Author: A4KENYA

 

 

 

 

 

 

 

Apartment construction in a higher cost land, 1/8th of an acre say in Umoja area, costing kes 10m vs apartment construction in a lower cost land costing kes 3m say in Kitengela areas.

Umoja 1/8th land kes 10m analysis.

A 1/8th plot is 500m2 in area. The price per m2=kes10m/500m2=kes 20,000 per m2. A 2 bedroomed apartment of 80m2 will have land value as 80m2 x 20,000=kes 1.6m.

This house will bring in kes 30k per month rent. The return on investment will be 5 years .

Kitengela kes 3m per 1/8th plot land analysis.

Price perm2 for the land=kes3m/500m2=kes 6000 per m2.

A 2bedroomed apartment, 80m2 , will have land value at kes 6000 x 80m2=kes 480k. The rental income brought in will be kes 20,000 per month. The return on investment will be 2 years.

Conclusion.

Return on investment for apartment buildings in lands of lower costs are higher than in lands that are at higher costs. This is assuming the cost of construction in both scenarios is held constant. Lands in more prime locations, which are more expensive, have an advantage of higher occupancy rates. Lands in lower cost areas, where rents are low, have an advantage of a much faster return on investment.

Architect Francis Gichuhi Kamau.

gichui@a4architect0721410684

Apartment block rental prices in Kenya differ from location to location. The main factor that affects the rental price is location from CBD , Nairobi. CBD Nairobi is measured from the epicenter of Corner house , radiating all the way to the extents of the country in mombasa, Kisumu, Turkana, Marsabit.

From this epicentre, prices decrease the further away you move, with small variations as you approach cities eg Nakuru, Nyeri etc where the prices get new epicentres.

% CHANGE

Lets calculate the % change of rental price from an arbitrary plot in Kileleshwa compared to an arbitrary plot in Ongata Rongai. The Kileleshwa price per acre is kes 200,000,000. Price per m2=kes 50,000. An average 2 bedroomed house is say 80m2 in plinth area so land value in Kileleshwa will be kes 4m.

The Ongata Rongai land costs kes 10m for a 1/4 acre. Price per m2=kes 10,000,000/1000=kes 10,000.

The 2bedroomed house plinth area of 80m2 will cost kes kes 800,000 in land value.

The % change in land values will be 500%.

Rent differential.

The Kileleshwa 2 bedroomed house rental income is kes 60,000 per month. This will pay back the land value in 6 years.

The Ongata Rongai House rental income is kes 20,000 per month. This will pay back its land value in 3 years.

High Rise.

The ileleshwa apartment will need to be very many floors in design so as to be economically viable.

The Ongata Rongai house will pay its land value back faster than the Kileleshwa house assuming they are all built on the same levels.

Conclusion.

Land in Middle cost areas of Nairobi would give better returns for residential apartments compared to land in high end areas. This is on the assumption that construction costs and architectural designs will remain the same in both scenarios. Generally, construction costs for high end areas are higher than for middle end areas.

Architect Francis Gichuhi Kamau.

gichuhi@a4architet.com

0721410684

The year 2021 has only 3 days left before it ends. This year has ben dominated by the COVID economy which affected large parts of the global economy. Surprisingly, the year 2021 has seen lots of activity in the construction industry in Kenya, mainly the low and medium level segments in the outskirts of the city.

Areas around the city periphery have had shortages of fundis, specialized kill labourers, carpenters, masons etc due to the unprecedented high demand. Most middle class Kenyans embarked on land acquisition and construction of owner occupier houses. his resulted in a boom for hardware and construction material suppliers .

The high end segment , high rise office and hotel blocks around Upper Hill, Westlands etc had a slow down. Global Trade Centre, GTC Building, which as recently launched by President Kenyatta, was started in 2014, 7 years ago. The 42 floor building that houses JW Marriott hotel among other businesses is amongst the new buildings to dot the Nairobi high end real estate skyline. Newer projects of this magnitude have become fewer during the COVID period. Most new projects are within the middle to low segments eg bungalows, apartment blocks et in the outskirts of the city.

OMICRON.

With the onset of the Omicron variant, scientists , virologists are predicting the end of the pandemic, with this new variant being less fatal. This could predict the return to normalcy on the global economy scene which will open up the country for foreign investors to come in and develop these high end building projects such as GTC.

TECHNOLOGY.

Prefab technology which was very active a few years ago didnt get much inroads into 2021. Major prefab wall suppliers were less visible this year, with minimal advertising. Steel structure Pre Engineered Building systems were quite active, with the AAR Hospital along Kiambu road incorporating the steel structure support for the front wall facade.

2022 PREDICTIONS.

The hold back in the high end segment of the real estate industry will create a flood as developers rush to fill the gap that had been left by the COVID economy slow down. The middle and low ends of the construction segment will witness a slow down as people go back to renting as opposed to owning their own houses once COVID pandemic is through next year.

Construction industry is very slow to adopt new construction technology unlike say the electronic industry. The way we constructed houses 100 years ago is pretty much more or less the same way we mainly construct now. Next year is predicted to still reman the same, like 95% of buildings will be constructed in the normal traditional stone and mortar way , with a few developers experimenting with new construction technologies.

Architect Francis Gichuhi Kamau

gichuhi@a4architect.com

0721410684

www.a4architect.com

Phone: +254 721 410684

Karen Village.

Nairobi.

                                                                                                                                  info@a4architect.com

EARTHBAG BUILDING

Earthbag technology is commonly used in South America, Southern parts of USA and some parts of Asia and Europe.Earthbag technology is similar to the ancient Musgum hut architecture found in Northern Cameroon and Southern Chad. The Musgum huts are still standing to date, over 500 years old.

Inverted catenary arch

The Earthbag house dome design is based on an inverted catenary arch.

                   A catenary arch is a curve formed when a chain is held on both ends. Its one of the strongest, most stable natural forces.

Based on these structural principles, the earthbag technology merges with current modern technologies such as reinforced concrete beams so as to offer a solution to housing.

Typology of Units.

The units are designed to have a public space in the front yard and a private back yard as shown below.

The dome is split into 2 floor levels so as to utilize the land space available optimally.

Earthbag House.

These houses can be customized to fit within the available land space and can be designed to have the bedrooms in the 1^st floor level so as to reduce ground level footprint for plots where the land size is small.

Eathbag House, Kericho, designed by www.a4architect.com

Architect Francis Gichuhi

info@a4architect.com

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The extreme left side above is the 4 bedroomed house unit. The front door is to the living room. The 2 domes contain 4 bedrooms, each dome has one bedroom on the ground level and the other on the dome attic level.

In the middle is the 2 bedroomed unit. It has a dome that houses a bedroom in the ground level and another in the dome attic level.

On the extreme right side is the 1 bedroomed unit. It has a dome that houses the living room and kitchen and the bedroom is on the dome attic level.

Architect Francis Gichuhi Kamau.

gichuhi@aarchitect.com

0721410684

3×3 3mm 6500

4×4 3mm 9500

2×2 3mm 2250.

Chicken wire 1400

2×2 2mm 2300

Mabati colour 3m 1500

Cement kes 550 per bag

Earthbag technology is a form of natural building where soil is filled in bags and stacked up together to form a building wall. The soil can be stacked up to form a dome where the wall also serves as a roof.

a4architect.com organizes trainings on how to self build with the earthbag technology. Training center is located between Matasia and Kiserian as shown in the map below.

[googlemaps https://www.google.com/maps/embed?pb=!1m18!1m12!1m3!1d1558.0523447309413!2d36.67067511707316!3d-1.4078051623937267!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x0%3A0xb68185a1d8ea03b1!2sa4a!5e1!3m2!1sen!2ske!4v1631007727687!5m2!1sen!2ske&w=600&h=450]

Earthbag technology is environment conscious.

The a4architect.com earthbag training workshops a a good way for recreation, be it for family, corporate or Government and NGO employees.

The workshops help to enhance bonding and also the training gained can be used commercially to build self homes or as a business whereby graduates can be earthbag home builders in their societies.

Earthbag training workshops are a fun way of learning while at the same time entertaining.

The workshop training includes theory and history of earthbag technology, various earthbag technology walling styles, finishes, 2 level construction methods with stairs and earthbag indoor and outdoor furniture.

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To book for the workshop, contact the below.

Architect Francis Gichuhi Kamau.

0721410684

gichuhi@a4architect.com