House Plans in Kenya – Bungalows VS. Maisonettes

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House Plans in Kenya – Bungalows VS. Maisonettes

‘Is it cheaper to build a bungalow compare to a maisonette?’ This is a very common question that we get from clients all over. The answer depends on a number of factors that we will consider in this article.

Now a bungalow is residential house occupying one floor while a maisonette is a residential house that occupies 2 floors, levels or storeys. A bungalow spread horizontally while a maisonette spreads vertically. The common assumption is that building a maisonette is more expensive than building a bungalow.

Factors to Consider when Making a Choice between a Bungalow and a Maisonette

House Plans in Kenya

Maisonette House Plan

Construction Cost Comparison

Most people assume that a maisonette will be much more expensive to build. This is because a slab is needed for the upper floor. While that is true, there are other cost saves associated with a maisonette. The savings made brings the costs of bother relatively close.

·         Foundation

As pointed out above, the maisonette extends vertically and not horizontally. A maisonette will therefore require half the foundation that a bungalow will require. This leads to a significant cost save.

·         Roofing

Same as the foundation, a maisonette will require approximately half the roof size of a bungalow, leading to some more savings.

Plot Size

This is by far the biggest factor that will affect your decision. In Kenya, especially in urban areas and towns, plot sizes are getting smaller and smaller. Many people can only afford to buy an eighth of an acre (50*100). In fact, most plots being sold as eighths (50*100) are a little smaller in dimension. They are commonly referred to a small eighth.

It is prudent and necessary when you are purchasing a piece of land for you to actually measure is out. Do not make an assumption based on the title deed or the sale agreement that the piece of land is a particular size. Most sellers will attribute the size difference in size to sub-division.

Each county government has its own rules and regulations affecting plot surrender and setbacks. This will have a direct impact on how much of your plot you can build on. This will thus affect the kind of design you go for. You can read more on county regulations here.


When you consider the issue of security, maisonette tend to be safer than bungalows.  Security breaches usually happen through points of weakness such as doors, windows and roofs. The windows and roofs of bungalows and much more accessible, therefore providing points of weakness.

It is also possible to provide more security to the upper level of the home when it comes to maisonettes. Many people opt to put security doors, separating the top level and the lower level. In case of a security breach, the upper level can provide a safe haven for the owner.

Land Use

When you have a small piece of land, the best option for you is to build a maisonette. This type of house spreads vertically and not horizontally, helping you use less land. The land remaining can be used for other things like parking, building an SQ or gardening around the house.

It is also good to note that depending on the location and zoning, you can build as many levels as allowed, therefore building a much bigger house on a small part of your land.

House Plans in Kenya

Bungalow House Plan

A bungalow on the other hand will occupy a lot of land, leaving you very little land to play around with. This is a big problem especially if you want to build a servant’s quarters for your own use or for rental. You are limited in terms of house size by your plot size.


This is a matter of personal preference, but generally, a maisonette is viewed and classier than a bungalow. From a design perspective, you can do more on the elevations of a maisonette compared to a bungalow.


A maisonette helps to separate private spaces and public spaces better. The upper level is used for private spaces and makes it much easier to maintain this privacy even when entertaining guests.

House Plans in Kenya – The Final Decision

Having taken the points stated above into consideration, you can now make an informed decision on what type of house plan to build. These guiding factors will enable you make a more informed decision and help you build your home to fit within your budget and your needs.

Keep in mind that the final decision is not only a financial one but combination of many factors. You actually may end up spending more on maisonette but the other advantages make it worth every extra penny you pay.





By |2017-02-03T09:44:56+00:00February 3rd, 2017|Architecture, Real Estate|38 Comments

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  1. george March 17, 2017 at 8:23 pm - Reply

    Would love too see more designs of bungalows that u have done

  2. George Wachira May 5, 2017 at 11:58 am - Reply

    One of the biggest problems we have in Diaspora(Netherlands) or elsewhere is getting Genuine,Professional People with integrity to do your House plan without even thinking that you will Loose Your Money in The Context.I am Glad that I dealt with Adroit Architects For My Three Bedroom Elegant House Plan whereby the costs were very affordable and I go my Drawings In Time and the House plan and Structure Designs were precise to the point.

    The Staff were very Friendly and the fact I am in Holland the Communication via email was excellent.
    These Guys are good and I am recommending anyone with the same venture to give this guys a shot trust me You get Value for Your Money.

    Ofcourse I will be back in the future and will refer my friends and Family to these Guys.


  3. Justo Otieno Owino August 16, 2017 at 9:53 am - Reply

    The Bungalow House Plan you’ve pictured here caught my eye. Are you able to bring it out as a 3 bedroomed , Master B/R and other B/R with ample Living Room ?. And approximately how much would it cost to do the Complete Plan.

  4. Justo Otieno Owino August 16, 2017 at 9:55 am - Reply


    • Arch August 16, 2017 at 11:35 am - Reply

      Check your email and revert.

  5. Christine September 20, 2017 at 5:33 pm - Reply

    I would like to know the price of a three bedrooms bungalow house

    • Arch September 21, 2017 at 10:03 am - Reply

      Hi Christine,
      I have sent you an email with all the details of 3 bedroom bungalows.


  6. Salim October 3, 2017 at 10:28 pm - Reply

    I have an eighth and want to build a massionate.kindly advise

    • Arch October 4, 2017 at 2:31 pm - Reply

      I have sent you an email with all the details regarding getting a house plan and building a home.

  7. Peninah October 10, 2017 at 12:38 pm - Reply

    Hi this article is very informative, thanks. I have an eighth that I would wish to develop in Narok, kindly advise on the cost of a 3 bedroom bungalow vs a maisonette of 3/ 4 bedrooms.

    • Arch October 10, 2017 at 1:19 pm - Reply

      Ho Peninah,
      Building a maisonette will be about 300,000 more expensive that building a bungalow. The cost difference is mainly because of the added slab that is built for a maisonette.
      I have sent you more details via email.

  8. bonface agengo November 7, 2017 at 11:01 am - Reply

    kindly send me an email would love to consider a mansionette in kitale

    • Arch November 17, 2017 at 9:20 am - Reply

      Hi Boniface,
      I hope you got my email. Awaiting your response.

  9. Stella November 12, 2017 at 1:07 pm - Reply

    I would like the same design but all three bedrooms to be ensuite. How much would that cost.

    • Arch November 17, 2017 at 9:48 am - Reply

      Hi Stella,
      Kindly let me know the exact house plan you are interested in then I can give you all the details. Yes, we can ensure that all the 3 bedrooms are en-suite.

      Awaiting your response.

  10. Marystella November 23, 2017 at 12:04 pm - Reply

    Hi.Please I would love to build a mansionate.4 bedroom,with parking within.Kindly share your plans.

    • Arch November 23, 2017 at 4:19 pm - Reply

      Hi Marystella,
      I have sent you all the details you need via email. I await your response.

  11. Lisa Apukey December 4, 2017 at 12:47 pm - Reply

    Hi, I would love to build a 4bedroom mansionate with the above design, on an eighth of an acre in Nakuru, please advice.

    • Arch December 5, 2017 at 3:38 pm - Reply

      Hi lisa,
      Check your email for all the details.
      Awaiting your response.

  12. Zipporah Gichana February 10, 2018 at 8:31 pm - Reply

    Hi,I would love to build a 4bedroom mansionate with a design like above in a 1/4 of an acre in malindi please advice .

  13. Frank Kyambi February 13, 2018 at 1:08 pm - Reply

    I’d love to know approximate cost of a 3 bedroom mansionate with parking which will be used as basketball pitch in Machakos.

    Also, do you have a construction company?

  14. Frank Kyambi February 13, 2018 at 1:10 pm - Reply

    I’d love to know approximate cost of constructing a 3 bedroom mansionate with parking which will be used as basketball pitch.

    Also, do you do construction?

    • Arch February 14, 2018 at 12:14 pm - Reply

      Hi Frank,
      I have sent you all the details via email.
      Thank you for getting in touch.

  15. George February 14, 2018 at 1:42 pm - Reply

    Can you put up the foundation of a maisonette using the 6 inch building stones as opposed to the 9 inch stones but using concrete beams.

    • Arch February 16, 2018 at 9:53 am - Reply

      Hi George,
      It is not recommended for you to use 6 inch stones on your foundation. This would greatly affect the structural integrity of the building. When you bring in concrete beams that would make it even more expensive, totally beating the purpose of this.

  16. steve February 27, 2018 at 12:26 pm - Reply

    advise where to find your offices


    • Arch February 27, 2018 at 1:46 pm - Reply

      We are at Park Place Building on 2nd Parklands Avenue.
      2nd Floor.

  17. Broski April 24, 2018 at 8:21 pm - Reply

    What is the cost of a 4bdr maisonette and can I get some designs. How much expensive is it than a 4bdr bungalow

    • Arch June 13, 2018 at 9:34 am - Reply

      Hi Broski,
      I have sent you an email with sample 4 bedroom maisonettes and bungalows as we as the approximate costs.

      Awaiting your response. Thanks

  18. Eunice April 27, 2018 at 8:26 am - Reply

    Hi. Would love to build a 5 bedroom Maisonette with a separate SQ and Gazebo on 1/4 an acre in Nairobi. Kindly share possible designs and costs.

  19. Okech July 29, 2018 at 12:35 pm - Reply

    Please share design for 4bedroomed mainsionette in an eighth piece of land

    • Okech July 29, 2018 at 12:39 pm - Reply

      Please share design for 4bedroomed mainsionette in an eighth piece of land. Need to have slab on top instead of iron sheets

      • Arch August 13, 2018 at 4:16 pm - Reply

        Hi Okech,
        Kindly check your email for all the details and some sample 4 bedroom house plans. Thanks

    • Arch August 13, 2018 at 4:16 pm - Reply

      Check your mail.

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