Land Prices in 7 Satellite Estates Drop – Report

Land prices in seven Nairobi satellite towns recorded declines in the first quarter of 2026,  a new report by HassConsult shows.

The report released on Wednesday, April 29, shows that former high-growth areas such as Athi River, Ngong, and Syokimau are leading the decline.

Athi River recorded the sharpest drop, with land prices of an acre falling by 2.5 per cent to Ksh20.8 million per acre in 2026, down from Ksh21.3 million in 2025. 

Ngong followed with a 1.7 per cent dip, where an acre now averages Ksh35.6 million compared to Ksh36.2 million last year. 

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In Syokimau, prices declined by 0.7 per cent to Ksh39.5 million from Ksh39.8 million.

Other areas posted marginal declines. Limuru saw a 0.7 per cent drop to Ksh27.4 million from Ksh27.6 million, while Tigoni prices fell by 0.9 per cent to Ksh34.8 million from Ksh35.2 million. 

Kiserian and Mlolongo recorded near-flat performance, each declining by just 0.1 per cent, with prices holding at Ksh13.5 million and Ksh47.1 million respectively.

According to the report, the price decline witnessed in satellite towns is attributed to infrastructure gains already being priced into land values, coupled with a tighter economic environment that has reduced affordability for buyers and slowed demand.

Over the past decade, satellite towns around Nairobi have experienced a dramatic increase in land prices. According to the report, the average price per acre has doubled from Ksh16 million ten years ago and surged by 50 per cent from Ksh22 million just five years ago. 

This growth was largely driven by infrastructure expansion, including new roads and improved connectivity to Nairobi’s central business district.

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However, the same infrastructure gains that once fueled demand are now fully reflected in current land prices, limiting further rapid appreciation.

At the same time, investor behaviour appears to be shifting. 

There has been a noticeable increase in capital flowing into more liquid and passive investment options such as unit trusts and government securities. 

This suggests that many investors could be adopting a cautious wait-and-see approach rather than committing to land purchases, which are typically less liquid.

Despite these dips, the broader satellite towns market still recorded slight growth. The average cost of an acre rose by 0.5 per cent to Ksh33 million.

The report identifies growth, particularly along the Thika Road. Ruiru recorded a 2.8 per cent increase in land prices from 39.4 million to Ksh40.5 million.

The price of an acre of land in Juja also rose by 1.2 per cent from Ksh26.3 million to Ksh26.6 million.

Ongata Rongai also posted modest gains of 0.9 per cent, with an acre of land now retailing at Ksh29.4 million, up from Ksh29.1 million. Land prices in Kitengela also grew by 0.8 per cent, with an acre of land now retailing at Ksh18.8 million from Ksh18.7 million.