Buying an apartment in Nairobi is a significant financial decision, whether you are purchasing your first home, upgrading your current residence, or investing in property. The 10 Things to Check Before Buying an Apartment in Nairobi can help you look beyond attractive finishes, impressive amenities and sales presentations and focus on the factors that can affect your ownership, finances and long-term value.
Nairobi’s apartment market covers very different locations, property types and price segments. Official data from the Kenya National Bureau of Statistics (KNBS) also shows that apartment price movements differ between Nairobi’s market segments. This means there is no single answer to whether an apartment is “good value” simply because it is in Nairobi or marketed as a luxury development.
Before paying a deposit, buyers should therefore investigate the property itself, the land and ownership structure, the developer or seller, the building, the costs of ownership and the market in which they are buying.
Here are 10 important checks to make before committing to an apartment in Nairobi.
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1. Verify the Property’s Ownership and Title
One of the most important checks is confirming that the person or company selling the apartment actually has the legal right to sell it.
Do not rely only on a copy of a title document supplied by a seller or agent. An official search can help establish the registered ownership of the property and reveal registered encumbrances such as charges, cautions or restrictions.
The State Department for Lands describes an official search certificate as a way of verifying ownership status and identifying existing encumbrances.
For an apartment, the ownership structure also matters.
Under Kenya’s Sectional Properties Act, buildings can be divided into individual units and common property, with owners having rights and obligations relating to both.
What should you check?
Ask your conveyancing advocate to verify:
- Who owns the property.
- Whether the seller is authorised to sell it.
- Whether there are registered charges, cautions or restrictions.
- The tenure and remaining term where the property is leasehold.
- Whether the apartment has the appropriate registered ownership documentation.
- Whether the apartment’s details correspond with the documents provided.
- Whether parking and storage areas form part of the ownership structure or are dealt with separately.
For an existing apartment, do not assume that the documents for the larger parcel automatically answer every question about the individual unit.
Your advocate should confirm exactly what you are purchasing before you commit your money.
2. Check the Developer and the Development’s Approvals
If you are buying a newly constructed or off-plan apartment, you are not only buying a unit. You are also relying on a development process that may take months or years to complete.
This makes the developer’s track record and the project’s regulatory status important.
The National Construction Authority (NCA) states that construction projects in Kenya are required to be registered and that project registration involves documentation including approved architectural and structural drawings and relevant regulatory approvals.
The NCA also provides an online database where users can search approved projects by project ID or developer name.
What should you check before buying off-plan?
Look into:
- The developer’s previous projects.
- Whether previous developments were completed.
- The quality of completed projects.
- Whether previous projects experienced significant delays.
- Whether the current project is registered with the relevant authorities.
- Approved architectural and structural documentation.
- Applicable environmental and planning approvals.
- The identity and registration status of the professionals involved.
- The contractual completion date.
- What happens if completion is delayed.
A developer’s marketing material can tell you what is being promised. Due diligence should establish what can actually be verified.
3. Understand Exactly What You Are Paying For
An apartment’s advertised price is not necessarily the same as the total amount you will spend to acquire and own it.
Before comparing two apartments, establish what is included in the quoted price.
For example, ask whether the price includes:
- Parking.
- Storage space.
- Appliances.
- Kitchen fittings.
- Wardrobes.
- Air conditioning.
- Furnishings, where applicable.
- Legal and transaction costs.
- Service-charge payments.
- Other development or registration-related costs.
Stamp duty is one example of a transaction cost that can arise from a property transfer. KRA confirms that land transactions involving a change of ownership can attract stamp duty, with the applicable rate depending on the instrument and circumstances.
Do not compare apartments using the purchase price alone
A KSh 15 million apartment is not necessarily cheaper than a KSh 16 million apartment once you consider:
- Size.
- Parking.
- Service charges.
- Finishing quality.
- Location.
- Rental income potential.
- Financing costs.
- Maintenance requirements.
- Resale prospects.
The right question is not simply, “Which apartment has the lower asking price?”
It is, “What am I receiving for the total cost of ownership?”
4. Calculate the Service Charge and Other Recurring Costs
Service charges are easy to overlook when you are focused on the purchase price.
However, they can become a substantial recurring expense, particularly in developments with extensive common facilities.
Depending on the development, service charges may contribute towards expenses such as:
- Security.
- Cleaning.
- Lift maintenance.
- Common-area electricity.
- Landscaping.
- Swimming-pool maintenance.
- Gym and recreational facilities.
- Waste management.
- Building management.
- Repairs and maintenance of common property.
The important point is that service charge is not automatically bad or good. A higher service charge may reflect a building with more facilities and higher operating requirements. Conversely, a low service charge does not necessarily mean lower total costs if the building is poorly maintained or major expenses arise later.
Kenya’s sectional-property framework provides for a corporation of unit owners and gives it responsibilities and powers relating to the management of common property and contributions.
Ask for the numbers
Before buying an existing apartment, ask to see:
- Current service-charge amount.
- What the service charge covers.
- Whether the seller has outstanding arrears.
- Recent service-charge statements.
- Any planned major works.
- Whether there have been special contributions.
- The management arrangements for the building.
For an investment property, include service charges when calculating your actual rental return.
5. Inspect the Apartment’s Construction Quality
A beautiful show apartment does not automatically mean that every aspect of a development has been constructed to the same standard.
If the apartment is already complete, inspect it carefully rather than relying on photographs or a sales presentation.
Look for obvious and less obvious issues.
What should you inspect?
Check:
- Cracks in walls and ceilings.
- Signs of water leakage.
- Dampness or mould.
- Quality of doors and windows.
- Plumbing fixtures.
- Water pressure.
- Drainage.
- Electrical fittings.
- Floor and wall finishes.
- Kitchen cabinetry.
- Bathroom fittings.
- Balcony drainage.
- Ventilation.
- Natural lighting.
- Lift operation.
- Generator or backup power arrangements.
- Water storage capacity.
- Fire-safety systems.
- Common-area maintenance.
For a newly completed apartment, consider having an independent professional inspect the unit before completion or handover.
The National Building Code 2024 provides the current national framework covering areas including planning, design, construction, maintenance and safety. It came into force in March 2025.
Why an independent inspection matters
A buyer naturally sees a property differently from a developer, agent or salesperson.
An independent inspection gives you another perspective and may identify issues that are difficult for a non-professional buyer to notice.
This can be particularly valuable when buying an expensive apartment.
6. Check the Location Beyond the Address
“Westlands,” “Kilimani,” “Kileleshwa,” “Riverside” or another well-known Nairobi location tells you something about where the apartment is, but it does not tell you everything about the specific property.
Two apartments in the same neighbourhood can have very different practical advantages.
Consider:
- Access roads.
- Traffic at different times of day.
- Public transport.
- Proximity to your workplace.
- Schools.
- Hospitals.
- Shopping centres.
- Restaurants and entertainment.
- Green spaces.
- Noise levels.
- Security arrangements.
- Flooding or drainage concerns.
- Construction activity nearby.
- Future developments around the property.
Visit the property at different times
If possible, visit during:
- Morning rush hour.
- Evening rush hour.
- Weekends.
- Night-time.
An apartment that looks peaceful at 11 a.m. may have very different conditions during the evening commute.
Similarly, a road that appears convenient on a Sunday may be heavily congested during a weekday morning.
Location should therefore be assessed at street level, not simply by neighbourhood name.
7. Compare the Apartment’s Price With the Market
Do not assume an apartment is fairly priced because it has a luxury lobby, rooftop pool or attractive interior.
The asking price needs to make sense relative to comparable properties.
KNBS’s Residential Property Price Index is useful for understanding broad residential price movements, but KNBS also makes an important point: the index tracks broad market trends, while the value of an individual property depends on its specific characteristics.
How to compare prices properly
Look at comparable apartments with similar:
- Location.
- Floor area.
- Number of bedrooms.
- Age.
- Finishing quality.
- Parking provision.
- Amenities.
- Views.
- Building condition.
- Service charges.
- Ownership structure.
For example, comparing a 70-square-metre one-bedroom apartment with a 100-square-metre apartment simply because both are in the same neighbourhood can produce a misleading conclusion.
Price per square metre can be useful as one comparison tool, but it should not be treated as the only measure of value.
Be careful with claims about future appreciation
No one can guarantee that an apartment will appreciate by a particular percentage.
Market performance varies by location, property type, supply, demand and economic conditions.
Current KNBS data illustrates this variation. Its data shows different price movements among Nairobi’s apartment market segments rather than one uniform trend across the city.
Therefore, “this area always appreciates” should not replace actual research.
8. If You Are Investing, Check the Rental Demand
An apartment that looks attractive to a homeowner is not automatically a good rental investment.
If you are buying for rental income, investigate the actual tenant market.
Ask:
- Who rents in this area?
- What apartment sizes are most commonly demanded?
- What rent are comparable units achieving?
- How long do comparable apartments typically stay vacant?
- What service charges do landlords pay?
- Are there many competing units?
- Is the apartment suitable for furnished or unfurnished rental?
- What type of tenant is the property likely to attract?
Calculate rental yield realistically
Do not calculate rental yield using rent alone.
A basic gross rental yield calculation is:
Annual rental income ÷ purchase price × 100
However, gross yield does not account for expenses.
A more useful assessment considers:
- Service charges.
- Property management fees.
- Repairs.
- Maintenance.
- Vacancy periods.
- Insurance.
- Taxes where applicable.
- Financing costs.
This means an apartment advertised as having a particular rental yield may produce a lower net return once the actual costs of ownership are included.
Do not assume high rent means high returns
A KSh 25 million apartment may generate more rent in absolute terms than a KSh 10 million apartment, but that does not automatically mean it produces a better percentage return.
For an investment purchase, calculate the numbers before deciding.
9. Understand the Apartment’s Management and Common Property
Buying an apartment means becoming part of a larger building.
Your experience will therefore depend not only on your individual unit but also on how the development is managed.
Under Kenya’s Sectional Properties Act, registration of a sectional plan creates a corporation consisting of the unit owners. The corporation has legal responsibilities relating to the common property and management framework of the development.
Ask about the management structure
Find out:
- Who manages the building?
- Who controls the common areas?
- How is the service charge determined?
- How are major repairs approved?
- Are there outstanding service-charge arrears?
- Are there disputes between owners and management?
- Are there established by-laws?
- What rules apply to renovations?
- Are pets allowed?
- Are short-term rentals permitted?
- Are there restrictions on commercial use?
These details can materially affect your experience as an owner.
A building with excellent amenities but poor management can become expensive and frustrating to own.
10. Think About Resale Value Before You Buy
Many buyers think about whether they can afford an apartment but do not think enough about whether they will be able to sell it later.
You may intend to live there for 20 years. However, circumstances can change.
You could:
- Move to another city.
- Relocate abroad.
- Need a larger home.
- Need access to your capital.
- Decide to sell the investment.
- Inherit another property.
- Change your investment strategy.
What can affect resale?
Consider:
- Location.
- Apartment size.
- Floor plan.
- Natural light.
- Parking.
- Views.
- Building condition.
- Service charges.
- Remaining lease term where applicable.
- Quality of management.
- Ownership documentation.
- Number of competing apartments.
- Future supply in the area.
A highly personalised apartment may be perfect for you but harder to sell to the wider market.
Similarly, an apartment with unusually high service charges may have a smaller pool of potential buyers.
Think about future competition
Look around the neighbourhood.
How many similar apartments already exist?
How many developments are under construction?
What type of apartments are being added to the market?
This matters because future supply can affect both rental competition and resale competition.
A Bonus Check: Read the Sale Agreement Carefully
Although it is not included in the main 10 checks, this deserves special attention.
Never treat the sale agreement as a formality.
Your advocate should explain the important provisions before you sign.
Pay particular attention to:
- Purchase price.
- Deposit.
- Payment schedule.
- Completion date.
- Completion conditions.
- Default provisions.
- Refund provisions.
- Handover requirements.
- Defects and rectification.
- Transfer documentation.
- Parking and storage rights.
- Service-charge obligations.
- Consequences of construction delays for off-plan purchases.
A buyer should understand what happens if either party fails to perform its obligations.
Do not rely solely on verbal promises made during a sales presentation if they are not reflected appropriately in the contractual documents.
A Practical Apartment-Buying Checklist for Nairobi
Before making a commitment, ask yourself the following questions:
Legal and Ownership
- Have I conducted an official search?
- Have I confirmed who owns the property?
- Have I checked for charges, cautions and restrictions?
- Do I understand the ownership structure?
- Has my advocate reviewed the documents?
Development
- Is the project properly registered?
- Have I checked the developer’s track record?
- Have I verified relevant approvals?
- If it is off-plan, do I understand the completion risks?
Financial
- Can I afford the total purchase cost?
- Have I budgeted for transaction costs?
- Do I understand the service charge?
- Have I considered financing costs?
- Does the investment still make sense after expenses?
Physical Property
- Have I inspected the apartment?
- Have I checked water, electricity and drainage?
- Have I inspected common areas?
- Have I checked parking and storage?
- Have I considered an independent inspection?
Location
- Have I visited at different times?
- Have I checked traffic?
- Have I investigated nearby amenities?
- Have I looked at future development around the property?
Investment
- What rent are comparable apartments actually achieving?
- What is the realistic gross and net yield?
- How much competing rental supply exists?
- What could affect resale demand?
Common Mistakes Buyers Make When Buying Apartments in Nairobi
Even after knowing what to check, buyers can still make mistakes.
Some of the most common include:
Focusing Only on the Apartment’s Appearance
Beautiful finishes can influence emotions, but they do not establish whether the property is correctly priced or legally sound.
Paying a Deposit Before Completing Due Diligence
The excitement of finding a desirable apartment can cause buyers to move too quickly.
Ideally, understand the property’s legal and contractual position before committing funds.
Assuming a Famous Neighbourhood Guarantees Appreciation
A strong location can be an advantage, but it does not guarantee a particular investment return.
Ignoring Service Charges
A property can look affordable until recurring costs are added.
Taking Rental Income Projections at Face Value
Ask how projected rent was calculated and compare it with actual comparable properties.
Choosing Amenities Over Fundamentals
A rooftop pool, gym or cinema may be attractive, but buyers should also consider ownership documentation, construction quality, management, location and total costs.
Frequently Asked Questions About Buying an Apartment in Nairobi
Legal ownership and documentation should be among the first checks. Buyers should verify ownership, registered interests and the legal structure of the apartment before proceeding with the transaction. An official search is an important part of this process.
Yes. A property transaction involves legal documents, ownership verification, contractual obligations and registration requirements. An independent conveyancing advocate can review the transaction and explain the legal risks before you commit.
Compare it with similar properties based on location, size, condition, age, amenities, parking, service charges and ownership structure. Do not rely on the asking price alone.
Off-plan property can offer different pricing and payment structures, but it also introduces development and completion risks. The decision should depend on the developer, contractual protections, project status, payment structure and your tolerance for construction and timing risks.
A sectional title is part of the legal framework used to divide a building into individually owned units and common property. Kenya’s Sectional Properties Act provides for the division of buildings into units and establishes a corporation of unit owners to deal with common property and management.
Ask how much it is, what it covers, whether there are arrears, whether major works are planned and how the building is managed. For an investment property, include the service charge when calculating your expected return.
Current official market data also shows that Nairobi’s apartment market does not move uniformly across all segments, which is another reason to assess the individual property rather than relying on a general statement about the Nairobi market.
Final Thoughts: Do Your Due Diligence Before You Buy
Buying an apartment in Nairobi should involve more than comparing photographs, amenities and asking prices.
The most important checks are often the ones that are less visible: ownership documents, registered interests, approvals, service charges, building management, construction quality, actual rental demand and the property’s position within the wider market.
The fact that an apartment is in a popular neighbourhood does not automatically make it a good purchase. Likewise, a high asking price does not automatically mean the property is high quality, and a lower price does not automatically mean it is a bargain.
Take your time. Visit the property. Compare similar apartments. Ask difficult questions. Review the documents with an independent advocate. If you are buying for investment, run the numbers using realistic assumptions rather than optimistic projections.
Most importantly, make your decision based on the property itself and the evidence you can verify, rather than simply on the sales pitch.
If you are researching apartments for sale in Nairobi, Habari Homes can provide information on available developments and help you compare properties based on your requirements. For enquiries, contact info@habarihomes.com or +254100888899.
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