Developments with homes under KES 5M
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) | 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) | 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) | Ready for occupation |
| Northlands Heights Apartments | Northlands City / Ruiru | studio KES 4.29M (33 m²) | Ready for occupation |
| 237 Lulu | Garden City / Thika Road | 1-bed KES 4.80M (41 m²) | 15% complete, completion expected July 2028 |
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.
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 5M?
5 of the 15 developments we've reviewed in Kenya have homes under KES 5M: 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) and 237 Lulu (from KES 4.80M).
What is the cheapest new 1-bed in Kenya under KES 5M?
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 5M?
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 and Northlands Heights Apartments are ready for occupation. Of the rest, Astra Bay is furthest along at 69% complete.
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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.