Kilimani, Westlands, and Kileleshwa form Nairobi’s golden triangle of upmarket residential investment in 2026 — three central, leafy suburbs that consistently attract professionals, expatriates, young families, and investors with their blend of convenience, security, amenities, and strong rental demand. These neighbourhoods sit at the heart of Nairobi’s business and lifestyle core, offering quick access to the CBD, international schools, hospitals, malls, and co-working hubs.
When comparing yields across 1-bedroom, 2-bedroom, and 3-bedroom apartments in these three prime suburbs, clear patterns emerge in 2026: smaller units (1- and 2-bedroom) generally deliver higher percentage yields and faster cash flow velocity, while larger 3-bedroom units provide stronger absolute income and better long-term capital appreciation. The optimal choice depends on your investment goal — maximum cash-on-cash return, total monthly income, portfolio scale, or legacy growth.
This detailed 2026 comparison examines gross yields, net yields, occupancy rates, average rents, monthly holding costs, tenant profiles, and overall ROI across the three unit sizes in Kilimani, Westlands, and Kileleshwa — giving you a clear, data-driven framework to decide which combination offers the best performance for your strategy.
1. 2026 Pricing & Entry-Level Overview
- 1-bedroom apartments Kilimani: KES 16.5–28M (avg ~KES 22M) Westlands: KES 22–38M (avg ~KES 28M) Kileleshwa: KES 18–32M (avg ~KES 24M)
- 2-bedroom apartments Kilimani: KES 25–45M (avg ~KES 34M) Westlands: KES 30–55M (avg ~KES 40M) Kileleshwa: KES 26–48M (avg ~KES 36M)
- 3-bedroom apartments Kilimani: KES 35–65M (avg ~KES 48M) Westlands: KES 40–75M (avg ~KES 55M) Kileleshwa: KES 38–70M (avg ~KES 52M)
Observation: 3-bedroom units cost ~2–2.5× more than 1-bedroom and ~40–60% more than 2-bedroom in the same suburb — the yield premium must justify the extra capital.
2. Gross & Net Yields Comparison (Furnished Averages)
- 1-bedroom apartments Kilimani: Gross 7.5–9.5%, Net ~6.2–8.0% Westlands: Gross 8.0–10.0%, Net ~6.5–8.5% Kileleshwa: Gross 7.0–9.0%, Net ~5.8–7.5% Overall Winner: Highest percentage yields, especially in Westlands.
- 2-bedroom apartments Kilimani: Gross 6.8–8.8%, Net ~5.5–7.5% Westlands: Gross 7.2–9.5%, Net ~5.8–8.0% Kileleshwa: Gross 6.5–8.5%, Net ~5.2–7.2% Sweet Spot: Balanced yield + absolute income.
- 3-bedroom apartments Kilimani: Gross 6.0–8.2%, Net ~4.8–6.8% Westlands: Gross 6.2–8.5%, Net ~5.0–7.0% Kileleshwa: Gross 5.8–8.0%, Net ~4.5–6.5% Trade-Off: Lowest % yields, but highest absolute rents.
Key Insight: 1-bedroom units lead in percentage ROI, 2-bedroom units offer the best balance, and 3-bedroom units deliver the highest absolute monthly cash flow — but at a cost of lower yield efficiency.
3. Tenant Demand & Vacancy Risk
- 1-bedroom apartments Tenant pool: young professionals, single expats, DINKs, short-term corporate stays. Vacancy: Very low (2–5 weeks typical) Demand: Highest volume in all three suburbs
- 2-bedroom apartments Tenant pool: couples, small families, mid-level expats, diplomats. Vacancy: Low (3–7 weeks) Demand: Very strong — broadest appeal
- 3-bedroom apartments Tenant pool: families (1–3 children), senior expats, diplomats on longer contracts. Vacancy: Low to moderate (4–10 weeks) Demand: Solid but narrower
Winner: 1- and 2-bedroom units have faster turnover and lower vacancy risk — boosting effective ROI.
4. Monthly Holding Costs Comparison
- 1-bedroom apartments Service charge: KES 9,000–16,000/month Utilities/maintenance: KES 8,000–20,000/month Total average: KES 17,000–36,000/month
- 2-bedroom apartments Service charge: KES 12,000–22,000/month Utilities/maintenance: KES 12,000–30,000/month Total average: KES 24,000–52,000/month
- 3-bedroom apartments Service charge: KES 15,000–30,000+/month Utilities/maintenance: KES 15,000–40,000+/month Total average: KES 30,000–70,000+/month
Advantage: 1-bedroom units cost 40–60% less to hold — maximizing net cash flow and ROI.
5. Capital Appreciation & Liquidity
- 1-bedroom apartments Appreciation: 7–11% YoY Liquidity: Very high (young professionals/investors upgrading)
- 2-bedroom apartments Appreciation: 7.5–12% YoY Liquidity: High (families, couples)
- 3-bedroom apartments Appreciation: 8–13% YoY Liquidity: High but slower (more selective buyers)
Winner: 3-bedroom units slightly lead on appreciation, but 1- and 2-bedroom units win on liquidity — easier exits.
6. Which Combination Wins for Different Goals?
| Goal | Best Combination 2026 | Why |
|---|---|---|
| Maximum cash-on-cash ROI | 1-bedroom in Westlands | Highest % return, lowest costs |
| Highest absolute monthly cash flow | 3-bedroom in Kilimani/Lavington | 2–3× higher rent |
| Lowest vacancy & fastest letting | 1-bedroom in Westlands/Kilimani | Broadest, fastest tenant pool |
| Lowest holding cost | 1-bedroom in any | 40–60% cheaper to own |
| Strongest capital appreciation | 3-bedroom in Lavington/Kilimani | Family scarcity premium |
| Portfolio building (scale) | 1-bedroom in Westlands/Kilimani | Lowest entry, easiest to multiply |
| Owner-occupier family lifestyle | 3-bedroom in Kileleshwa/Lavington | Space for children/guests |
Bottom line for 2026 in prime Nairobi suburbs:
- 1-bedroom units win for better entry-level ROI, cash flow efficiency, low costs, and portfolio scale — the go-to for most entry-level and yield-focused investors.
- 2-bedroom apartments offer the best overall balance — solid yield, good income, and strong appreciation.
- 3-bedroom apartments are best for absolute income, family lifestyle, or maximum long-term growth — but they sacrifice percentage ROI.
Call to Action: Ready to compare 1-bedroom, 2-bedroom, or 3-bedroom units across Kilimani, Westlands, and Kileleshwa for optimal yields? Visit Realty Boris offices today for a private, in-depth discussion with our expert team. We’ll show you current high-ROI listings and help you choose the best unit size and suburb combination. Contact us to schedule your visit and take the next step toward building your elite portfolio.
