Apartments in Kilimani remains one of Nairobi’s strongest rental and investment suburbs in 2026 — a central, leafy neighbourhood with excellent access to Yaya Centre, international schools, co-working spaces, hospitals, and fast links to Westlands and the CBD. Its mix of modern gated developments, serviced apartments, and townhouses continues to attract young professionals, expatriates, small families, and investors.
When deciding between a 1-bedroom and a 2-bedroom apartment in Kilimani, investors face a clear trade-off: higher percentage yields and faster turnover from 1-bedrooms vs. stronger absolute rental income, broader tenant appeal, and better long-term capital growth from 2-bedrooms. This detailed 2026 comparison examines rental yields, tenant demand, vacancy risk, capital appreciation, monthly ownership costs, resale liquidity, and ideal buyer profiles — helping you determine which unit size delivers the superior return in Kilimani’s current market.
1. Purchase Price & Entry Point (Mid-2026 Averages)
- 1-bedroom apartments in Kilimani Size range: 55–85 sqm Price range: KES 16.5–28 million (new/refurbished gated) Average entry: KES 20–24 million Typical down payment (20–30%): KES 4–7.2 million
- 2-bedroom apartments in Kilimani Size range: 90–140 sqm Price range: KES 25–48 million Average entry: KES 32–38 million Typical down payment: KES 6.4–11.4 million
Reality: 2-bedroom units carry a 50–90% price premium over comparable 1-bedrooms in the same estate — the core question is whether that extra capital earns a commensurate return.
2. Rental Yields & Cash Flow Comparison
Current market rents (furnished averages, mid-2026):
- 1-bedroom apartments in Kilimani Monthly rent: KES 95,000–165,000 Gross yield range: 7.0–9.5% (furnished often 8.5–10%) Net yield after levies/maintenance: ~5.8–8.0%
- 2-bedroom apartments in Kilimani Monthly rent: KES 130,000–250,000 Gross yield range: 6.0–8.5% (furnished 7.5–9.5%) Net yield: ~4.8–7.2%
Winner: 1-bedroom units deliver 1–2% higher net yields — a significant edge for cash-flow investors.
3. Tenant Demand & Vacancy Risk
- 1-bedroom apartments in Kilimani Primary tenants: young professionals (25–35), single expats, DINKs, short-term corporate relocations, postgraduate students. Vacancy risk: Low (2–5 weeks average letting time) Demand volume: Very high — largest renter segment in the suburb
- 2-bedroom apartments in Kilimani Primary tenants: young families, mid-level expat couples, diplomats on 2–4 year contracts, small households upgrading. Vacancy risk: Low to moderate (3–8 weeks) Demand volume: Solid but narrower than 1-bedrooms
Winner: 1-bedroom apartments win on faster letting speed and lower vacancy — they rarely sit empty.
4. Monthly Ownership & Holding Costs
- 1-bedroom apartments in Kilimani Service charge: KES 9,000–15,000/month Utilities/maintenance: KES 8,000–18,000/month Total average monthly cost: KES 17,000–33,000
- 2-bedroom apartments in Kilimani Service charge: KES 14,000–22,000/month Utilities/maintenance: KES 12,000–30,000/month Total average monthly cost: KES 26,000–52,000
Winner: 1-bedroom units cost 35–50% less to hold — preserving more net income.
5. Capital Appreciation & Exit Liquidity
- 1-bedroom apartments in Kilimani Appreciation: 7–11% YoY in quality developments Resale liquidity: High (large pool of young professionals and investors upgrading)
- 2-bedroom apartments in Kilimani Appreciation: 8–13% YoY (stronger family demand) Resale liquidity: High (families, couples, investors)
Winner: 2-bedroom units slightly edge out on absolute appreciation, but both are highly liquid in Kilimani’s active market.
6. Lifestyle Fit & Owner-Occupier Perspective
- 1-bedroom apartments in Kilimani Best for: young professionals, single expats, couples without children, hybrid workers who value location over space. Lifestyle: Compact, low-maintenance, lock-and-leave.
- 2-bedroom apartments in Kilimani Best for: young families starting out, DINKs wanting a guest room/office, mid-level expats, or buyers planning longer-term residency. Lifestyle: More space for living, entertaining, small pets.
Winner: Depends on life stage — 1-bed for urban flexibility, 2-bed for growing families.
7. Which Wins for Different Investor Profiles in Kilimani 2026?
| Investor Goal | Best Choice in Kilimani 2026 | Why |
|---|---|---|
| Maximum cash-on-cash yield | 1-bedroom apartment | Higher % return, lower costs |
| Strongest absolute capital growth | 2-bedroom apartment | Slightly higher appreciation |
| Lowest vacancy & fastest letting | 1-bedroom apartment | Broader, more active tenant pool |
| Lowest monthly holding cost | 1-bedroom apartment | 35–50% cheaper to own |
| Owner-occupier family lifestyle | 2-bedroom apartment | More space for children/guests |
| Portfolio building (multiple units) | 1-bedroom apartment | Lower entry, easier scaling |
| Quick exit / liquidity | Either (both highly liquid) | Strong resale market |
Bottom line for 2026 in Kilimani:
- Choose 1-bedroom apartments if your priority is maximum yield, lowest holding costs, fastest turnover, and portfolio scalability.
- Choose 2-bedroom apartments if you want stronger absolute growth, broader tenant stability, and a more comfortable owner-occupier or family rental option.
Both unit types remain high-performing investments in one of Nairobi’s most resilient upmarket suburbs — the right choice depends on whether you’re optimizing for income velocity or balanced long-term wealth building.
Call to Action: Ready to explore 1-bedroom or 2-bedroom apartments in Kilimani for high-yield investment or lifestyle? Visit Realty Boris offices today for a private, in-depth discussion with our expert team. We’ll show you current high-demand listings and help you decide which unit type best matches your goals. Contact us to schedule your visit and take the next step toward building your elite portfolio.
