Zao Construction

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.

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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.

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1.

Work and Costs

The substructure is the hidden, yet most critical, part of any building. It transfers the load of the entire house to the ground, ensuring stability and longevity. Getting this stage right is non-negotiable for a safe and durable home. This work typically includes site excavation, laying the foundation, and incorporating essential protective elements like damp-proof membranes and steel reinforcement.

Here is a detailed cost breakdown for the substructure of a typical modest-sized home in Kenya, along with explanations for each component.

Detailed Cost Breakdown & Explanations

1. Foundation Stones (200mm)

• Quantity: 1,500 feet

• Cost: Ksh 55 per foot

• Total: Ksh 82,500

• Explanation: Foundation stones (or hardcore) are compacted into the trench to create a stable, level base for the concrete foundation. This layer prevents settling and helps with drainage. The 200mm thickness is a standard for good load-bearing capacity.

2. Damp Proof Membrane (DPM) – 1000 Gauge

• Quantity: 3 rolls

• Cost: Ksh 3,500 per roll

• Total: Ksh 10,500

• Explanation: The DPM is a thick polythene sheet laid on the compacted hardcore before the concrete slab is poured. It is a crucial barrier that prevents ground moisture from rising up into the concrete and, eventually, into your house walls, which can cause dampness and mold.

3. Damp Proof Course (DPC)

• Quantity: 1 bag

• Cost: Ksh 850 per bag

• Total: Ksh 850

• Explanation: Often confused with the DPM, the DPC is a bituminous or chemical layer applied on top of the finished foundation concrete, just before the walls are built. It creates a second barrier to block moisture from traveling up the walls themselves.

4. Cement

• Quantity: 50 tonnes

• Cost: Ksh 1,200 per tonne

• Total: Ksh 60,000

• Explanation: This is a significant amount of cement, used for the foundation slab, the DPC, and for bedding the reinforcement bars. The quality of cement is vital for the strength of the entire structure.

5. Sand

• Quantity: 24 tonnes

• Cost: Ksh 8,500 per tonne

• Total: Ksh 204,000

• Explanation: Sand is a key component of concrete and mortar. River sand is typically preferred for its smooth, round particles which work well in concrete mixes. The high cost here reflects the volume needed for the foundation concrete.

6. Ballast

• Quantity: 16 tonnes

• Cost: Ksh 5,500 per tonne

• Total: Ksh 88,000

• Explanation: Ballast is a mix of sand and stones used to make concrete. The stones provide the compressive strength. A standard mix for foundations is often 1 part cement, 2 parts sand, and 4 parts ballast.

7. Reinforcement Bars
Reinforcement bars (rebar) are the skeleton of your foundation, providing tensile strength to resist cracking and shifting.

• D10 bars: 24 pieces at Ksh 1,080 each = Ksh 25,920

  • Use:* These thicker bars are typically used as the main longitudinal reinforcement in the foundation beams.

• D8 bars: 18 pieces at Ksh 705 each = Ksh 12,690

  • Use: These are often used as distribution bars or for lighter reinforcement sections.

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Total Estimated Cost for Substructure Work: Ksh 483,460

*(Note: The original total of Ksh 511,285 appears to be a miscalculation. The correct sum of the items listed is Ksh 483,460. It’s always wise to double-check calculations.)*

Beyond the Materials: Other Critical Substructure Costs to Consider

The list above covers the primary materials, but a complete substructure budget must also account for:

• Excavation Costs: This can vary dramatically based on the soil type and site accessibility. Manual labor is cheaper for small sites, but a machine (excavator) may be necessary for rocky ground or large plots.

• Labor Costs: Skilled masons, fundis, and laborers are required for the precise work of setting out, mixing concrete, placing reinforcement, and supervising the pour.

• Transportation: The cost of delivering bulk materials like sand, ballast, and stones can be significant, especially for remote sites.

• Vibrator Hire: A concrete vibrator is essential to remove air bubbles from the poured concrete, ensuring it is dense and strong.

• Engineering & Supervision: For anything but the simplest structure, having a qualified engineer oversee the substructure work is a wise investment for peace of mind and structural integrity.

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Practical Tips to Manage Substructure Costs

1. Source Materials Locally: As mentioned, this saves greatly on transportation costs. Build a relationship with a local hardware store for potential discounts.

2. Negotiate Bulk Discounts: Since you’re buying large quantities, don’t accept the first price. Get quotes from several suppliers and negotiate a better rate for the entire order.

3. Plan to Avoid Waste: Accurate measurements from your architect or engineer will help you order materials more precisely, reducing waste from off-cuts and leftover concrete.

4. Hire a Reputable Contractor: An experienced contractor will know how to work efficiently, manage laborers, and source quality materials at fair prices, potentially saving you money and costly mistakes in the long run.

5. Get a Soil Test: Before you start, investing in a professional soil test (typically Ksh 5,000 – Ksh 15,000) can save you thousands later. It determines the bearing capacity of your soil and informs the best (and most cost-effective) foundation design.

Conclusion: The substructure is a major investment, but it is not the place to cut corners. By understanding each component, budgeting for both materials and labor, and implementing smart cost-saving strategies, you can ensure your dream home is built on a solid and secure foundation.

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2. Superstructure Work

The superstructure is the part of the house that rises from the foundation, forming the living spaces. It includes walls, columns, beams (lintels and ring beams), and the roof structure. The choices made here significantly impact the house’s final appearance, cost, insulation, and construction speed.

This breakdown covers the key material costs for a typical modest-sized home in Kenya.

Detailed Cost Breakdown & Explanations

1. Walling Blocks: The Primary Building Material

The choice of walling material is one of the most important decisions you’ll make. Here’s a detailed look at the common options available in Kenya:

• Traditional Bricks (Burnt Clay Bricks):

  • Description: These are the classic, reddish-brown bricks made from clay that is molded and fired in a kiln.

  • Pros: They are porous, which allows for good “breathing” and natural humidity regulation inside the house. They are also widely available and familiar to all fundis.

  • Cons: They are generally less uniform in size and shape, requiring more mortar and plaster to achieve a smooth wall. They also have lower compressive strength compared to stone, making them less ideal for multi-story buildings without significant reinforcement.

  • Cost: Often among the cheaper options per unit, but the higher plastering costs can narrow the overall price gap.

• Machine-Cut Stones (Quarry Stones/Block Stones):

  • Description: These are precisely cut from natural quarry rock (like granite) using specialized machines, resulting in blocks with very straight edges and uniform dimensions.

  • Pros: They are extremely strong and durable, offering excellent load-bearing capacity for multi-story buildings. Their precision requires less mortar, and they can be built with very thin joints (“fine joints”). They can be left exposed for a beautiful, modern finish, saving on plastering costs.

  • Cons: They have a higher upfront cost per unit. They are also heavy and have low thermal insulation, meaning houses can get cold inside and hot.

  • Cost: Typically more expensive per unit than bricks, but can lead to savings on mortar and plaster.

• Medium Soft Mined Rocks (e.g., Raven Blocks, Sandstone):

  • Description: These are stones mined from softer rock formations and then manually or mechanically shaped into blocks. They are softer and easier to cut on-site than machine-cut stones.

  • Pros: They offer a natural, rustic aesthetic that is often desired for certain architectural styles. They are generally cheaper than machine-cut stones and provide good thermal mass.

  • Cons: Their compressive strength is lower than machine-cut stones, making them more suitable for single-story buildings. They also require a skilled fundi to shape and lay them properly.

  • Cost: Usually falls between traditional bricks and machine-cut stones.

• Other Common Options:

  • Concrete Blocks: Manufactured from cement, sand, and ballast. They are very strong, uniform, and can be made hollow to reduce weight and improve insulation.

  • Stabilized Soil Blocks (SSB): An eco-friendly option made from soil mixed with a small amount of cement and compressed. They are cost-effective and provide excellent thermal insulation.

For this estimate, we are using a mid-range block priced at Ksh 70 each.

• Quantity: 3,500 pieces

• Cost: Ksh 70 per piece

• Total: Ksh 245,000

2. Cement for Mortar and Plaster

• Quantity: 80 bags

• Cost: Ksh 850 per bag

• Total: Ksh 68,000

• Explanation: This cement is used for mixing mortar to lay the blocks and for the initial plaster coat on the walls. The amount needed is heavily influenced by the type of block used (machine-cut stones use less mortar) and the skill of the fundis in applying it.

3. Reinforcement Bars for Beams and Lintels

Reinforced concrete beams are crucial for structural integrity. Lintels are beams over doors and windows to support the wall above, while the ring beam ties all the walls together at the top, providing stability and a base for the roof.

• D10 bars: 28 pieces at Ksh 1,080 each = Ksh 30,240

  • Use: These are the main reinforcement bars used in the bottom and top of beams to carry tensile loads.

• D8 bars: 18 pieces at Ksh 705 each = Ksh 12,690

  • Use: These are often used as “stirrups” or links that hold the main D10 bars in place and provide shear reinforcement within the beam.

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Total Estimated Cost for Superstructure Work: Ksh 355,930

*(Note: The original total of Ksh 489,720 appears to be a miscalculation. The correct sum of the items listed—Ksh 245,000 + Ksh 68,000 + Ksh 30,240 + Ksh 12,690—is Ksh 355,930. Always verify calculations carefully.)*

Beyond the Listed Materials: Other Superstructure Costs

A complete superstructure budget is more than just blocks and beams. You must also account for:

• Sand for Mortar and Plaster: You will need a significant amount of clean, fine sand (often “plastering sand”) for mixing.

• Ballast for Beams: The concrete for the beams and columns requires ballast.

• Roof Trusses and Timber: This includes the wooden or steel structure that forms the roof, battens, and any timber for eaves.

• Roofing Sheets: The actual roofing material (e.g., tiles, iron sheets, etc.).

• Labor Costs: Skilled masons for laying blocks and forming beams, and general laborers for mixing mortar and moving materials.

• Scaffolding: Necessary for safely building walls higher than one story.

• Windows and Doors: While the frames are often set during this stage, the cost of the units themselves is a major part of the superstructure.

Practical Tips for Superstructure Work

1. Choose Your Block Wisely: Consider not just the cost per block, but also the long-term savings on mortar, plaster, and even paint. A more expensive, smoother block might be cheaper overall.

2. Get a Bill of Quantities (BOQ): An architect or quantity surveyor can provide a detailed BOQ that lists all materials, including the often-forgotten items like sand and nails, preventing budget surprises.

3. Sequence is Key: Ensure the lintels and ring beam are cast properly and given enough time to cure before loading them. Poor workmanship here can lead to cracks.

4. Plan for Openings: Clearly mark all door and window openings as the walls go up to avoid costly corrections later.

Keyword Insight: “Affordable architects Kenya” can help design cost-effective structures without compromising quality.

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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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

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How to Reduce Construction Costs

1. Source Materials Locally: Transport costs can inflate prices. Buy from nearby suppliers.

2. Use Alternative Materials: Consider interlocking blocks or prefabricated panels for walls.

3. Hire Affordable Architects: Look for “affordable architects Kenya” to design cost-efficient plans.

4. Phase Your Construction: Build in stages to spread out costs.

5. 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!