1. Set a realistic budget — including the hidden costs
The asking price is not what you will pay. On top of it, plan for stamp duty (4% of the value inside Nairobi and other municipalities), legal fees (commonly around 1–2%), valuation and bank fees if you use a mortgage, and moving or furnishing costs. A safe rule is to add 6–8% to the price. A KSh 10 million apartment therefore needs roughly KSh 10.6–10.8 million in total. See our full breakdown of buying costs in Kenya.
2. Decide how you will pay: cash, mortgage or payment plan
Most Kenyan banks lend up to 80–90% of a property’s value for a home loan, so you will usually need a 10–20% deposit. Getting pre-approval before you view homes tells you exactly what you can afford and makes your offer stronger. Off-plan developers often offer instalment plans spread over the build period instead. Try our mortgage calculator to see a monthly figure.
3. Choose the right neighbourhood
Location drives price more than size. A 2-bedroom that costs KSh 14 million in Kilimani might cost KSh 16–19 million in Westlands and KSh 5–7 million in Kasarani or Ruaka. Think about your commute, schools, water reliability and security. Our Nairobi area guides compare prices and lifestyle by neighbourhood.
4. View properties properly
Visit at different times of day. Check water pressure and storage, mobile signal, backup power, parking, service charge, and how well the common areas are maintained. Ask the seller or developer for the title or lease documents early, and ask whether the property has a sectional title if it is an apartment.
5. Do your due diligence
- Official land search on Ardhisasa to confirm the registered owner and any charges, cautions or restrictions.
- Rates clearance from Nairobi City County to confirm land rates are paid.
- Approvals for new builds: approved building plans, NEMA licence and NCA registration of the contractor.
- Agent check: confirm the agent is registered with the Estate Agents Registration Board (EARB).
Our guide to verifying a title deed walks through each check.
6. Agree the sale with an advocate
Your advocate reviews the sale agreement, which usually follows the Law Society of Kenya conditions of sale. Expect a 10% deposit on signing, held by the advocates, with the balance on completion — commonly within 90 days, or when your bank releases the mortgage.
7. Pay stamp duty and register the transfer
Once the property is valued for stamp duty, you pay the duty through the KRA iTax system and lodge the transfer at the lands registry (on Ardhisasa for Nairobi). When registration is complete, the title or lease is in your name and you collect the keys.
Quick tips from the NyumbaHunt team
- Never pay a deposit to an individual’s personal account — pay into the advocates’ client account.
- Get every promise from a developer (finishes, completion date, parking) written into the agreement.
- Budget for service charge: KSh 5,000–25,000+ a month is common for Nairobi apartments.
Frequently asked questions
How long does it take to buy a house in Nairobi?
A cash purchase of a property with a clean title usually takes 60–90 days from signing the sale agreement to registration. Mortgage purchases can take a little longer because the bank must value the property and register its charge.
Can I buy a house in Nairobi without an advocate?
You legally can, but it is strongly discouraged. An advocate checks the title, drafts or reviews the sale agreement, holds the deposit safely and handles registration. Most fraud cases involve buyers who skipped this step.
How much deposit do I need to buy a house in Kenya?
Sale agreements usually require a 10% deposit on signing. If you use a mortgage, banks typically lend 80–90% of the value, so you need 10–20% of the price plus buying costs of about 6–8%.
This guide is general information, not legal or financial advice. Fees, taxes and rules change — confirm current figures with a licensed advocate, your bank or KRA before you commit.
