Land prices in Nairobi continued to post historically strong gains in the final quarter of 2025, even as growth in satellite towns slowed back to long term norms, according to the latest Hass Land Index released by HassConsult Hass Land Index Q4.2025.
The index shows that annual land price growth across Nairobi’s 18 monitored suburbs eased slightly to 5.92 per cent at the end of 2025, with quarter on quarter growth of 1.32 per cent. Despite the marginal slowdown, prices remained at their highest sustained levels in a decade, extending a run of elevated growth that began in mid 2024.
For six consecutive years to October 2023, annual land price growth in Nairobi had remained below 3 per cent. That trend reversed sharply from the second quarter of 2024, with the city recording annual growth above 5 per cent in every quarter since.
HassConsult attributed the continued strength to sustained demand for premium development locations, particularly in Nairobi’s most affluent neighbourhoods.
“2024 and 2025 land price growth has been the strongest we have experienced in Nairobi in a decade, driven by a chase for high end locations for development,” said HassConsult Co CEO Sakina Hassanali.
Price growth in the fourth quarter was concentrated in suburbs including Karen, Kilimani, Kitisuru, Gigiri, Riverside and Runda. Karen recorded the highest quarterly increase at 3.02 per cent, pushing its annual growth to 10.2 per cent.
However, some of the year’s earlier hotspots showed signs of cooling. Spring Valley, Loresho and Upper Hill all recorded slower price movements in the final quarter, contributing to a softening in headline growth. In Spring Valley, annual growth remained high at 10.4 per cent, but quarterly growth slowed to just 0.5 per cent.
Ridgeways was the only Nairobi suburb to record a full year price decline in 2025, edging down by 0.07 per cent, although prices rebounded modestly in the final quarter. Muthangari, Muthaiga and Westlands also posted small quarterly declines, each below 1 per cent.
In contrast, land price growth in satellite towns continued to decelerate more sharply. Annual growth across the 14 monitored satellite towns slowed to 6.21 per cent by the end of 2025, down from a peak of 12.58 per cent in the third quarter of 2024. Quarterly growth stood at 1.59 per cent.
The slowdown reflected a levelling out in previously high growth markets such as Juja, Limuru and Kiserian, all of which recorded strong annual gains but modest increases in the final quarter. Juja remained the most buoyant of the three.
Ruiru stood out among satellite towns, recording a quarterly increase of 3.39 per cent and annual growth of 10.7 per cent. Growth also picked up in Thika, Ruaka, Ongata Rongai and Kiambu, although Kiambu remained the only satellite town to post a full year price decline, down 1.48 per cent, before stabilising towards year end.
The report underscores a widening divergence between Nairobi’s prime suburbs and outlying towns, with city land prices continuing to benefit from concentrated demand for high value locations, while satellite markets return to more sustainable growth levels after several years of rapid expansion
