Zao Construction

“Which of you, wanting to build a house, does not first sit down and estimate the cost to see if they have enough to complete it?” for this case knowing 3 Bedroom House Cost,  “Otherwise, if they lay the foundation and are not able to finish it, everyone who sees it will ridicule them.” (Luke 14:28-30).

Nearly two thousand years later, this scripture hits home for anyone in Eldoret dreaming of their own roof and walls. That sinking feeling of starting construction only to realize the budget is crumbling faster than weak mortar is a modern-day nightmare. You’re not just building a structure; you’re navigating a financial maze where a wrong turn can leave you with a half-built shell and empty pockets.

So, before you buy a single bag of cement, let’s eliminate the guesswork. This is your essential 2025 guide to the real 3 Bedroom House Cost in Eldoret, Uasin Gishu County. We’re breaking down every shilling so you can build with confidence, not fear.

Based on a detailed quotation from a local construction firm, this guide provides a transparent breakdown of the costs you can expect in 2025. We’ll delve into material costs, labour, and other essential expenses to help you plan effectively.

Quick Summary: The Total Cost

The total estimated cost to build a standard 3-bedroom bungalow in Eldoret is approximately Ksh 4,579,000. This figure is a comprehensive sum of:

• Materials: Ksh 2,769,000

• Labour: Ksh 710,000

• Miscellaneous Costs: Ksh 100,000

This cost covers the construction from foundation to finishing, including essentials like a septic tank, water tank stand, gypsum ceilings, and tiling.

Detailed Breakdown for a 3 bedroom house cost

The following breakdown is categorized by the different phases of construction, giving you a clear picture of where your money will be spent.

1. Foundation & Substructure
This is the first and most critical stage, involving site preparation and laying a strong base for your home.

• Materials (Excavation & Foundation Walling): Ksh 264,300

  • Includes: Foundation stones, sand, ballast, cement, BRC mesh, formwork timber, and transport.

• Materials (Slab Concreting): Ksh 222,100

  • Includes: Cement, hardcore, sand, Damp Proof Membrane (DPM), and antitermite treatment.

• Labour: Ksh 50,000

  • Covers: Site set-out, clearance, excavation, and building foundation walls.

2. Superstructure: Walls & Roof
This phase involves raising the walls and putting a roof over them.

• Materials (Walling & Ring Beam): Ksh 359,600

  • Includes: Machine-cut stones, cement, sand, reinforcement bars (D10, D8), and timber.

• Labour (Walling): Ksh 44,000

• Materials (Roofing): Ksh 599,500

  • Includes: Iron sheets, ridges, timber (4×2, 3×2), fascia board, nails, and wood preservative. The assumption is that roofing mabati is the normal mabati and not tiles[Decra].

• Labour (Roofing): Ksh 35,000

3. Finishes: Plastering, Painting, and Tiling
This is what gives your house its final look and feel, both inside and out.

• Materials (Plastering): Ksh 149,500

  • Includes: Sand, cement, and lime.

• Labour (Plastering): Ksh 54,000

• Materials (Painting): Ksh 97,800

  • Includes: Undercoat, cream paint, brushes, rollers, and turpentine.

• Labour (Painting): Ksh 60,000

• Materials (Tiling): Ksh 135,650

  • Includes: Floor tiles, wall tiles, adhesive, cement, and grout.

• Labour (Tiling): Ksh 75,000

4. Essential Fittings and Fixtures

• Materials (Doors, Windows & Ventilation): Ksh 222,100

  • Includes: Steel doors, modern internal doors, door frames, locks, steel windows, glazing, and ventilation grilles.

• Labour (Fittings): Ksh 57,700

• Materials (Kitchen & Wardrobe Cabinets): Ksh 149,150

  • Includes: MDF boards, plywood, hinges, handles, and kitchen worktops.

• Labour (Cabinets): Ksh 44,700

5. Specialized Works (Electrical, Plumbing, Ceilings)
These are crucial for modern comfort and are best handled by qualified technicians.

• Materials (Electrical): Ksh 121,950

• Labour (Electrical): Ksh 42,700

• Materials (Plumbing): Ksh 157,550

• Labour (Plumbing): Ksh 70,900

• Materials (Gypsum Ceiling – Living/Dining): Ksh 184,800

• Labour (Gypsum Ceiling): Ksh 55,400

• Materials (Normal Ceiling – other rooms): Ksh 124,650

• Labour (Normal Ceiling): Ksh 37,400

6. External and Ancillary Structures

• Materials (Septic Tank – 3000L): Ksh 127,350

• Labour (Septic Tank): Ksh 55,000

• Materials (Water Tank Stand – Metal): Ksh 31,800

• Labour (Tank Stand): Ksh 43,000

Additional Costs to Consider

The quotation above is excellent for construction costs, but a complete budget must account for other professional and statutory fees.

• Architectural & Engineering Fees: (Approx. 10-15% of construction cost) For drawings, structural design, and supervision.

• Statutory Permits: You will need to budget for permits from the County Government of Uasin Gishu. Costs can vary but typically range from Ksh 5,000 to Ksh 20,000 depending on the project valuation.

• Water and Electricity Connection: Fees from KPLC and Eldoret Water and Sanitation Company (ELDOWAS) are separate and can be significant.

• Site Supervision: If you cannot supervise the project yourself, hiring a clerk of works or project manager will add to the cost.

• Contingency: Always set aside 10-15% of your total budget for unforeseen issues, price fluctuations, or changes in design.

Key Factors That Influence the Final Cost

1. Site Conditions: A flat, easily accessible plot is cheaper to build on than a sloped or rocky one.

2. Material Choices: The cost difference between standard finishes and high-end imports (e.g., Italian tiles vs. local tiles) is substantial.

3. Labour Costs: While relatively standard, prices can vary between contractors.

4. Design Complexity: A simple rectangular layout is more cost-effective than one with many corners, curves, and split-levels.

5. Market Inflation: Prices of materials, especially cement and steel, can be volatile.

Conclusion

Knowing a 3 bedroom house cost in Eldoret in 2025 is a significant investment with a starting point of around Ksh 4.5 million for a well-finished home. The most effective way to manage this investment is through meticulous planning, getting multiple detailed quotations from reputable contractors, and always including a contingency fund for the unexpected.

By using this breakdown as a benchmark, you can approach lenders, contractors, and suppliers with confidence, ensuring your dream home in Eldoret becomes a reality without unwanted financial surprises.

Disclaimer: The costs provided are based on a specific quotation from 2024 and are intended as a guide. Prices for materials and labour are subject to change. It is highly recommended to consult with multiple qualified contractors and professionals for current and personalized quotations.