Westlands is Nairobi’s undisputed short-term rental capital in 2026 — a vibrant live-work-play epicenter packed with multinationals, expats, business travelers, digital nomads, and weekend visitors. Platforms like Airbnb, Booking.com, and local aggregators have made furnished short-lets a dominant strategy for investors in this suburb, where nightly rates often exceed long-term monthly rents.
When comparing 2-bedroom units vs 1-bedroom apartments in Westlands for short-term rental cash flow, the 2-bedroom category consistently wins on absolute monthly net income — even though 1-bedrooms may show slightly higher percentage yields. The key difference comes from higher average daily rates (ADR), stronger occupancy from families/groups/corporate teams, and better pricing power during peak seasons. This 2026 analysis breaks down the cash flow comparison across nightly rates, occupancy, gross income, operating expenses, net cash flow, and risk factors — explaining exactly why 2-bedroom units are currently the superior cash-flow machine in Westlands short-term rentals.
1. Nightly Rates & Revenue Potential (Mid-2026 Averages)
- 1-bedroom apartments in Westlands Typical size: 55–80 sqm Nightly rate (furnished, good reviews): KES 8,500–14,500 Average ADR: KES 10,800–12,200 Monthly gross revenue (at 70% occupancy): KES 226,800–256,200
- 2-bedroom units in Westlands Typical size: 90–140 sqm Nightly rate (furnished, good reviews): KES 15,000–28,000 Average ADR: KES 18,500–22,000 Monthly gross revenue (at 70% occupancy): KES 388,500–462,000
Key Insight: 2-bedroom units generate 70–90% higher gross monthly revenue — a massive absolute cash-flow advantage.
2. Occupancy Rates & Booking Velocity
- 1-bedroom apartments in Westlands Average occupancy: 65–78% (strong from solo travelers, couples, short corporate stays) Peak periods (Jan–Mar, Jul–Sep): 80–90% Shoulder/low season: 50–65%
- 2-bedroom units in Westlands Average occupancy: 68–82% (families, small groups, corporate teams prefer extra space) Peak periods: 85–95% Shoulder/low season: 55–75%
Winner: 2-bedroom units maintain higher occupancy year-round because they appeal to a wider, higher-spending guest segment (families, business groups) that books further in advance and stays longer.
3. Gross Yield vs Absolute Cash Flow
- 1-bedroom apartments in Westlands Purchase range: KES 22–38 million Gross annual revenue (75% avg occupancy): KES 2.7–3.1 million Gross yield: 7.5–9.5% Monthly gross cash flow: KES 225,000–258,000
- 2-bedroom units in Westlands Purchase range: KES 35–65 million Gross annual revenue (75% avg occupancy): KES 4.7–5.5 million Gross yield: 8.0–11.0% Monthly gross cash flow: KES 390,000–458,000
Reality Check: While gross yields are similar or slightly higher for 2-bedrooms in premium blocks, absolute monthly cash flow is 70–90% higher — the real driver for investors prioritizing income over percentage return.
4. Operating Costs & Net Cash Flow Breakdown
- 1-bedroom apartments in Westlands Monthly service charge: KES 10,000–18,000 Cleaning/laundry (short-let): KES 15,000–30,000 Platform fees (Airbnb 3–5% + cleaning): KES 10,000–20,000 Utilities/maintenance: KES 8,000–15,000 Total monthly expenses: KES 43,000–83,000 Net monthly cash flow: KES 142,000–215,000
- 2-bedroom units in Westlands Monthly service charge: KES 15,000–28,000 Cleaning/laundry: KES 25,000–50,000 Platform fees: KES 18,000–35,000 Utilities/maintenance: KES 12,000–25,000 Total monthly expenses: KES 70,000–138,000 Net monthly cash flow: KES 252,000–388,000
Winner: 2-bedroom units generate 75–100% higher net monthly cash flow after all expenses — the true measure of short-term rental profitability.
5. Tenant/Guest Profile & Booking Stability
- 1-bedroom apartments in Kilimani Dominant guests: solo business travelers, couples, digital nomads, short-stay expats. Booking lead time: 1–4 weeks Average length of stay: 4–14 nights
- 2-bedroom units in Kilimani Dominant guests: small families, corporate teams (2–4 people), friend groups, longer-stay expats. Booking lead time: 3–8 weeks (more advance planning) Average length of stay: 7–30+ nights
Advantage: 2-bedroom units attract higher-spending guests who book further ahead and stay longer — reducing churn and marketing effort.
6. Capital Growth & Exit Liquidity
Both unit types appreciate well in Westlands (7–11% YoY in prime blocks), but 2-bedrooms often see slightly stronger long-term growth due to broader buyer/renter appeal.
Resale liquidity: Both are highly liquid in Westlands, but 2-bedrooms tend to move faster during peak cycles.
7. Which Wins for Different Investor Profiles in Westlands 2026?
| Investor Goal | Best Choice in Westlands 2026 | Why |
|---|---|---|
| Maximum net monthly cash flow | 2-bedroom unit | 75–100% higher absolute income |
| Highest % yield on capital | 1-bedroom unit | Slightly higher yield percentage |
| Lowest vacancy & fastest booking | 2-bedroom unit | Longer stays, advance bookings |
| Lowest monthly operating cost | 1-bedroom unit | 40–50% cheaper to run |
| Portfolio building (multiple units) | 1-bedroom unit | Lower entry price |
| Strongest long-term appreciation | 2-bedroom unit | Broader buyer/renter appeal |
| Hybrid (live-in + rental income) | 2-bedroom unit | More space for personal use |
Bottom line for 2026 in Westlands short-term rentals:
- Choose 2-bedroom units if your priority is maximum absolute cash flow, stronger booking stability, and higher total monthly income — the clear winner for serious short-let operators.
- Choose 1-bedroom apartments if you want higher percentage yield, lower entry cost, and easier portfolio scaling — still very strong, but lower overall income.
In Westlands’ hyper-competitive short-term market, 2-bedroom units dominate for cash flow generation in 2026 — delivering significantly more net income per property.
Call to Action: Ready to explore 2-bedroom units or 1-bedroom apartments in Westlands for short-term rental cash flow? Visit Realty Boris offices today for a private, in-depth discussion with our expert team. We’ll show you current high-yield listings and help you decide which unit type maximizes your returns. Contact us to schedule your visit and take the next step toward building your elite portfolio.
