Building a house is a significant investment, and understanding the costs involved is crucial for proper planning. In Eldoret, a growing urban center in Kenya, construction costs can vary depending on materials, labor, and design choices. This article provides a detailed breakdown of the cost of building a 3-bedroom house in Eldoret in 2025, based on a recent quotation from Zao Construction Company LTD. We will explore each phase of construction, from substructures to finishing, and highlight ways to make the process more affordable. Keywords such as construction costs Eldoret and “affordable architects Kenya” will guide our discussion.
Introduction
Eldoret is one of Kenya’s fastest-growing towns, attracting homeowners due to its favorable climate, economic opportunities, and relatively lower land prices compared to Nairobi. However, constructing a house requires careful budgeting to avoid unexpected expenses. This article breaks down the costs of building a 3-bedroom house in Eldoret, using actual figures from a construction company’s quotation. By the end, you’ll have a clear understanding of where your money goes and how to optimize your budget.
1. Substructure Work
The substructure forms the foundation of the house and includes excavation, foundation stones, damp-proof membranes (DPM), and reinforcement. Here’s the cost breakdown:
-
Foundation Stones (200mm): 1,500 feet at Ksh 55 per foot = Ksh 82,500
-
DPM (1000G): 3 rolls at Ksh 3,500 per roll = Ksh 9,900
-
DPC: 1 bag at Ksh 850 = Ksh 850
-
Cement: 50 tonnes at Ksh 1,200 per tonne = Ksh 60,000
-
Sand: 24 tonnes at Ksh 8,500 per tonne = Ksh 204,000
-
Ballast: 16 tonnes at Ksh 5,500 per tonne = Ksh 88,000
-
Reinforcement Bars:
-
D10 bars: 24 pieces at Ksh 1,080 each = Ksh 25,920
-
D8 bars: 18 pieces at Ksh 705 each = Ksh 12,690
-
Total for Substructure Work: Ksh 511,285
Tip: To save costs, consider sourcing materials locally or negotiating bulk discounts with suppliers.
2. Superstructure Work
The superstructure includes walls, beams, and columns. Key expenses are:
-
Walling Blocks: 3,500 pieces at Ksh 70 each = Ksh 245,000
-
Cement: 80 bags at Ksh 850 per bag = Ksh 68,000
-
Reinforcement Bars for Beams:
-
D10 bars: 28 pieces at Ksh 1,080 each = Ksh 30,240
-
D8 bars: 18 pieces at Ksh 705 each = Ksh 12,690
-
Total for Superstructure Work: Ksh 489,720
Keyword Insight: “Affordable architects Kenya” can help design cost-effective structures without compromising quality.
3. Roofing
Roofing costs depend on the materials used. Here’s the breakdown:
-
Timber:
-
8″x1″ timber: 600 feet at Ksh 130 per foot = Ksh 78,000
-
4″x2″ timber: 2,000 feet at Ksh 45 per foot = Ksh 90,000
-
-
Corrugated Sheets:
-
30g sheets (6.2m): 17 pieces at Ksh 650 each = Ksh 68,510
-
Ridge/Hip Cap: 10 pieces at Ksh 250 each = Ksh 2,500
-
Total for Roofing: Ksh 513,940
Tip: Metal roofs are durable but consider alternatives like clay tiles for a balance of cost and aesthetics.
4. Plastering (Interior & Exterior)
Plastering ensures a smooth finish for walls. Costs include:
-
River Sand: 36 tonnes at Ksh 1,400 per tonne = Ksh 50,400
-
Cement: 140 bags at Ksh 850 per bag = Ksh 119,000
-
Lime: 18 bags at Ksh 1,500 per bag = Ksh 27,000
Total for Plastering: Ksh 206,900
Keyword Insight: “Construction costs Eldoret” can vary based on plastering techniques—opt for roughcast to save money.
5. Tiles and Flooring
Flooring adds the final touch to your home. Costs include:
-
Floor Tiles (400×400): 60 boxes at Ksh 1,350 per box = Ksh 81,000
-
Wall Tiles (125×400): 10 boxes at Ksh 900 per box = Ksh 9,000
-
Cement Adhesive: 15 bags at Ksh 350 per bag = Ksh 5,250
Total for Tiles: Ksh 158,150
Tip: Ceramic tiles are affordable, but vinyl or polished concrete can be cheaper alternatives.
6. Electrical and Plumbing
Modern homes require proper wiring and plumbing:
-
Electrical Work:
-
PVC Pipes: 130 pieces at Ksh 130 each = Ksh 16,900
-
Cables: 3 rolls at Ksh 8,800 per roll = Ksh 26,400
-
-
Plumbing Work:
-
PVC Pipes: 50 pieces at Ksh 300 each = Ksh 15,000
-
Sink: 1 piece at Ksh 1,800 = Ksh 1,800
-
Total for Electrical: Ksh 126,980
Total for Plumbing: Ksh 121,930
Keyword Insight: Hiring licensed contractors ensures safety and compliance with local regulations.
7. Finishing Touches
Finishing includes doors, windows, paint, and ceilings:
-
Doors and Windows:
-
Steel Doors: 2 pieces at Ksh 15,000 each = Ksh 30,000
-
Windows: 14 pieces at Ksh 4,500 each = Ksh 63,000
-
-
Paint:
-
Emulsion: 5 buckets at Ksh 3,500 each = Ksh 17,500
-
Silk Emulsion: 4 buckets at Ksh 16,000 each = Ksh 64,000
-
Total for Finishing: Ksh 261,510
Tip: Compare prices from multiple suppliers to get the best deals on finishing materials.
8. Labor Costs
Labor typically accounts for 30% of material costs. Here’s the breakdown:
-
Substructure Labor: 30% of Ksh 511,285 = Ksh 153,386
-
Superstructure Labor: 30% of Ksh 489,720 = Ksh 146,916
-
Roofing Labor: 30% of Ksh 513,940 = Ksh 154,182
Total Labor Cost: Ksh 891,707
Keyword Insight: “Affordable architects Kenya” can help streamline labor costs without sacrificing quality.
9. Contingency Costs
Unforeseen expenses are common in construction. A 5% contingency is recommended:
-
Contingency Fund: 5% of Ksh 3,544,062 = Ksh 177,203
Tip: Always set aside a contingency fund to cover unexpected costs like material price hikes or design changes.
Grand Total
Adding up all costs:
-
Material Costs: Ksh 2,652,355
-
Labor Costs: Ksh 891,707
-
Contingency: Ksh 177,203
Total Estimated Cost: Ksh 3,544,062
How to Reduce Construction Costs
-
Source Materials Locally: Transport costs can inflate prices. Buy from nearby suppliers.
-
Use Alternative Materials: Consider interlocking blocks or prefabricated panels for walls.
-
Hire Affordable Architects: Look for “affordable architects Kenya” to design cost-efficient plans.
-
Phase Your Construction: Build in stages to spread out costs.
-
Negotiate with Contractors: Competitive bidding can lower labor costs.
Conclusion
Building a 3-bedroom house in Eldoret in 2024 costs approximately Ksh 3.5 million, including materials, labor, and contingencies. By understanding each cost component and exploring cost-saving strategies, you can make informed decisions and stay within budget. Whether you’re researching “construction costs Eldoret” or seeking “affordable architects Kenya,” this breakdown serves as a practical guide to achieving your dream home without financial stress.
Final Tip: Always work with reputable contractors and architects to ensure quality and avoid costly mistakes. Happy building!