Westlands remains Nairobi’s undisputed rental and investment powerhouse in 2026 — the city’s vibrant live-work-play epicenter, packed with multinationals, expatriates, young professionals, fintech firms, and short-term business travelers. Its skyline of modern mixed-use towers, proximity to Sarit Centre, Village Market, Two Rivers Mall, international schools, hospitals, and nightlife makes it the go-to suburb for high-yield rentals.
Among all unit sizes available, 2 bedroom units in Westlands consistently lead in rental income performance — offering the best balance of strong percentage yields, high absolute monthly cash flow, broad tenant appeal, fast turnover, and solid capital appreciation. They outperform both smaller studios (lower absolute income) and larger 3- or 4-bedroom units (lower % yields and narrower demand). This 2026 guide highlights why 2 bedroom units dominate rental income in Westlands, showcases top-performing projects, and explains the yield, demand, and ROI advantages that make them the preferred choice for serious investors.
1. Current Pricing & Market Positioning (Mid-2026)
- Typical size: 90–140 sqm (2 beds + 2–3 baths, open-plan living, balcony standard)
- Price range for quality gated/serviced units: KES 30–55 million – Entry-level/refurbished: KES 30–38 million – Mid-range new developments: KES 38–45 million – Premium (high-floor, views, concierge): KES 45–55 million
- Average transaction price: ~KES 38–42 million
- Down payment (20–30%): KES 7.6–16.5 million
Positioning: 2 bedroom units sit in the “Goldilocks zone” — significantly more affordable than 3- or 4-bedroom units (KES 50M+) while offering far more rental income and tenant appeal than studios (KES 22–38M).
2. Rental Yields & Cash Flow Leadership
- Long-term furnished rent: KES 130,000–250,000/month
- Short-term nightly rate (Airbnb/Booking): KES 15,000–28,000
- Gross yield range: 7.0–9.5% (furnished long-term often 8–9.5%; short-term peaks 9–11%)
- Net yield after expenses: ~5.8–8.0%
- Monthly net cash flow (furnished long-term, 80% occupancy): KES 90,000–180,000+
- Cash-on-cash ROI (20% down payment): 14–20% (among the highest in Nairobi upmarket)
Why 2-bedroom units lead yields in Westlands:
- Higher nightly/short-term rates than 1-bedrooms (70–100% uplift)
- Stronger occupancy from families/groups/corporate teams than studios
- Lower percentage cost drag from levies/utilities compared to 3-bedroom units
- Broadest tenant pool — young couples, small families, expats, business teams
3. Top-Performing 2-Bedroom Projects & Estates in Westlands (2026)
These gated/serviced developments consistently show the highest rental demand, lowest vacancy, and strongest yields:
- The Monarch – High-floor 2-beds with skyline views; yields often 8.5–9.8%
- Fortis Suites – Serviced apartments; short-let optimized (9–11% gross)
- The View – Modern concierge block; strong corporate/expats demand
- NextGen – Newer gated development; high occupancy and resale
- Westlands Terraces / similar mixed-use – Balanced price/yield; popular with young families
- Sarit Centre-adjacent blocks – Proximity to mall/nightlife; quick letting
Tip: Prioritize estates with 24/7 security, backup generator, high-speed fibre, concierge, and professional management — these consistently achieve 1–2% higher net yields.
4. Tenant Demand & Vacancy Profile
- Primary tenants: young executive couples, small families upgrading, mid-level expats on 1–3 year contracts, corporate teams, short-term business travelers.
- Vacancy risk: Very low (2–6 weeks average letting time)
- Occupancy rate: 85–93% in quality projects (among the highest in Nairobi upmarket)
- Average length of stay: 12–24 months (long-term), or 7–30 nights (short-term)
Advantage: 2-bedroom units in Westlands have one of the broadest and most resilient tenant pools — minimizing downtime and maximizing cash flow.
5. Monthly Ownership & Holding Costs
- Service charge/levies: KES 12,000–22,000/month (average ~KES 16,000)
- Utilities (tenant covers most): KES 10,000–25,000/month (owner portion)
- Maintenance/reserves: KES 8,000–18,000/month
- Insurance: KES 5,000–12,000/month
- Total average monthly cost: KES 35,000–77,000
Advantage: Lower fixed costs than 3- or 4-bedroom units — boosting net ROI.
6. Capital Appreciation & Exit Liquidity
- Appreciation: 7.5–11.5% YoY in well-managed gated projects
- Resale liquidity: Very high — large pool of young families, couples, investors upgrading from 1-bedrooms
- Exit speed: 4–10 weeks typical in good condition
Strength: 2-bedroom units in Westlands are among the most liquid upmarket unit types — easy to sell quickly when needed.
7. Why 2-Bedroom Units Lead Rental Income in Westlands
- Higher absolute monthly rents than 1-bedrooms (70–100% uplift)
- Stronger occupancy and longer stays than studios
- Lower % cost drag than 3-bedroom units
- Broadest tenant appeal — couples, small families, corporate teams
- Excellent short-term pricing power (higher nightly rates during peak seasons)
- Strong resale liquidity for exit strategy
8. When 3-Bedroom Units Might Still Be Better
- Pure owner-occupier families needing space for children/guests
- Long-term legacy/absolute growth plays
- Investors targeting high-income families/diplomats willing to pay premium rents
Bottom line for 2026 in Westlands: 2 bedroom units lead rental income and overall ROI — delivering the best combination of high absolute cash flow, strong occupancy, manageable costs, and liquidity — making them the top choice for most short- and medium-term rental investors in this prime suburb.
Call to Action: Ready to explore 2-bedroom units or compare other sizes in Westlands for strong rental income? Visit Realty Boris offices today for a private, in-depth discussion with our expert team. We’ll show you current high-yield listings in top projects and help you maximize your returns. Contact us to schedule your visit and take the next step toward building your elite portfolio.
