Biggest Affordable Housing Projects in Kenya (Ranked by Size)

Kenya’s Affordable Housing Programme (AHP) spans hundreds of sites — from county PPPs to NHC masterplans and slum-upgrading towers. This guide focuses on the five largest projects by planned unit count, ranked #5 (smallest of the five) up to #1 (largest).

New to the programme? Start with our main guide: Affordable Housing Programme Kenya — How to Apply, Eligibility & Locations (2026).

Last updated: August 2026. Unit counts come from NEMA ESIA filings, Boma Yangu project listings, Kenya News Agency, and NHC announcements. Construction progress and prices change — verify on bomayangu.go.ke before saving a deposit.

Ranking is by total planned residential units in a single scheme or masterplan — not by land acreage, budget, or units already completed. Several Machakos projects (Mavoko and Stoni Athi) sit close together geographically but are separate developments.

The Nyali VOK Affordable Housing Project is the smallest of Kenya’s five largest AHP schemes by unit count — but still a major coastal build at ~2,000 homes on 23 acres in upmarket Nyali.

Construction commenced in mid-February 2025, according to Kenya News Agency reporting. The design comprises 14 residential towers with studio, two-bedroom, and three-bedroom layouts — a rare high-rise affordable push outside Nairobi that will reshape Nyali’s skyline.

The site enjoys roughly 400 metres of frontage on the Mombasa–Malindi highway (then under expansion), placing it in a prime tourist-city corridor. Ground-level courtyards and walkways link the blocks into a walkable cluster.

Buyer note: Units will be allocated through Boma Yangu when released. Progress and pricing change with construction milestones — check the portal before saving toward a deposit.

Location: Nyali, Mombasa (Mombasa–Malindi highway frontage) · County: Mombasa · Planned units: ~2,000 · Land: 23 acres · Investment: ~KES 7 billion

Developer / proponent: State Department of Housing / Affordable Housing Programme (national-led) · Status: Under construction · ~20% complete (early 2025 baseline)

Unit mix: Studio, 2-bedroom, and 3-bedroom units across 14 residential towers

Indicative pricing: Pricing on Boma Yangu when allocation opens — confirm live portal

Amenities: Landscaped courtyards, pedestrian walkways, multi-use ground-level retail, vertical mixed-use hub design

Starehe Point is Nairobi’s largest active affordable housing tower cluster. A NEMA Environmental & Social Impact Assessment (2026) records 4,096 units across 23 blocks on LR Nos. 209/20158 and 209/20159 — replacing the old Starehe Government Housing Estate and adjacent informal structures.

The mix is deliberately tiered:

• 1,062 social housing units (6 blocks)
• 2,634 affordable housing units (15 blocks)
• 400 market-rate units (2 blocks)

Unit sizes in the ESIA: 30 m² (1-bed), 60 m² (2-bed), 75 m² (3-bed). The site sits ~2.5 km from the CBD near Meru Road, Lumbwa Street, and Kinyanjui Street — walking distance to Pumwani Hospital, Gikomba, and Eastleigh markets.

GulfCap Real Estate partnered with the State Department of Housing on the JV. Sales run through Boma Yangu when blocks complete. Government messaging positions prices from about KES 640,000 for the smallest social units up through middle-income bands for larger affordable types.

Location: Kariokor / General Waruingi Road, Starehe, Nairobi · County: Nairobi · Planned units: 4,096 · Land: ~20.5 acres (former Starehe Government Housing Estate) · Investment: ~KES 20 billion

Developer / proponent: Starehe Point Apartments Ltd · JV (GulfCap Real Estate + national government) · Status: Under construction · flagship Nairobi east-side tower scheme

Unit mix: 1,062 social · 2,634 affordable · 400 market units — 21 blocks × 13 floors (NEMA ESIA)

Indicative pricing: Social from ~KES 640,000 · affordable bands on Boma Yangu (1-bed ~KES 1.98M+ historically listed)

Amenities: Parking silo, commercial centre, ECD centre, community centre, sports facilities, clubhouse, swimming pool

The Kibera Soweto East Zone B redevelopment is Kenya’s largest slum-upgrading housing scheme by unit count in the AHP pipeline — 4,400 homes on a 3.5 hectare parcel.

Unlike greenfield estates on city edges, this is in-place densification: high-rise 12-floor blocks replacing informal structures while retaining community ties. The proposed split:

• 2,250 bedsitter units (shared WC/shower + kitchenette)
• 750 one-bedroom units (shared WC/shower + kitchenette)

Supporting infrastructure is part of the masterplan — schools, market stalls, youth centre, and solar-lit circulation. Because slum-upgrading projects involve relocation, consent, and phased handover, timelines are slower than greenfield PPPs; treat published completion dates as indicative.

When allocation opens, expect social-housing income bands and deposit rules under the 2025 Affordable Housing Regulations.

Location: Kibera, Nairobi (Soweto East Zone B) · County: Nairobi · Planned units: 4,400 · Land: 3.5 ha (~8.6 acres) · Investment: Part of national slum-upgrading programme (figure varies by phase)

Developer / proponent: State Department of Housing · Slum Upgrading Department · Status: Planned / phased slum-upgrading mega-scheme

Unit mix: 75% bedsitter (2,250) · 25% one-bedroom (750) — 12-storey high-rise blocks

Indicative pricing: Social/affordable bands — allocation via AHP when phases go live

Amenities: Boundary wall, solar street lighting, borehole, social hall, youth centre, primary school (4 streams), 2 nurseries, market stalls

The Mavoko Affordable Housing Programme is the second-largest standalone AHP project in Kenya at 5,360 units on a 55-acre site — delivered by Kenyan contractor Epco Builders under a Kenya–UN-Habitat partnership (notably local rather than foreign EPC).

Unit breakdown from official project announcements:

• 560 studio units
• 960 one-bedroom units
• 2,400 two-bedroom units
• 1,440 three-bedroom units

Total development cost is put at KES 20 billion, with a projected four-year construction window from groundbreaking. Social infrastructure is baked in — schools, commercial centre, and emergency services on site.

Machakos County hosts several AHP schemes (including smaller NHC clusters). Mavoko stands out for sheer volume and its UN-Habitat alignment on sustainable urban settlement.

Location: Mavoko Constituency, Machakos County · County: Machakos · Planned units: 5,360 · Land: 55 acres · Investment: KES 20 billion

Developer / proponent: Epco Builders · Kenya–UN-Habitat partnership · Status: Under construction (groundbreaking confirmed)

Unit mix: 560 studio · 960 one-bed · 2,400 two-bed · 1,440 three-bed

Indicative pricing: Affordable bands on allocation — mixed low/middle-income targeting

Amenities: Community centre, kindergarten, primary school, commercial centre, fire station, police station

Stoni Athi Waterfront City is the largest affordable housing masterplan in Kenya — 10,500 units on 150 acres along the Athi River, developed by the National Housing Corporation.

The split at launch:

• 5,000 affordable units (target KES 1 million – 3 million per unit)
• 5,500 middle- and upper-income units (target KES 2 million – 8 million)

Beyond housing, the vision is a full waterfront city — malls, health facilities, schools, parks, and recreation. NHC also markets completed Stoni Athi View maisonettes and an economy rental block nearby; those are related but distinct from the 10,500-unit masterplan.

Implementation reality: A PPP phase for ~2,820 affordable units on a 23-acre Stoni Athi parcel saw pre-qualification bids fall short in 2025 (Business Daily reporting). An access road (~KES 120 million) was completed, but full-scale delivery depends on refreshed financing/partner models. Treat the 10,500 figure as the approved masterplan capacity, not yet fully built.

When affordable tranches release, expect Boma Yangu allocation and NHC sales channels.

Location: Athi River / Mavoko, off Nairobi–Mombasa Highway (River Athi frontage) · County: Machakos · Planned units: 10,500 · Land: 150 acres · Investment: KES 20 billion (masterplan)

Developer / proponent: National Housing Corporation (NHC) · Status: Masterplan launched · phased delivery · PPP tranche faced bidding delays (2025)

Unit mix: 5,000 affordable (KES 1M–3M target) · 5,500 middle/upper (KES 2M–8M target) · mixed-use

Indicative pricing: Affordable tranche KES 1M–3M (government guidance) · market tiers higher

Amenities: Malls, hospitals, schools, parks, boat riding, waterfront recreation, commercial and recreational mixed-use

Side-by-side view of all five mega-projects.

• Coastal buyers — Nyali VOK is the stand-out Mombasa mega-scheme in this top five.
• CBD-proximate Nairobi — Starehe Point offers tower living near Eastleigh and the city centre.
• Social / lowest entry price — Starehe social units and Kibera Soweto bedsitters target the lowest income bands (3% interest under 2025 Regulations).
• Family-sized suburban units — Mavoko’s 2- and 3-bedroom majority mix suits growing households.
• Long-term masterplan bet — Stoni Athi has the largest pipeline but the longest, phased delivery horizon.

These schemes are large but fall below the 2,000-unit threshold of our top five:

Ready to register? Follow the step-by-step process in our Affordable Housing Programme application guide. Building on your own land instead? See 10 house plans under Ksh 1 million and the county building permit guide.

Disclaimer: Unit counts, prices, and completion timelines are drawn from publicly available ESIA documents, government press releases, and Boma Yangu listings as of August 2026. Projects evolve — some figures are masterplan capacity rather than units already built. This is not investment, legal, or financial advice. Confirm all details on the official Boma Yangu portal before committing savings.