Developments with homes under KES 20M
The cheapest published unit of each type within budget, cheapest project first.
| Project | Area | Within budget | Construction |
|---|---|---|---|
| Astra Bay | Lower Kabete | studio KES 1.96M (26.1 m²) 1-bed KES 4.23M (53.2 m²) 2-bed KES 6.37M (78.3 m²) | 69% complete, completion expected June 2027 |
| 1255 Palm Ridge Phase 2 | Vipingo | studio KES 2.45M (22 m²) 1-bed KES 4.40M (45 m²) 2-bed KES 6.60M (65 m²) 3-bed KES 8.20M (75 m²) | 29% complete, completion expected August 2027 |
| Buxton Point | Mvita / Buxton | 1-bed KES 2.90M (34.5 m²) 2-bed KES 4.40M (54.6 m²) 3-bed KES 5.90M (72 m²) | Ready for occupation |
| Northlands Heights Apartments | Northlands City / Ruiru | studio KES 4.29M (33 m²) 1-bed KES 6.13M (49 m²) 2-bed KES 8.00M (80 m²) 3-bed KES 12.54M (109 m²) | Ready for occupation |
| 237 Lulu | Garden City / Thika Road | 1-bed KES 4.80M (41 m²) 2-bed KES 8.50M (73 m²) 3-bed KES 12.50M (102 m²) | 15% complete, completion expected July 2028 |
| Kenzi Residence | Westlands / Brookside | studio KES 5.30M (35 m²) 1-bed KES 9.50M (61 m²) 2-bed KES 15.00M (94 m²) | Ready for occupation |
| 237 Garden City – Phase II | Garden City / Thika Road | 1-bed KES 5.70M (40 m²) 2-bed KES 8.00M (60 m²) | 94% complete, completion expected December 2026 |
| KEZA Laika | Ruaka / Two Rivers corridor | 1-bed KES 5.90M (49.5 m²) 2-bed KES 8.20M (79 m²) 3-bed KES 10.50M (102.3 m²) | 32% complete, completion expected March 2028 |
| Unity One | Tatu City / Ruiru | 1-bed KES 6.10M (45 m²) | Ready for occupation |
| Westpoint Heights | Kikuyu / Thogoto | 2-bed KES 6.50M (90 m²) | Ready for occupation |
| Muzi Salama | Tilisi / Limuru | 2-bed KES 6.55M (60.9 m²) 3-bed KES 8.60M (83.4 m²) | Ready for occupation |
| Unity Parkside | Tatu City | 2-bed KES 10.50M (85 m²) | 52% complete, completion expected December 2027 |
| Cascadia Apartments | Two Rivers / Rosslyn | 1-bed KES 13.20M (57.04 m²) 2-bed KES 19.10M (90 m²) | 96% complete, completion expected December 2026 |
Cheapest by unit type
- Studio: Astra Bay in Lower Kabete, from KES 1.96M for 26.1 m².
- 1-bed: Buxton Point in Mvita / Buxton, from KES 2.90M for 34.5 m².
- 2-bed: Buxton Point in Mvita / Buxton, from KES 4.40M for 54.6 m².
- 3-bed: Buxton Point in Mvita / Buxton, from KES 5.90M for 72 m².
Before you commit
The asking price isn't the full cost. Budget for purchase taxes and legal fees (stamp duty of up to 4% on the government valuation, plus about 1–1.5% legal fees), and for service charge and utility deposits at handover. Off-plan homes are usually cheaper than finished ones, but you carry the risk of delays, so check the developer's track record, the approvals and how payments are protected. Each review has a "Before you pay" checklist.
Questions buyers ask
What new homes can I buy in Kenya for under KES 20M?
13 of the 15 developments we've reviewed in Kenya have homes under KES 20M: Astra Bay (from KES 1.96M), 1255 Palm Ridge Phase 2 (from KES 2.45M), Buxton Point (from KES 2.90M), Northlands Heights Apartments (from KES 4.29M), 237 Lulu (from KES 4.80M), Kenzi Residence (from KES 5.30M), 237 Garden City – Phase II (from KES 5.70M), KEZA Laika (from KES 5.90M), Unity One (from KES 6.10M), Westpoint Heights (from KES 6.50M), Muzi Salama (from KES 6.55M), Unity Parkside (from KES 10.50M) and Cascadia Apartments (from KES 13.20M).
What is the cheapest new 1-bed in Kenya under KES 20M?
Buxton Point in Mvita / Buxton, from KES 2.90M for 34.5 m². Ready for occupation.
What is the cheapest new 2-bed in Kenya under KES 20M?
Buxton Point in Mvita / Buxton, from KES 4.40M for 54.6 m². Ready for occupation.
Which of these are ready to move into?
Buxton Point, Northlands Heights Apartments, Kenzi Residence, Unity One, Westpoint Heights and Muzi Salama are ready for occupation. Of the rest, Cascadia Apartments is furthest along at 96% complete.
More comparisons
- All comparisons
- Unity One vs Northlands Heights
- Unity One vs Unity Parkside
- Unity One vs Silver Hill
- 237 Garden City vs 237 Lulu
- Muzi Salama vs Tilisi Views
- Unity Parkside vs Silver Hill
- KEZA Laika vs Cascadia
- Royal Golf View vs Avida
- Royal Golf View vs Opulent Park
- Avida vs Opulent Park
- New homes in Kenya ranked by price per m²
- New homes in Kenya under KES 5M
- New homes in Kenya under KES 10M
- New homes in Rwanda ranked by price per m²
- New homes in Rwanda under USD 100,000
- New developments by completion date
Prices are developers' published asking prices on the date shown on each review; they vary by floor, view and position. Completion dates are the developers' targets unless a review says otherwise. This is our opinion, not financial or legal advice. See all projects and filter by price, size and stage.