Rental yield in Nairobi varies widely by neighbourhood — from under 4% in some prime, low-density suburbs to over 9% in a few high-demand nodes. This guide maps gross rental yields across Nairobi by area using the latest published market data, so you can see where a rental property works hardest for your money before you buy.
The average rental yield in Nairobi
According to Cytonn’s Nairobi Metropolitan Area Residential Report 2025, the average gross apartment yield is 5.9% (FY’2024/25), up from 5.7% the previous year, while detached houses average about 4.9%. HassConsult’s Property Index for Q4 2025 likewise reported Nairobi residential rental yields at multi-year highs (around 7.4% city-wide). In short: yields are trending up, and apartments out-yield standalone houses.
Nairobi apartment rental yields by area
Gross apartment yields by node (Cytonn NMA Residential Report 2025, FY’2024/25):
| Area | Gross apartment yield |
|---|---|
| Dagoretti | 9.6% |
| Athi River | 9.4% |
| Kileleshwa | 6.6% |
| Kikuyu | 6.5% |
| Kilimani | 6.3% |
| Westlands | 6.3% |
| Ngong | 6.2% |
| Parklands | 6.2% |
| Ruiru | 5.9% |
| Imara Daima | 5.8% |
| Upper Hill | 5.8% |
| Waiyaki Way | 5.7% |
| Rongai | 5.5% |
| Syokimau | 5.4% |
| Ruaka | 5.1% |
| South B | 4.8% |
| Loresho | 4.5% |
| Langata | 4.4% |
| South C | 4.0% |
| Kahawa West | 3.6% |
Cytonn’s segment averages: satellite towns 6.3%, upper mid-end 5.9%, lower mid-end suburbs 5.5%. Note that the two highest figures (Dagoretti, Athi River) are outliers — Athi River’s high yield partly reflects falling sale prices, so read yield alongside capital appreciation.
What the rents look like
For context, typical apartment asking rents in the better-supplied premium nodes (as listed on BuyRentKenya, mid-2026): Kilimani around KSh 86,000 for a one-bed and KSh 112,000 for a two-bed; Kileleshwa around KSh 62,000–65,000; Westlands two-beds around KSh 150,000. These are live listing aggregates that move constantly, not fixed statistics — always check current listings.
Serviced apartments yield more
Serviced (short-stay) apartments are a different product and generally yield more than standard lets. Cytonn’s 2025 serviced-apartment yields by node:
| Area | Serviced-apartment yield (2025) |
|---|---|
| Westlands | 11.4% |
| Limuru Road | 9.2% |
| Kilimani | 8.6% |
| Kileleshwa & Lavington | 8.3% |
| Nairobi CBD | 4.7% |
| Upper Hill | 4.6% |
| Thika Road | 4.5% |
The serviced-apartment market averaged about 7.4% in 2025 — but occupancy is more volatile and management-intensive than long-term lets.
Higher-yield vs lower-yield areas
- Higher yield: Dagoretti and Athi River stand out, followed by Kileleshwa, Kikuyu, Westlands, Kilimani, Ngong, and Parklands (roughly 6.2–6.6%). Satellite and mid-market nodes tend to out-yield prime.
- Lower yield: Kahawa West, South C, Langata, Loresho, and South B (roughly 3.6–4.8%) — often prime, low-density, or oversupplied nodes where high prices depress the yield.
How to use these figures
These are gross yields. Your real return is the net yield after MRI tax, service charge, management fees, vacancy, and maintenance — see how to calculate rental yield in Kenya. And weigh yield against expected capital appreciation; for where the two combine best, see best areas to invest in rental property in Kenya.
Yield data: Cytonn NMA Residential Report 2025 (FY’2024/25) — standard apartments and serviced apartments; city-wide figure from HassConsult Property Index Q4 2025. Rent ranges as listed on BuyRentKenya. Last verified 2 July 2026; market data changes — confirm before deciding.
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Frequently asked questions
About 5.9% gross for apartments (Cytonn, FY’2024/25) and rising, with standalone houses lower at around 4.9%. HassConsult’s Q4 2025 index put city-wide residential yields near multi-year highs.
Cytonn’s 2025 data shows Dagoretti (9.6%) and Athi River (9.4%) highest, followed by Kileleshwa, Kikuyu, Westlands, Kilimani, Ngong, and Parklands at roughly 6.2–6.6%. Note some high-yield nodes have weaker price growth.
High purchase prices in prime, low-density suburbs push the yield down even when rents are high. Investors there typically accept lower income yield in exchange for capital appreciation and lower vacancy.
Gross. For your true return, subtract MRI tax, service charge, management fees, vacancy, and maintenance to get the net yield — use our rental yield calculator, which does this for you.