Once characterised by coffee farms, Kiambu County is emerging as one of the most dynamic and sought-after real estate destinations in Kenya. Its growing infrastructure, proximity to Nairobi and rapidly growing satellite towns, presents a compelling case for both homebuyers and investors. As of 2025, Kiambu real estate was the second most popular for buyers in Kenya.
In this article, we dissect Kiambu’s property market, from its market share, to price trends, rental market, commercial real estate trends and key statistics.
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Kiambu Property Market Share
According to the Real Estate Survey Report released in January 2025, by the Kenya National Bureau of Statistics (KNBS), Kiambu has the second largest property market after Nairobi. 66.7 percent of properties in the market in 2023 were in Nairobi City County, 11.0 percent were in Kiambu County and 10.7 percent in Mombasa. The remaining properties were spread across the other counties as shown in the graph below.
The findings also show that Kiambu’s property market is one of the best performing in the country. 86.2 percent of residential properties that were advertised in 2023 Kiambu were sold within the same year- showing great buyer demand and interest.
What Makes Kiambu Attractive to Property Investors?
Kiambu is strategically located less than an hour’s drive north of Nairobi and serves as a commuter belt for the capital. Some of its most attractive locations are barely 20 minutes from the country’s capital city. Several factors make it attractive:
- Proximity to Nairobi CBD (via majorThika Superhighway, Northern Bypass and the Eastern Bypass and other link roads like Kamiti Road, Kiambu Road and Limuru Road.
- Rapid urbanization of satellite towns like Ruiru, Juja, Kikuyu, and Thika
- Growing middle-class population seeking affordable alternatives to Nairobi
- Institutional and Mega developments like Tatu City, Two Rivers and Migaa Golf Estate
- Improved infrastructure including roads, water, and electricity
Kiambu Real Estate Market Overview
Kiambu’s real estate landscape offers diversity: from gated communities and luxury apartments to serviced plots, mixed use developments, Special Economic Zones and agricultural land. The price and demand, however, vary significantly by area and property type.
Market Trends by Area
- Limuru: Attractive to residential investors looking for quiet and nature immersing neighbourhoods with accessible infrastructure. One of the most notable developments includes Tilisi, 1 400-acre mixed use development incorporating residential areas, industrial and recreational facilities.
- Ruiru: The area has a high demand for rental properties, apartments and residential plots. Ruiru is also growing into a commercial hub with diverse businesses (factories, logistics businesses, retail and manufacturing businesses) setting up in the area. Tatu City is one of the biggest developments located off the Northern Bypass
- Juja: This neighbourhood is popular with student housing investors due to its proximity to Jomo Kenyatta University of Agriculture and Technology (JKUAT). Beyond student housing, Juja is also attracting residential investors looking for affordable land.
- Kikuyu: Kikuyu has grown tremendously over the past couple of years, as a peaceful neighbourhood for suburban living. The location is highly accessible with a cool climate and a rich road network.
- Thika: This town is at the verge of becoming a Smart City as of 2025 and property values are soaring through the roof in anticipation of this status. Thika attracts a mix of residential, commercial agricultural and industrial properties, showcasing it’s diversity.
- Kiambu Road and Limuru Road: Along Kiambu and Limuru Road corridors, high end neighbourhoods, attracting diplomatic communities have pushed up property values significantly. These two locations have shown consistent growth in land and townhouse sales. They are both blue zones with an unmatched supply of water.
20.1%
Juja is one of the fastest growing locations in Kiambu. In 2024 with an impressive land price jump of 20.1% per acre (according to Hass Consult HPI). In 2025 the location maintained its lead with a 13.8% annual house price increase.
Price Trends by Property Type
Wondering what property types to go looking for in Kiambu? According to the Real Estate Survey mentioned above, some property types attract higher price points in Kiambu than others. Studio units in Kiambu, for instance, are the most expensive compared to all other regions in the metropolis, including Nairobi – while one-bedroom apartments have friendlier price tags in Kiambu. Below is a more detailed breakdown or price trends by property type:
Related:
Report: Kiambu Properties Record Impressive Off-Take Pace
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Bungalows
Kiambu is the third most expensive location for bungalows after Nairobi and Mombasa. A four bedroom plus bungalow in Kiambu costs about Kshs 39.6 million in Kiambu (as of 2023). The same property will fetch 91.4 million in a luxury neghbourhood in Nairobi and 35.8 million in middle upper neighbourhoods in Nairobi. In mombasa, the property attracted 57.8 million.
Three bedroom bungalows are, however, significantly well priced compared to the other top two locations. Such a unit fetched 16.4 million in Kiambu, according to KNBS data. In Mombasa the three bedroom bungalow fetched 27.7 million. And in Nairobi middle upper estates it would cost 34.4 million.
As such, Kiambu is a great alternative for buyers looking for standalone units with a bit of land, within an urban setting.
Apartments
When it comes to apartments, Kiambu is a great location for investors planning to tap into both the short stay and long stay rental markets in Kenya. Kiambu’s apartment market is relatively affordable, with price tags similar to middle income neighbourhoods in Nairobi. One bedroom units have the most competitive price tag at 5.5 million on average. Compared to middle income neighbourhoods in Nairobi which fetch 13.2 million on average – Kiambu’s one-bedroom apartments are a steal.
Studio units in Kiambu are however pricier than most locations with a 5.0 million, price tag on average. The studio market is however relatively small with a limited supply. In addition, Kiambu is a hot market for studio apartments, due to the youthful population in the region.
Maisonettes and Townhouses
On average, larger units (four bedroom and above are more expensive in Kiambu. This is perhaps due to the region’s appealing typography and climate which makes it a great selling point for large famil homes. In addition, Kiambu has space and room for masterplanning – making it a great location for high end gated communities.
4 bedroom and above maisonettes and townhouses boast similar price tags to middle upper neighbourhoods in Nairobi. However three bedroom properties within the same class are relatively cheaper in Kiambu, compared to Nairobi and even Mombasa.
Rental Market Opportunities
Kiambu has several locations such as Ruiru, Juja, Thindigua, Kiambu Town, Banana, Thika town, Ruaka and Limuru which boast vibrant rental markets. The county hosts the second largest rental market share, after Nairobi. Although Kajiado comes it third, the bigger percentage of middle income earners are more likely to live in Kiambu due to its proximity to Nairobi.
Currently, occupancy rates in Kenya stand at an impressive 88.8% and an investment in rental properties in Kiambu is likely to yield geat returns. There is however a strong need to consult extensively and to conduct thorough feasibility studies to ensure competitiveness.
Commercial Real Estate in Kiambu
Kiambu is still among the top three commercial real estate markets in Kiambu – facing stiff competition from Nairobi and Machakos. Statistically, Office Space is the most supplied type of commercial real estate. There is however increasing demand for modern logistics and warehousing and Kiambu has the room to accomodate such developments.
Tatu city the 5,000 acre economic zone has proven that commercial real estate can indeed thrive in Kiambu. The SEZ has attracted investments from global companies taking up space in the area.
Emerging Hotspots to Watch in Kiambu
These are the areas poised for growth based on upcoming infrastructure and demand trends:
- Kamiti Road : Strategically located, ten minutes from the Thika Highwa (through Kamiti road), this area is experiencing rapid growth with affordable gated communities
- Githunguri and Lari: Undervalued farmland with future appreciation potential
- Ruaka and Banana Hill: Premium residential growth due to UN Gigiri proximity. More specifically, Ruaka is a growing short-stay location,
For one on one consultations on market trends schedule an appointment here.