Westlands is Nairobi’s undisputed epicenter for short-term rentals and expat living in 2026 — a buzzing, cosmopolitan neighbourhood that functions as the city’s live-work-play capital. With its concentration of multinational offices, fintech startups, high-end restaurants, nightlife, Sarit Centre, Village Market, international schools, and fast connectivity to the CBD and Jomo Kenyatta International Airport, Westlands remains the number-one choice for expats on short- or medium-term assignments, digital nomads, young professionals, and corporate relocations.
For investors, 1-bedroom units in Westlands stand out as the ideal short-term rental vehicle — especially for Airbnb-style operations. These compact, furnished apartments attract the highest volume of expat renters, deliver some of the strongest percentage yields in Nairobi’s upmarket market, offer rapid turnover, and provide excellent cash flow velocity with relatively low entry capital. This 2026 guide explains why 1-bedroom units in Westlands are particularly well-suited for expats and short-let yields — covering pricing, nightly rates, occupancy patterns, tenant profiles, operating realities, net cash flow, and why this unit size continues to outperform larger apartments for income-focused investors in this high-demand suburb.
1. Why Expats Prefer 1-Bedroom Units in Westlands
Expats — the backbone of Westlands’ short-term rental demand — overwhelmingly choose 1-bedroom units for practical and lifestyle reasons:
- Compact & Low-Maintenance — Easy to clean, furnish, and manage for short stays (3–12 months typical).
- Affordable Premium Location — Expats get Westlands’ central vibe, walkability to offices/malls/nightlife, and security without paying 2- or 3-bedroom prices.
- Furnished & Ready-to-Move — Most listings come fully serviced (kitchen, Wi-Fi, linens, smart TV) — critical for assignees arriving with minimal belongings.
- Flexibility — Perfect for single expats, couples without children, or professionals who travel frequently and don’t need extra rooms.
- Proximity to Work & Lifestyle — Minutes from multinational HQs, co-working spaces, gyms, restaurants, and social hubs.
Result: 1-bedroom units capture ~45–55% of expat short-term rental demand in Westlands — far more than any other unit size.
2. Current Pricing & Entry-Level Positioning (Mid-2026)
- Typical size: 55–85 sqm (1 bed + 1–2 baths, open-plan living, balcony common)
- Price range for quality gated/serviced units: KES 22–38 million – Entry-level/refurbished: KES 22–28 million – Mid-range new developments: KES 28–33 million – Premium (high-floor, views, concierge): KES 33–38 million
- Average transaction price: ~KES 28–32 million
- Down payment (20–30%): KES 5.6–11.4 million
Positioning: 1-bedroom units in Westlands remain the most accessible entry into short-term rental investment — 40–60% cheaper than 2-bedroom units (KES 35–65M) while capturing the largest expat renter segment.
3. Short-Term Rental Rates & Cash Flow Potential
- Nightly rate (furnished, good reviews): KES 10,000–18,000
- Average ADR (Airbnb/Booking): KES 12,500–14,500
- Monthly gross revenue (75–85% occupancy): KES 281,000–370,000
- Gross yield range (short-term): 8.0–10.5% (peaks 10–11% in high-season blocks)
- Net yield after expenses: ~6.5–8.8%
- Monthly net cash flow (after cleaning, fees, utilities): KES 180,000–280,000+
- Cash-on-cash ROI (20% down payment): 15–22% (among the highest in Nairobi upmarket short-lets)
Why 1-bedroom units excel for Airbnb-style yields:
- High nightly rates relative to purchase price
- Strong occupancy from expats (longer stays than leisure tourists)
- Lower operating costs than larger units
- Easier to furnish and style for maximum guest appeal
4. Top-Performing 1-Bedroom Projects & Estates in Westlands (2026)
These gated/serviced developments consistently show the highest short-term rental demand, occupancy, and returns:
- The Monarch – High-floor 1-beds with skyline views; yields often 9–10.5%
- Fortis Suites – Serviced apartments; optimized for short-lets (9.5–11% gross)
- The View – Modern concierge block; strong expat demand
- NextGen – Newer gated development; high booking volume
- Sarit Centre-adjacent blocks – Proximity to mall/nightlife; quick turnover
- Westlands Terraces / similar — Balanced price/yield; popular with professionals
Tip: Prioritize estates with 24/7 security, backup generator, high-speed fibre, concierge, and professional management — these consistently achieve 1–2% higher net yields and better guest reviews.
5. Tenant/Guest Profile & Booking Patterns
- Primary guests: single expats, young professionals on short contracts, digital nomads, corporate relocations (1–6 months), weekend leisure visitors.
- Vacancy risk: Low (2–5 weeks average letting time)
- Occupancy rate: 78–90% in quality projects (higher during peak corporate seasons)
- Average length of stay: 7–60 nights (mix of short corporate stays and longer assignments)
Advantage: 1 bedroom units in Westlands have one of the most active and resilient expat-driven tenant pools in Nairobi — minimizing downtime and maximizing cash flow.
6. Monthly Ownership & Operating Costs (Short-Term Model)
- Service charge/levies: KES 10,000–18,000/month
- Cleaning/laundry (short-let): KES 15,000–35,000/month
- Platform fees (Airbnb 3–5% + cleaning): KES 12,000–25,000/month
- Utilities/maintenance: KES 8,000–18,000/month
- Total average monthly cost: KES 45,000–96,000
- Net monthly cash flow (80% occupancy): KES 190,000–280,000+
Advantage: Costs remain manageable relative to revenue — boosting net ROI.
7. Capital Appreciation & Exit Liquidity
- Appreciation: 7.5–11.5% YoY in well-managed gated projects
- Resale liquidity: Very high — large pool of young professionals, expats, investors upgrading
- Exit speed: 4–10 weeks typical in good condition
Strength: 1 bedroom units in Westlands are among the most liquid upmarket unit types — easy to sell quickly when needed.
8. Why 1-Bedroom Units Excel for Expats & Airbnb-Style Yields in Westlands
- Perfect size for solo expats and short-term professionals
- High nightly rates relative to purchase price
- Broad expat demand → strong occupancy and pricing power
- Lower operating costs than larger units
- Fast turnover & low vacancy → consistent cash flow
- High liquidity → flexible exit strategy
Bottom line for 2026 in Westlands: 1 bedroom units are ideal for expats and Airbnb-style yields — offering high ROI, quick turnover, and strong cash flow velocity — making them the top short-term rental choice in this prime suburb.
Call to Action: Ready to explore 1-bedroom units in Westlands for high-ROI short-term rentals? Visit Realty Boris offices today for a private, in-depth discussion with our expert team. We’ll show you current high-demand 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.
