,000 | |
Deformed bars – D12 | Pcs | 50 | 2,500.00 | 125,000 | |
Binding Wire | Rolls | 4 | 3,000.00 | 12,000 | |
Formwork 6×1 | Fts | 1500 | 25.00 | 37,500 | |
Electrical materials | – | 1 | 120,000.00 | 120,000 | |
Plumbing materials | – | 1 | 40,000.00 | 40,000 | |
Sub-total | 2,178,500 | ||||
Slab casting | 1,700,000 | ||||
labour | 28% | 1,085,980 | |||
Total cost of substructure | 4,964,480 |
Stage 3: Finishes
Interior and exterior finishing determines the home’s final appeal, and Manoti estimates that it could cost up to KSh 2.5 million depending on the finishing preferences.
Item | Unit | Quantity | Rate | Total amount |
Grills and windows | – | – | 480,000.00 | 480,000 |
Paintwork | – | – | 180,000.00 | 180,000 |
Plumbing works | – | – | 180,000.00 | 180,000 |
Electrical works | – | – | 250,000.00 | 250,000 |
Window panes | – | – | 180,000.00 | 180,000 |
Fittings | – | – | 350,000.00 | 350,000 |
Wall and floor tiles | – | – | 350,000.00 | 350,000 |
Frames and doors | – | – | 100,000.00 | 100,000 |
Curtain rods | – | – | 40,000.00 | 40,000 |
Gypsum | – | – | 350,000.00 | 350,000 |
Biodigester | – | – | 100,000.00 | 100,000 |
Total cost of finishes | 2,560,000 | |||
Grand total of the 4-bedroom maisonette | 9,354,240 |
Manoti explained that the KSh 9.3 million estimate represents a standard-quality build in Kenya’s urban or peri-urban areas, where material and labour costs are moderate.
He further advised potential homeowners to budget for an additional 10–15% of the estimated cost to cover unforeseen costs, design adjustments, and inflation, especially considering the fluctuation and volatility of construction materials.
Source: UGC
What is the average cost of building in Kenya?
Earlier, TUKO.co.ke reported that the cost of building a house in Kenya in 2025 has increased compared to 2024, driven by rising prices of materials, labour, and land.
Construction now starts at about KSh 48,750 per square metre for basic finishes and can exceed KSh 120,000 per square metre for luxury homes.
Key factors influencing costs include location, design, size, type of finish, and choice of building materials, with Nairobi being the most expensive city due to higher labour and land costs.
A three-bedroom house of 100 m² can cost between KSh 3.5 million for low-end finishes and up to KSh 9.5 million for high-end finishes.
Homeowners should plan carefully, consider cost-saving measures such as phased construction or bulk material purchases, and account for variations in design, finishes, and unforeseen expenses to manage their budgets effectively.
Source: TUKO.co.ke
