Updated 10 November 2026
Average land prices near Nairobi range from KSh 13.3 million an acre in Kiserian to KSh 117.9 million in Ruaka, according to HassConsult’s Land Price Index for July to September 2026. Across the 14 satellite towns it tracks, the average was KSh 33.7 million an acre, up 0.65% in the quarter and 4.3% over the year.
Checked on 10 November 2026 against HassConsult’s Q3 2026 Land Price Index. Figures are average asking prices per acre, not completed sales.
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Land prices near Nairobi: all 14 towns
| Area | Average per acre | Middle half of asking prices (25th–75th percentile) | Quarter change | Annual change |
|---|---|---|---|---|
| Ruaka | KSh 117.9m | KSh 90.9m – 146.2m | +1.9% | +6.2% |
| Kiambu | KSh 48.1m | KSh 28.0m – 60.0m | -1.0% | -1.2% |
| Mlolongo | KSh 46.6m | KSh 32.0m – 60.0m | -2.2% | -0.8% |
| Ruiru | KSh 42.5m | KSh 26.0m – 54.4m | +0.8% | +11.5% |
| Syokimau | KSh 40.0m | KSh 32.0m – 44.0m | +1.5% | +0.2% |
| Ngong | KSh 35.5m | KSh 24.0m – 44.0m | +2.2% | -1.9% |
| Tigoni | KSh 34.7m | KSh 25.0m – 40.0m | -0.1% | -0.2% |
| Thika | KSh 33.0m | KSh 18.0m – 39.5m | +2.0% | +9.3% |
| Ongata Rongai | KSh 29.6m | KSh 18.3m – 35.8m | -0.9% | +4.0% |
| Limuru | KSh 27.5m | KSh 16.0m – 35.0m | +1.2% | +2.2% |
| Juja | KSh 26.8m | KSh 14.0m – 34.3m | +0.3% | +5.1% |
| Athi River | KSh 20.9m | KSh 12.1m – 25.4m | +0.7% | -2.3% |
| Kitengela | KSh 18.8m | KSh 9.1m – 21.6m | +0.1% | +1.0% |
| Kiserian | KSh 13.3m | KSh 6.0m – 18.4m | -2.0% | -0.5% |
Source: HassConsult Land Price Index, Q3 2026. The index is built from asking prices, not completed sales. Sorted by price per acre.
The 25th and 75th percentile columns show the range of asking prices in each town: a quarter of plots are listed below the first figure and a quarter above the second. In Kitengela, for example, asking prices run from about KSh 9.1 million to KSh 21.6 million an acre.
The cheapest and the dearest towns
Cheapest: Kiserian (KSh 13.3 million an acre), Kitengela (KSh 18.8 million), Athi River (KSh 20.9 million), Juja (KSh 26.8 million) and Limuru (KSh 27.5 million).
Dearest: Ruaka (KSh 117.9 million) is in a class of its own, priced closer to some Nairobi suburbs than to the other satellite towns. Kiambu town (KSh 48.1 million), Mlolongo (KSh 46.6 million), Ruiru (KSh 42.5 million) and Syokimau (KSh 40.0 million) follow.
In the middle are Ngong (KSh 35.5 million), Tigoni (KSh 34.7 million), Thika (KSh 33.0 million) and Ongata Rongai (KSh 29.6 million). For comparison, the cheapest Nairobi suburb in the index, Karen, averages KSh 81.8 million an acre. Our Karen, Runda and Muthaiga guide covers the prime suburbs.
Where land prices near Nairobi grew fastest
Over the 12 months to September 2026, Ruiru led with an 11.5% rise, followed by Thika (9.3%), Ruaka (6.2%), Juja (5.1%) and Ongata Rongai (4.0%). Three of the top four, Ruiru, Thika and Juja, are on the Thika Road corridor.
Six towns fell over the year: Athi River (-2.3%), Ngong (-1.9%), Kiambu (-1.2%), Mlolongo (-0.8%), Kiserian (-0.5%) and Tigoni (-0.2%). In the latest quarter alone, Ngong and Thika rose 2.2% and 2.0%, while Mlolongo fell 2.2% and Kiserian 2.0%.
HassConsult said nine of the 14 towns recorded rising prices in the quarter, up from seven in the second quarter, but overall growth more than halved compared with the previous quarter.
Land prices near Nairobi by corridor
Grouping the towns by the main road out of the city shows clear patterns in the Q3 2026 figures:
- Thika Road (Ruiru, Juja, Thika): KSh 26.8 million to KSh 42.5 million an acre, and the strongest growth, at 5.1% to 11.5% over the year.
- Mombasa Road (Syokimau, Mlolongo, Athi River, Kitengela): KSh 18.8 million to KSh 46.6 million. Growth was weak: only Kitengela (1.0%) and Syokimau (0.2%) rose over the year.
- South-west (Ngong, Ongata Rongai, Kiserian): KSh 13.3 million to KSh 35.5 million. Ongata Rongai rose 4.0% over the year, while Ngong and Kiserian fell.
- North-west (Ruaka, Kiambu, Limuru, Tigoni): the widest range, from KSh 27.5 million in Limuru to KSh 117.9 million in Ruaka. Ruaka rose 6.2% and Limuru 2.2%, while Kiambu and Tigoni dipped.
If you are comparing two towns at a similar price, the trend matters as much as the level. A cheaper plot in a town that has been falling for a year may take longer to sell than one in a town that keeps rising.
Is land near Nairobi still a good investment?
HassConsult’s report makes a pointed comparison. Over the past two years, land-price growth in 12 of the 14 satellite towns was lower than the return from rolling 91-day Treasury bills, with only Ruiru and Juja beating that benchmark.
Sakina Hassanali, HassConsult’s co-CEO, said that as returns from simply holding land become less competitive, the case for buying may increasingly depend on what the land will be used for. In plain terms: land you plan to build on, farm or rent out can still make sense; land bought only to sell later at a higher price has struggled to beat a T-bill. Compare with current rates in our guide to buying Treasury bills.
Remember too that land costs money to hold. You pay land rates to the county, fencing and security, and you earn nothing until you build or sell. On a sale you will also pay capital gains tax on the gain.
Before you buy land near Nairobi
- Search the title. Run an official search on Ardhisasa or at the land registry. See our land search guide.
- Visit with a surveyor. Check that the beacons on the ground match the map and that there is legal road access.
- Check zoning and services. Ask the county planning office what can be built and whether water and power are near.
- Get Land Control Board consent where the land is agricultural, before you complete.
- Budget for transfer costs. Stamp duty is 4% in municipalities and 2% elsewhere. Use our land transfer cost calculator.
- Avoid fraud. Pay through an advocate’s client account. Read our land fraud checks.
All our property data is on the Kenya real estate hub, including the Nairobi property price index for suburbs.
Frequently asked questions
Where is the cheapest land near Nairobi?
Among the 14 satellite towns in HassConsult’s Q3 2026 index, Kiserian has the lowest average asking price at KSh 13.3 million an acre, followed by Kitengela at KSh 18.8 million and Athi River at KSh 20.9 million.
How much is an acre in Kitengela?
The average asking price was KSh 18.8 million an acre in Q3 2026, with most listings between about KSh 9.1 million and KSh 21.6 million.
How much is an acre in Ruiru?
KSh 42.5 million on average in Q3 2026, up 11.5% over the year, the fastest growth of any satellite town in the index.
Are land prices near Nairobi going up?
Slowly. The satellite-town average rose 0.65% in the quarter and 4.3% over the year, and six of the 14 towns were lower than a year earlier.
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