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Gross and Net Square Meters in Kenya: The Hidden Metric

The Hidden Metric Buyers Gets Wrong

Gross and Net Square Meters in Kenya. The simple measurement gap that confuses many buyers.

I’m sure many of you create a checklist of things to look out for before buying a house or apartment. Things like the number of bedrooms, scenic views, modern finishes… you know the drill. 

But often buyers overlook one detail that impacts comfort, price, space, experiences and that is gross vs net sqm. Unfortunately for many, they discover this truth when it is too late.

I believe many have thought this while touring a house,

“Hmmm… this house does feel smaller than what was advertised,”

So yes, you’ve probably experienced the effects of this hidden metric.

In today’s buyer education blog, we break down gross vs net square meters in simple terms. No heavy real estate jargon, Azizi will help you make smarter buying decisions.

Gross and Net Square Meters Simply Explained

Before diving into the Kenyan Real Estate Market, let us first look at the basics.

Consider looking at a 3-bedroom apartment in Kileleshwa listed as 150 or 200 square meters.

Does that imply your living area, kitchen, bedroom, and balconies all add up to 150 or 200 sqm?

Not precisely.

This right here is where the misunderstanding begins.

What Are Gross Square Meters?

Gross Square Meters refers to the entire area or total size of the property. This includes the shared spaces, unusable spaces as well as external walls.

To make a unit sound bigger than it is, developers love using this measurement.

Gross square meters include:

• The walls which consist of the thickness of external and internal structure
• Corridors including shared corridors depending on the developer
• Internal living space
• Common areas like the lobbies, lifts and staircases or any common space within the building
• Your entrance areas

In one sentence think of gross size as the whole building space count. It doesn’t reflect the actual living space inside your unit.

This is why it often looks bigger during listing.

What Are Net Square Meters?

Net Square Meters refers to the actual usable space inside your unit or house. The area where you can walk, sleep, place furniture, cook, or live.

This includes:

• The living room
• Kitchen
• Bedrooms
• Bathrooms
• Balconies
• Pantry
• Private space that you walk into

This now becomes the “real space” you live in. It becomes the determinant of the lifestyle experience in:

• How comfortable the bedroom will be…
• How spacious the living room feels…
• If your sofa will fit…

In simple terms:

Gross = What your pay for

Net = What you actually use and the number that matters.

Why Kenyan Buyers Continue Getting Confused

The honest truth is that in Kenya there isn’t a standardized nationwide definition for gross vs net sqm in residential marketing.

Many developers know that the gross size sounds bigger and bigger numbers sell. Therefore, without standardization different developers will measure differently.

Although the size on paper seems big, while moving you feel it is smaller.

This why it feels smaller:

1. Many luxury amenities in high-end apartments

Today modern apartments in Westlands, Lavington, Kilimani have common areas like gyms, rooftops and parking space. All these spaces add to gross size not net space.

Explore our luxury rentals in Nairobi

2. Buyers comparing units using the wrong number

This is the silent problem in Kenya’s market. If you’re comparing two apartments using the gross area measurement you might end up getting a different story in person.

A simple example, picture two units both listed as 200 sqm.

Unit A has 30 sqm of shared garden and thick walls, and unit B has 15 sqm shared space. So, in actuality the net for unit A is 150 sqm and unit B is 175 sqm.

In actuality, the listing had the same price range, same number of bedrooms, or even same area. But one gives more 15 sqm actual living space which is close to the size of a master bedroom.

This is not magic it is measurement. This is why understanding gross and net square meters is important. It gives you power.

3. Gross area determines pricing

Sale prices of most properties are done using gross square meters. Meaning you could be paying for space you don’t actually use.

Why Understanding Gross and Net Square Meters Is Becoming a Bigger Issue in Kenya

1. More first-time buyers demanding clarity

Kenya now has many diaspora buyers, young professionals and first-time homeowner entering the real estate market. These buyers want honest marketing and want value. Therefore, with buyer awareness increasing, the gross and net square meters gap is exposed.

2. Modern development is increasing shared spaces

More and more high-density developments are adding onto gross area and not living spaces. Some buyers are now questioning why they should pay for space they don’t use.

3. Rise in construction costs leads to smaller designs

To make some of these walls thicker for structural support or adding more units per floor isn’t cheap. This increases gross while squeezing net and buyers are now noticing.

4. Social Media and Reviews

More people are sharing their apartment reviews, videos of expectation vs reality and empty house tours showing how misleading gross-area listings are. This is shifting the conversation from “what is the total area” to “what is the usable size”

5. Investors care about rentability

In Kenya, serious investors are realizing that gross sqm doesn’t guarantee high occupancy or great rental income. They mainly care about flow and proportions of the space. This gap now affects rental returns making it a business issue.

6. Mortgage buyers feel the pinch more

Every square meter matter to a mortgage buyer paying it for 10 – 20 years. When a buyer discovers that the useable area isn’t as advertised, they feel misled. Now banks and valuers are pushing for clearer measurements.

7. No standardized regulations on measurements

They aren’t strict enforcement on how developers measure apartments or what to disclose to buyers. This gross vs net square meter gap developers choose measurements thar are attractive.

How Do Buyers Stay Protected?

• Always obtain the net square meters which is the useable space. Ask the developer or agent to communicate it clearly.

• Request for a detailed floor plan that shows the total net sqm. It will show the room sizes and layout.

• Ensure you visit the show unit. Walk through the unit and get the real feel. If show unit isn’t ready view a unit with the same layout.

• Compare two apartments’ spaces not numbers. Always trust your eyes.

• Work with a trusted professional agent who can interpret the numbers. At Azizi Realtors we warn you if figures don’t add up.

How much net sqm you actually get vs how much you need in Kenya

On average in Kenya, the net square meter can be 10% to 20% less than the advertised gross size. Although older developments pre-2010 have a smaller difference.

The typical conversion could be:

📌 If the developer advertises 100 gross sqm – You usually get 90 – 80 sqm net.

📌When the developer advertises 150 gross sqm – You usually get 135 – 120 sqm net.

📌 If the developer advertises 200 gross sqm – You usually get 180 – 160 sqm net.

Net space you actually need

For comfortable living for Nairobi buyers here is a guide for 1 – 3-bedroom units:

1-bedroom apartment – these feel tight as the net space is below 45 sqm. Ideal for students and young professionals

• Minimum net space approximately 45 – 55 sqm

• Comfort range approximately 55 – 70 sqm 

• What most Nairobi units offer is approximately 35 – 55 sqm

2-bedroom apartment – here they may feel smaller as most developers stretch the gross area.

• Minimum net space approximately 70 – 85 sqm

• Comfort range approximately 85 – 110 sqm 

• What most Nairobi units offer is approximately 65 – 85 sqm

3-bedroom apartment – some of the 130 sqm units in Nairobi can actually be 110 sqm that is why the living space and kitchen feel squeezed.

• Minimum net space approximately 110 – 130 sqm

• Comfort range approximately 130 – 170 sqm 

• What most Nairobi units offer is approximately 90 – 130 sqm

Are you looking for a new address and want to be sure that you will be paying for the right space? At Azizi Realtors, we will help you understand the real size, value and investments.

Talk to our agents today 0709790095. Let them guide you through floor plans and luxury apartments in Nairobi.