How Much House Can You Afford in Kenya? A 2026 Salary Guide
Mortgage rates in Kenya average 10-13% in 2026 and lenders cap your repayment at about a third of your net pay. Here is exactly how to work out the house price your salary can carry.
Before you fall in love with a listing, work out the number that actually matters: how much house your salary can carry. In 2026, with mortgage rates averaging 10–13% and the Central Bank Rate down at 9%, borrowing is cheaper than it has been in years — but lenders still cap what they will give you. Here is the honest math.
Step 1: Know your real net pay
Affordability is measured against your net salary — what lands after PAYE, SHIF, NSSF and the Housing Levy — not your gross. If you are not sure of your take-home, run it through the Net Salary Calculator first. Everything below depends on getting this number right.
Step 2: Apply the one-third rule
Banks and SACCOs size your mortgage so that the monthly repayment — together with any other loans you are servicing — does not exceed about 33% of net income. If you already repay a car loan or HELB, that eats into the same third.
| Net monthly pay | Max repayment (1/3) | Approx. loan at 13% / 20 yrs |
|---|---|---|
| KES 60,000 | ≈ KES 20,000 | ≈ KES 1.7 million |
| KES 100,000 | ≈ KES 33,000 | ≈ KES 2.8 million |
| KES 150,000 | ≈ KES 50,000 | ≈ KES 4.3 million |
| KES 250,000 | ≈ KES 83,000 | ≈ KES 7.1 million |
Step 3: Budget for the costs beyond the price
The sticker price is not the whole story. Plan for stamp duty (4% in cities, 2% rural), legal and valuation fees, and mortgage protection insurance. Estimate the transfer tax with the Stamp Duty Calculator so it does not ambush you at closing.
Should you even buy yet?
If a mortgage would stretch you past a third of net pay, renting longer and investing the difference is often the smarter play in the early years. We break the trade-off down in the Rent vs Buy Calculator — it compares the true long-run cost of each path for your numbers.
Frequently asked questions
Affordability in Kenya comes down to three numbers: your net pay, the third of it a lender will let you spend, and the deposit you have saved. Get those right and the house price almost calculates itself. Start with your real take-home in the Net Salary Calculator, size the loan in the Loan Calculator, and pressure-test the decision against renting before you commit.