The housing sector reflects a constant transformation driven by rapid urbanisation, migration, and shifting socioeconomic trends.
Kenya’s housing landscape is a complex blend of urban and rural dynamics influenced by its diverse cultural, social, and economic fabric.
From informal settlements in Nairobi to planned urban developments, the housing sector reflects a constant transformation driven by rapid urbanisation, migration, and shifting socioeconomic trends.
While there is significant potential in the country’s housing sector, challenges such as affordability, accessibility, and regulatory gaps remain at the forefront of discussions on building sustainable and inclusive communities.
Dr Nkatha Gichuyia, a renowned architect and climate resilience expert, offers her insights into Kenya's housing and settlement landscape, highlighting key reform gaps and the challenges built environment specialists face.
Dr Nkatha Gichuyia, an architect and climate resilience expert.
She emphasises the importance of integrating rental housing policies, linking urban transformation with housing strategies, and fostering a more collaborative approach to housing development.
With the impact of climate change and technological advances, Dr Gichuyia envisions a future where housing solutions are sustainable, adaptable and responsive to the population's evolving needs.
How would you describe Kenya’s housing and settlement landscape?
Visually, I’d describe it as a "diverse collage." Of all built forms - housing, offices, commercial centers, hospitals, or schools, housing and settlement are true reflections of our people's culture. With over 40 ethnic groups, three major ethno-linguistic groups, namely Bantu, Nilotic, and Cushite, and sizable populations of Asians, Arabs, and Europeans, Kenya boasts of a rich and multi-faceted architectural fabric.
There is no such thing as a typical Kenyan house; our settlements take shape through the interaction of varied ethnicities, backgrounds, and affiliations to create a synergy that reflects in the strong contrast between rural and urban settings. In the rural areas, or what we call Gishagi or Ocha, settlements emanate from kinship, community, and collective identity. While constitutional devolution has transformed this, rural settlements remain closely linked with socially designed and organised patterns.
The urban settlements, however, are influenced mainly by migration, economic growth and planned development schemes, as seen in cities such as Nairobi, Kisumu, and Mombasa. Urban housing spans from formal areas that boast of geometric precision and adherence to guidelines to informal settlements such as Kibera and Mathare, which are remarkably ingenious in using locally sourced materials. Each of these housing typologies is evolving differently and provides a certain insight into the dynamic housing landscape of Kenya.
With devolved government systems fully operational and county governments now formalising housing demands, some traditional vernacular architectures, such as those of the Maasai, may face complex impacts. Ongoing research highlights transformations initiated by dwellers in middle-income estates like BuruBuru and Lang’ata, where a backyarding culture has emerged. In high-middle- and high-income areas, there’s been a noticeable shift from spatially dispersed homes to integrated, mixed-use communities.
Developments such as Tatu City’s Kijani Ridge, Riverside Square, and Enaki in Roselyn exemplify this trend. These gated communities, offering live-work-play environments, reflect a return to a sense of communal living reminiscent of our traditional vernacular setups. Looking ahead, I’m particularly curious about how the government’s ambitious affordable housing program will reshape Kenya’s settlement landscape.
What are some general questions around housing and settlement in Kenya that remain ambiguous?
Kenya's housing and settlement landscape is riddled with under-defined and ambiguous issues that hinder the development of well-coordinated and impactful responses. Determining the precise housing supply needed to avoid over-providing or under-providing remains a significant challenge, as the metrics used often fail to align with immediate and long-term demands.
Beyond broad predictions of housing deficits, there is a pressing need to identify more precise measures of sufficiency that account for the diverse and dynamic needs of the population. The adaptability of state-led housing initiatives poses another critical question. Ensuring these programs can respond to changing demands without overbuilding and distorting market dynamics is a delicate balancing act. Safeguards must be established to harmonise state-driven, private sector-led, and dweller-initiated housing production, particularly in a free-market system where diverse contributions are essential. Reconciling the priorities of different demographic groups further complicates the issue, as these priorities often conflict, leading to trade-offs between meeting comprehensive needs for a few and addressing partial needs for many.
Kenya's housing and settlement landscape is riddled with under-defined and ambiguous issues that hinder the development.
It also raises the question of authority and inclusivity in decision-making processes—who determines housing priorities, and how can these decisions reflect Kenya’s socio economic and cultural diversity? On the demand side, end-user finance presents a significant hurdle, with only 8 to 10 per cent of urban Kenyans accessing housing finance and just 30,000 active mortgages across the country. Addressing this gap requires innovative financing models that reduce barriers, such as high interest rates and construction costs, while making housing more affordable.
Life events, such as marriage, childbirth, or divorce, also play a crucial role in shaping housing preferences and decisions. These aspects, influenced by career and education backgrounds, affect neighbourhood preferences and housing expenditures. Rapid population growth and urbanisation also significantly reshape regional housing demands. Adaptive policies are needed to respond to these dynamic patterns while maintaining socio economic balance.
Kenya’s “collage-like” housing system necessitates reforms that transform it into a cohesive driver of social, economic, technological, and political development. Bridging the gap between end-user needs and housing supply demands a multi-faceted approach that aligns affordability with quality standards. By fostering partnerships between the public and private sectors, fragmented efforts can be unified into a shared vision for sustainable and inclusive housing solutions.
What are the top three ‘reform gaps’ that must be tackled in Kenya’s Housing and Settlement space?
Those that will ensure a house for all, equitably, sustainably, and socioeconomically balanced. First is the need to bring rental housing to the forefront of the housing agenda. Traditionally, housing policies and strategies have focused on owner-occupied solutions, often at the expense of the realities of the rental market. While homeownership is considered a cornerstone of stability in a community, the situation is entirely different in urban centers. Just about 21 percent of urban dwellers are homeowners, with Nairobi standing at only 9.3 percent owner occupancy.
At the same time, however, rental housing has mainly remained unregulated, contrary to the constitutional imperative of safe, decent, and balanced housing. An enabling national rental housing agenda is sorely needed that covers a wide array of rental typologies, from single-room shacks to apartments and rural accommodations. It also should articulate standards on the relationship between landlords and tenants, enhancement of the quality of rental housing, and safety through inspections. This agenda should encompass readable lease agreements, capacity-building programs for landlords, dispute resolution methods, determination of rents, and ensuring the habitability of rental units.
The second gap is linking urban transformation with the housing agenda. Housing strongly influences the patterns of urbanisation; however, in most cases, it is only integrated in fragmentary ways into broader urban planning. The residential building development dominates the built environment in Nairobi, with 71.56 percent of building approvals, against public-use, industrial, and commercial structures. This has contributed to urban sprawl as rising housing prices push residents further from city centers, often into areas with limited infrastructure and services. It therefore calls for careful analysis of the impacts of homeownership and rental affordability on urban efficiency.
Comparing inner-city settlements with sprawling developments can provide insights into infrastructure access and urban land use. Policies need to balance homeownership and rental housing in a way that ensures more sustainable urban structures, using housing as a driver of employment, service provision, and economic growth.
The third reform gap involves managing the collective ownership and hyper-collective action required in the housing sector. Housing is an inherently multi-user ecosystem, with a number of decision-makers including government agencies, development partners, NGOs, professional organisations, universities, developers, real estate firms, house owners, and tenants. This fragmented landscape calls for an integrated approach to decision-making and resource allocation. Functional assignments across the housing sub-market—whether supply-side production or demand-side ownership—must be clearly defined and aligned. Through the collaboration of all involved, Kenya can thus set up a structured framework wherein effort and contributions result in more coherent, responsive housing outcomes.
The implication is that addressing these gaps calls for a reorientation toward rental housing, embedding housing in urban planning, and encouraging coordination among the diverse actors in the housing arena. Such reforms will be essential to ensure that the country's housing and settlement strategies respond to the needs of a rapidly urbanising population in Kenya while supporting sustainable development.
What are the key challenges built environment specialists face in providing housing across Kenya’s income strata?
Kenya's housing landscape is very diverse, ranging from formal and informal neighbourhoods with a variety of shelter typologies. There are many challenges in trying to address housing needs across income strata, particularly from the perspective of built environment specialists.
One of the major issues is the preponderance of developer-led housing developments in cities. Developers, driven by increasing profit, bypass any kind of architectural vision and quality for market-driven solutions. This marginalises architects and design professionals in important decisions that affect housing and architectural integrity. Another problem is that there is no clarity over the roles and responsibilities of various actors involved in the realms of housing and human settlements.
Housing inherently is a multistakeholder domain, wherein regulators, knowledge managers, housing suppliers, and consumers are engaged. Among these, there is little coordination, hence fragmented decision-making processes with unclear priorities on what to focus on. Putting together a coherent framework in place for aligning these roles is, therefore, an imperative for effective collaboration and streamlined interventions. The misalignment of supply-side and demand-side approaches also complicates housing delivery. Stakeholders often struggle to reconcile supply chain complexities with the diverse needs and behaviors of housing occupants.
There are many challenges in trying to address housing needs across income strata.
Addressing this requires aligning economic and non-economic aspects of housing while accommodating the heterogeneity in housing typologies, life events, and differentiated production systems. A holistic urban governance structure is essential to harmonise the components of urban and rural housing markets and foster a balanced approach.
Other critical gaps include that information and market intelligence on housing ecosystems are fragmented. Non-availability of data in accessible and synergised manners hampers informed decision-making and appropriate interventions. There is an integrated need for planning with considerations of access to services, utilities, public space, natural assets, and socio economic dynamics for effective neighbourhood development.
Similarly, strategy formulation on shelter needs to be done in tandem with the end-users, bringing together interdisciplinary expertise in order to make housing solutions responsive to diverse needs. The surmounting of these challenges will need a consolidated approach, realigning priorities, upscaling architectural influences, integrating information systems, and embracing holistic urban governance. Identification of such gaps will assist Kenya in building a facilitative, inclusive, and sustainable housing environment across all classes.
What challenges do architects face when addressing the housing needs of informal settlements?
Unique challenges face architects in Kenya regarding how they tackle people's housing needs, mainly because not many people have engaged in architectural professional services. Statistics have shown that less than 25 percent of Kenyans employ professional services in construction.
At the same time, an even smaller number involve the experts in the built environment at the planning stage through to design, construction, and maintenance. This has been the disconnect that has allowed informal settlements to thrive, depending on the ingenuity of the residents who use locally available materials and self-taught skills to construct their homes.
Such self-reliance calls for an approach toward architecture that is community-led, wherein architects actually work with the residents to address specific needs and tap into resourcefulness. The fact that the legal framework conditions as laid out in CAP 525, the Architects and Quantity Surveyors Act, actually define the scope of work for architects is a further complication. Whereas the act emphasises professional integrity and competence of the practitioners, it does not support or emphasise community-led architectural practices.
The legal gap translates to limited opportunities for architects to pursue collaborative design approaches where active communities are involved in determining their living environment. The informal settlement would, if served better, need re-consultation of CAP 525 in terms of community-led approaches to architecture. Architects would then have to refocus their work on collaborative design and meaningful involvement of the community in order to bridge professional expertise with resident needs in the informal settlements and foster more inclusive and sustainable housing solutions.
Are there any peculiar settlement trends tied to specific historical events or government policies in Kenya?
Kenya's settlement trends are deeply tied to historical events and government policies, reflecting evolving governance and socio-economic priorities. During the colonial era, housing was shaped by segregationist policies, with employer-to-employee housing provisions dictating typologies in estates like Ofafa-C, Kaloleni, and Majengo.
Post-independence, President Jomo Kenyatta's government adopted a provider approach, followed by reduced state involvement during President Daniel arap Moi's tenure due to World Bank-led structural adjustments. Under the late President Mwai Kibaki, private developers drove the housing supply, leading to former president Uhuru Kenyatta's "Big 4 Agenda," which reintroduced government-led affordable housing initiatives.
The current administration continues to prioritise affordability and job creation in housing. Through a collaborative Ethnos Kalos grant Housing Ambition project with the University of Nairobi and University College Dublin, efforts are underway to document Kenya's housing ambition, tracing state interventions and societal demands to develop inclusive and sustainable housing models.
How do you envision the future of housing and settlement in Kenya, particularly in the context of advancing technology, runaway climate change, and a Gen-Z awakening?
The future of housing in Kenya will likely reflect a blend of technological innovation, climate resilient design resolutions, and generational shifts. Advancing technology is driving faster construction and smart homes, with AI poised to further transform living spaces.
Climate change has spurred a global shift from ambition to action, pushing for sustainable housing that integrates environmental, social, and governance (ESG) principles and ensuring climate resilience in the built environment. Kenya's Gen Z, with their bold, digital-first activism and nationalist outlook, are redefining domesticity and embracing tech-driven economies like freelancing and the gig economy.
This generation’s influence will likely reshape housing needs and settlement patterns. Urban spaces may evolve into more networked, logistically regulated environments, while rural areas could become hubs of generational self-expression and identity. The future promises a dynamic mosaic of housing solutions, shaped by these converging forces.
