Ngong, Kiambu and Muthaiga Among Nairobi Areas with Declining Land Prices

Land prices across Nairobi’s metropolitan region showed mixed movements in the third quarter of 2025, with values falling in several high-end suburbs but rising sharply in some satellite towns

This is according to the latest Hass Consult Land Price Index released on Tuesday.

Seven estates, Muthaiga, Kiambu, Ngong, Ruaka, Ongata Rongai, Syokimau and Tigoni, recorded modest declines in land values during the quarter, ranging between 0.1 and 1.9 percent. The decreases indicate a possible slowdown in demand or an adjustment from earlier speculative pricing in areas that had seen strong investor interest. 

In Muthaiga and Ruaka, prices dipped slightly by 0.2 and 0.1 percent respectively, with an acre now priced at Ksh234 million and Ksh111 million. Ngong and Kiambu saw steeper falls of 1.9 percent each, while Syokimau and Tigoni recorded 0.2 per cent drops, settling at Ksh39 million and Ksh34 million per acre.

Conversely, several Nairobi suburbs and outlying towns registered notable gains, highlighting uneven growth across the property market. Gigiri, Kileleshwa and Kilimani rose by up to 2.1 percent, with land in Kilimani now valued at Ksh422 million per acre. Upperhill and Westlands, both established commercial hubs, continued to rise by 1.6 and 1.1 percent respectively. Spring Valley led the growth with a 3.6 percent increase, pushing its per-acre value to Ksh305 million.

Satellite towns continued to draw strong interest from developers and middle-income buyers. Juja, Kiserian, Limuru, Mlolongo and Thika all recorded price increases, with Juja posting the highest growth at 18 per cent. Hass Consult’s Creative Director, Sakina Hassanali, said these towns are benefiting from demand among self-builders and developers seeking affordable land options. 

“Many of these satellite areas, such as Kiserian, Kitengela and Athi River, have become attractive to middle-class buyers developing family homes gradually as their incomes allow,” she said.

Hassanali cautioned, however, that tighter financial conditions are beginning to limit buyer activity, even in lower-cost areas. “Tightening finances are reducing the number of buyers able to make the initial land purchase for self-building, despite the relatively lower prices in the satellite regions,” she added.