Questions to ask before buying an Offplan project

The Nairobi property market continues to attract both local and diaspora investors, with off-plan apartments emerging as one of the most popular routes to building long-term wealth. Areas such as Kilimani, Westlands, Kileleshwa and Lavington remain top-tier investment destinations, attracting buyers drawn by flexible payment plans, lower entry prices, and strong appreciation potential once projects complete.

According to the Kenya National Bureau of Statistics (KNBS), the construction sector recorded positive growth in recent years, underpinned by demand for urban residential housing. However, not all off-plan projects deliver on their promise. Buyers who fail to conduct thorough due diligence risk delays, financial loss, and legal complications.

This guide sets out the 12 most important questions every investor must ask before committing to an off-plan apartment purchase in Nairobi — questions grounded in legal requirements, market realities, and hard-won experience in Kenyas real estate sector.

1. Is the Developer Credible and Experienced?

The most important factor in any off-plan investment is the developer behind the project. Kenyas real estate sector is largely self-regulated, which means that buyer protection depends heavily on choosing a trustworthy developer with a proven track record.

Before you invest, investigate the developer thoroughly. Key questions to ask include:

•        How many projects has the developer delivered, and were they completed on schedule?

•        Can you physically visit completed developments to assess build quality?

•        Are there verifiable testimonials or client references?

•        Is the company registered with the relevant authorities in Kenya?

A credible developer will willingly provide documentation, allow site visits to finished projects, and maintain transparent communication throughout the purchase process. In Nairobi real estate, the developers reputation is inseparable from the value of your investment.

2. Does the Project Have All Legal Approvals?

Construction activity does not guarantee legal compliance. Many buyers have suffered losses on projects that began without the required regulatory approvals. Under the Physical and Land Use Planning Act (2019), all development projects in Kenya must obtain the necessary county approvals before breaking ground.

Always request and verify the following documentation:

•        Title deed confirming clean land ownership

•        Approved architectural and structural plans from the relevant county government

•        National Environment Management Authority (NEMA) Environmental Impact Assessment approval

•        National Construction Authority (NCA) contractor registration and project permit

•        Construction permit from the county government

The National Construction Authority, established under the National Construction Authority Act (Cap 440B), requires that all contractors and construction projects be registered and compliant. You can verify NCA registration directly through the NCA portal.

Also confirm whether the land is freehold or leasehold. Leasehold land in Kenya is typically held for 99 years, and you should verify the remaining lease term and annual land rent obligations through the Ministry of Lands and Physical Planning.

3. What Is Included in the Purchase Price?

The advertised price is rarely the total cost of acquisition. Many buyers discover additional charges only after signing the sale agreement. To budget accurately, ask the developer to provide a complete cost breakdown covering:

•        Stamp duty (currently 4% of property value in urban areas under the Stamp Duty Act)

•        Legal and conveyancing fees

•        Monthly service charge contributions

•        Parking allocation and any associated fees

•        Sinking fund contribution for long-term building maintenance

•        Utility connection fees for water, electricity, and sewerage

Understanding the true total acquisition cost is essential for accurate financial planning and for assessing the real return on your investment. The Kenya Revenue Authority (KRA) provides guidance on stamp duty obligations applicable to property transactions.

4. What Is the Payment Plan Structure?

One of the key advantages of off-plan investment is access to flexible payment schedules that allow buyers to spread the cost of purchase over the construction period. However, payment terms vary significantly between developers, and understanding the structure is critical before committing.

Ask the developer specifically:

•        What is the booking deposit, and under what conditions is it refundable?

•        What are the installment milestones — are they tied to construction stages or fixed dates?

•        Is bank or mortgage financing available, and which lenders work with this developer?

•        What are the penalties for late payment?

A well-structured payment plan should align with your income flow without creating unnecessary financial pressure. Avoid developers who demand large lump sums upfront with no construction milestones as security benchmarks.

5. When Is the Expected Completion Date?

Construction delays are one of the most common grievances in Nairobi's off-plan property market. Before signing any agreement, request a clear project timeline and understand the developers contractual obligations in the event of delays.

Critical questions on timeline include:

•        What is the contractual handover date?

•        What compensation or remedies are available to the buyer if the developer misses this date?

•        What stage is the construction currently at, and can you visit the site to verify progress?

Projects with active construction underway carry materially lower risk than those still in the pre-construction marketing phase. Where possible, prioritise developments where groundwork has already begun and progress is visible and verifiable.

6. What Amenities and Features Will the Development Include?

Amenities are no longer a luxury in the Nairobi apartment market — they are a key driver of rental demand and long-term capital appreciation. Modern tenants and buyers in premium locations expect lifestyle infrastructure as standard.

When reviewing the project specification, ask about:

•        Swimming pool, gymnasium, and recreational facilities

•        Backup generator and borehole water supply

•        High-speed lifts and secure parking

•        Smart home features and fibre internet connectivity

•        CCTV, perimeter security, and controlled access

•        Childrens play area or rooftop lounge

Developments with comprehensive amenity packages command higher rental yields and sustain stronger resale values, particularly in high-demand corridors such as Kilimani, Westlands, and Kileleshwa and Lavington.

7. What Is the Expected Return on Investment (ROI)?

If you are purchasing for investment purposes, understanding the income potential of the unit is as important as the purchase price itself. Nairobi remains one of East Africas strongest performing real estate markets, with rental demand in established nodes consistently outpacing supply.

To assess ROI accurately, research:

•        Prevailing rental rates for comparable apartments in the target neighbourhood

•        Average occupancy rates for both long-term and short-let (Airbnb) units

•        Historical and projected capital appreciation rates in the area

•        Whether the location attracts expatriates, professionals, or corporate tenants

For example, investors exploring off-plan apartments in Kilimani benefit from proximity to the Nairobi CBD, a large expatriate tenant pool, and a well-established short-let market that generates above-average Airbnb returns. Similarly, Westlands offers strong rental demand driven by its position as Nairobis premier commercial and lifestyle hub.

8. Who Is the Target Market for the Development?

Understanding the profile of the intended occupant is critical to forecasting demand, setting rental strategy, and projecting future resale performance. Different unit types and configurations attract very different tenant profiles.

Ask whether the project is primarily targeting:

•        Young professionals and single occupants (studios and one-bedroom units)

•        Families requiring larger two- and three-bedroom configurations

•        Expatriate tenants seeking fully serviced, high-specification accommodation

•        Short-let and Airbnb investors seeking high-turnover income

Matching your unit type to the dominant tenant demand in the area directly affects your vacancy rate and overall rental yield. A studio apartment in a location dominated by family households, for example, will face structural letting challenges regardless of its quality.

9. What Are the Monthly Service Charges?

Service charges are a recurring cost that directly affects your net rental income and return on investment. Many investors overlook this figure during the purchase process, only to discover it meaningfully reduces profitability after handover.

Service charges typically cover shared costs including security personnel and systems, cleaning and waste management, lift maintenance, landscaping and common areas, and shared utility bills. Ask specifically:

•        What is the monthly service charge per unit?

•        How is it calculated — per square foot or per unit?

•        Who manages the development post-handover, and what is their track record?

•        Is there a formal owners; corporation or management company in place?

Be cautious of developments advertising unusually low service charges. While attractive in the short term, insufficient service charge funding often leads to deferred maintenance, declining common area standards, and ultimately a reduction in the property market value.

10. Is the Location Future-Proof?

Location is the foundational determinant of long-term real estate performance. In Nairobi, some neighbourhoods have consistently outperformed the broader market due to a combination of infrastructure investment, proximity to employment nodes, and lifestyle appeal.

When evaluating a location, consider:

•        Is road and public transport infrastructure improving in the area?

•        Are schools, hospitals, retail centres, and corporate offices within accessible distance?

•        Is new development activity — both residential and commercial — increasing in the neighbourhood?

•        Does the area maintain a strong security profile?

According to the Kenya National Highways Authority (KeNHA), ongoing and planned road improvement programmes across Nairobi are expected to improve connectivity to several residential nodes, directly supporting property values in those corridors. An otherwise excellent apartment in a poorly connected or declining location will face long-term headwinds that no amount of interior quality can overcome.

11. Can I Resell the Unit Before Completion?

Some investors purchase off-plan apartments specifically to sell before handover — a strategy known as assignment or unit flipping. In active markets, this approach can generate significant returns within the construction period alone. However, the ability to execute this strategy depends entirely on the developers policies.

Before signing the sale agreement, ask:

•        Does the contract permit unit transfer or assignment before practical completion?

•        What transfer or consent fees apply to a pre-completion sale?

•        Is there a minimum holding period before resale is permitted?

Developers who permit pre-completion transfers provide an important exit option for investors who wish to realise gains during the construction phase rather than at handover. Always confirm this in the sale agreement before committing.

12. How Does the Project Protect Its Long-Term Value?

Real estate markets are subject to cyclical fluctuations driven by macroeconomic conditions, interest rate changes, and shifts in supply and demand. A prudent off-plan investor must understand what makes a specific project resilient even during market slowdowns.

Questions to ask your developer or investment advisor include:

•        How does this project differentiate itself from competing developments in the same area?

•        What is the developers strategy for managing oversupply risk in the target market segment?

•        How has the developers previous projects performed in terms of resale and rental during market slowdowns?

Strong off-plan investments share common characteristics: a reputable developer, a well-chosen location with infrastructure tailwinds, a high-specification product, and a target market with structural demand. Projects that tick all four boxes have historically held value and generated solid returns even in challenging conditions.

References and Sources

•        Kenya National Bureau of Statistics (KNBS) —Construction and real estate sector economic data

•        Ministry of Lands and Physical Planning — Land ownership verification, title deeds, Ardhisasa portal, and lease administration

•        National Environment Management Authority (NEMA) — Environmental Impact Assessment approvals for construction projects

•        National Construction Authority (NCA) — Contractor registration, project permits, and compliance verification under Cap 440B

•        Kenya Revenue Authority (KRA) — Stamp duty guidance for property transactions

•        Kenya National Highways Authority (KeNHA) — Road infrastructure development programmes affecting residential corridors in Nairobi

•        Physical and Land Use Planning Act (2019) — Statutory framework governing land use and development approvals in Kenya