Kenya’s high-end suburbs continued to dominate the real estate market in 2025, with new data from HassConsult showing strong price gains across several Nairobi neighbourhoods.

According to the Q3 2025 House Price Index, Runda recorded the highest annual sales price growth at 15.3 per cent, driven by cash buyers hunting detached houses in the secure estate.

Muthaiga followed closely with a 13.9 per cent annual rise, while Ridgeways saw prices climb 12.9 per cent over the year.

Other top performers included Loresho (+10.9 per cent), Karen (+8.7 per cent), and Lavington (+7.3 per cent), all showing renewed buyer confidence despite Kenya’s broader economic slowdown.

At the bottom of the list, Gigiri (-6.1 per cent) and Westlands (-1.7 per cent) registered price declines, attributed to reduced diplomatic and corporate housing demand.

Top 10 Nairobi suburbs by annual house price growth Q3 2025

Rank	Suburb	Annual price change
1	Runda	+15.3%
2	Muthaiga	+13.9%
3	Ridgeways	+12.9%
4	Loresho	+10.9%
5	Karen	+8.7%
6	Lavington	+7.3%
7	Kilimani	+5.1%
8	Spring Valley	+3.0%
9	Kileleshwa	+2.8%
10	Westlands	–1.7%

Rental market snapshot

While home prices soared in some areas, rents painted a mixed picture.

Spring Valley led with a 7.4 per cent annual rise, followed by Langata (+7.2 per cent) and Lavington (+7.3 per cent).
However, Muthaiga (-8.1 per cent) and Nyari Estate (-5.3 per cent) recorded significant rent drops, as the departure of expatriates weakened demand for top-end rentals.

Market overview

Kenya’s property market recorded a modest 1.1 per cent rise in prices during the third quarter of 2025, bringing the annual increase to 8.2 per cent, according to the latest HassConsult House Price Index.

The growth was mainly driven by strong demand for detached houses in selected areas. Runda saw a 4 per cent rise in just 12 weeks, marking a 15.3 per cent annual increase, while Athi River posted a 4.3 per cent jump in the quarter and 4.9 per cent over the year.

“The market remains supported by cash-driven demand, even as middle-class incomes stay under pressure,” said Sakina Hassanali, Co-CEO and Creative Director at HassConsult.