How Sakaja’s new Nairobi zoning rules will affect anyone building in the city
By Aloys Michael, July 17, 2026Anyone planning to build in Nairobi, from a homeowner adding rental units to a developer constructing apartments, will now have to comply with new zoning regulations introduced by City Hall.
The Nairobi Zoning Policy 2026, unveiled by Nairobi Governor Johnson Sakaja, introduces sweeping changes to how development approvals will be issued across the capital. The policy is designed to promote orderly urban growth by ensuring new developments match available infrastructure, comply with updated planning standards and support sustainable expansion. For developers, landowners and homeowners, understanding the new framework will be essential before beginning any construction project.
Nairobi has experienced rapid urbanisation over the past two decades, with high-rise apartments and commercial developments spreading into estates that were originally planned for low-density housing. This growth has increased pressure on roads, water supply and sewerage systems while raising concerns over illegal developments and unsafe buildings.
The Nairobi Zoning Policy 2026 seeks to address these challenges by introducing clear planning standards that determine what can be built, where it can be built and the conditions that must be met before construction is approved. The county government says the policy will create a more predictable approval process while ensuring future developments are supported by adequate infrastructure.
Who will be affected by the new rules?
The policy applies to anyone seeking approval for new developments within Nairobi County. This includes homeowners constructing new houses or rental units, developers putting up apartment blocks or commercial buildings, investors purchasing land for development and professionals such as architects, engineers and physical planners involved in preparing building plans.
Regardless of the size of a project, applications for Nairobi development approvals will now be assessed using the updated zoning framework.
One of the biggest changes introduced by the policy is that development approvals will no longer depend solely on architectural drawings and structural designs. County planners will also assess whether existing infrastructure can adequately support a proposed development.
Officials will consider the availability of water supply, sewerage systems, road access, environmental safeguards and population density before approving projects. This means developers may be required to modify proposals or undertake additional planning requirements if surrounding infrastructure is already under strain.
The county says the changes are intended to prevent developments that overload public services while encouraging more sustainable urban planning.
New building height limits across Nairobi
The policy also introduces clearer Nairobi building height limits depending on zoning, plot size and infrastructure capacity.
In the Central Business District and Upperhill, buildings may rise to a maximum of 75 floors on qualifying plots measuring at least 0.8 hectares, while smaller plots will have lower allowable heights. Westlands, Kilimani and Kileleshwa will generally permit developments of up to 30 floors, provided developers meet planning requirements and obtain approvals where infrastructure expansion is necessary.
High-density residential areas such as Roysambu and Zimmerman will generally be limited to developments of up to 12 floors. Meanwhile, low-density neighbourhoods including Karen, Runda and Muthaiga will largely remain restricted to single-dwelling residential developments, except for approved commercial centres and institutional facilities.
The county says these limits are intended to balance growth with infrastructure capacity and preserve the character of established residential neighbourhoods.
Under the new Sakaja building rules, infrastructure capacity becomes one of the most important considerations during the approval process. Developments will need to demonstrate that they can be supported by existing water, sewerage and road networks without placing excessive pressure on public services.
The policy also encourages Transit-Oriented Development by promoting higher-density and mixed-use developments within 800 metres of Bus Rapid Transit corridors and commuter rail stations. County planners believe this approach will encourage more efficient land use while reducing reliance on private vehicles.
Developers incorporating environmentally sustainable designs may also qualify for incentives, including additional development capacity where projects exceed minimum green building standards.
What happens if developers fail to comply?
The Nairobi Zoning Policy 2026 gives the county stronger powers to enforce planning regulations. Developments that exceed approved building heights or violate zoning requirements may receive compliance notices or stop orders requiring construction to cease until identified issues are addressed.
The Urban Planning Technical Committee will review building plans to ensure they comply with approved zoning regulations, while county enforcement officers will monitor developments on the ground. Demolition remains available as a last resort for structures found to be illegal after due process.
Additional restrictions will also apply to developments located near airports and strategic security installations, where consultation with agencies such as the Kenya Civil Aviation Authority (KCAA) and the Ministry of Defence may be required before approvals are issued.
Anyone planning to build in Nairobi should first confirm the zoning classification of their property, understand the maximum allowable building height, verify that supporting infrastructure is available and ensure all required approvals have been obtained before construction begins.
The policy also introduces Air Rights, or Transferable Development Rights, allowing eligible landowners who do not use their full development potential to transfer or sell unused development rights to developers in designated areas, subject to county regulations.
For homeowners, the changes mean even relatively small projects may require greater attention to zoning and planning requirements. For developers, early engagement with planners and careful site assessments are likely to become increasingly important in avoiding delays.