Karibu nyumbani.

Welcome home — anywhere in Africa.

Honest local pricing. Cited market data. Verified developers. Currently live in Kenya across all 47 counties — research underway across the rest of the continent.

Karibu Index — Q1 2026 composite

Triangulated from KBA-HPI · Hass · KNBS · Karibu telemetry

View full index →

Nairobi suburbs · Sale

+1.1% QoQ

Nairobi suburbs · Rental

+2.3% QoQ

Satellite towns · Land

+0.5% QoQ

Diaspora remittance

$5.08B YTD12mo

Sources: Hass Q1 2026 · KBA-HPI Apr 2025 · CBK Mar 2026.

Institutional cross-reference

REIT-disclosed properties

A Real Estate Investment Trust (REIT) is a listed company that owns income-producing property and is required to pay most of its rental income back to shareholders as dividends — it's how regular investors own a slice of a mall, office, or student-housing portfolio without buying the whole building. The properties below are real holdings of Kenya's CMA-approved REITs, drawn from their audited annual reports and public filings. Not for sale on Karibu — surfaced here as institutional triangulation for our market data. Each card cites its source filing.

View REIT data → (Karibu Pro)

Sources: ILAM Fahari I-REIT FY2024 Annual Report (audited; in our archive) · Acorn Holdings Africa (D-REIT + I-REIT public press disclosures, mid-2025).

Recently listed

See all →

Browse by county

All 47 counties at launch. Click for honest local pricing.

Nairobi 2,481 Mombasa 874 Kiambu 623 Kajiado 412 Machakos 298 Nakuru 387 Kisumu 241 Uasin Gishu 198 Kilifi 312 Kwale 156 Nyeri 132 + 36 more counties

For Investors

Institutional-grade African real-estate intelligence

Western, European, Gulf, and African institutional capital uses Karibu Index reports to size positions, validate developer claims, and benchmark against the 45+ catalogued public sources we cite. Each report is country-, city-, or asset-class-specific, drawn from live Karibu telemetry plus the index spine (Hass · KBA-HPI · Knight Frank · KNBS · CBK · NSE filings).

Country deep-dive

Pan-African market reports

Macro fundamentals · supply / absorption · pricing trends · regulatory snapshot · top developers · top REITs / listed property vehicles · key risks.

City / submarket

Sub-market comparables

Comparable-transaction database · 5-year price ladder · sub-area yield curves · development pipeline · diaspora demand corridors.

Asset / developer

Developer + project diligence

Independent profile of a named developer or project · public-record cross-reference · prior-project completion track · third-party validation of marketed claims.

Request investor access

Reports are commissioned per request. Pricing released after we understand the scope of your inquiry.

For Contractors & Developers

Claim your developer profile. Get verified.

Karibu lists projects independently across the African continent. Developers can claim their profile, get verified, and present their portfolio with the credibility signal that institutional buyers are screening for.

Tier · Free

Independent listing

Karibu may list your project from public information. Developer attribution, no verified badge, no profile control.

Default state for any project we cover.

VERIFIED

Tier · Verified Developer

Claimed profile, verified, full control

· Verified-developer badge across all your listings
· Full profile control (renderings, brochure, videos, FAQ)
· Direct lead routing to your sales team
· Featured placement in Karibu Index reports
· KYC + project documentation review

Pricing released after eligibility review.

Apply for verified status

Tell us about your company and projects. We review eligibility and share pricing structure.

🇰🇪

Karibu

Karibu · Kenya

Karibu's Kenya tile is still being built — we are doing thorough on-the-ground research to provide accurate, citable market data before this country goes live.

Get notified when Kenya launches

Karibu currently covers Kenya with full data + market intelligence. The remaining 53 African countries follow the same playbook: catalogue every credible public source, build the index, then open the tile.

What we're researching for this country

Same source-discipline that powers Karibu Kenya. No tile goes live until the index spine for the country is catalogued and at least the top quantitative sources are independently verified.

Macro & official

National stats + central bank

National statistics agency · central bank diaspora-remittance data · housing-finance regulator publications · land-registry methodology.

Market & comparables

Index providers + brokerages

Country-specific property indices · top brokerage market reports (Knight Frank · JLL · Cushman · Pam Golding · regional players) · listed property filings.

On-the-ground

Verified local agents + developers

Founding-100-agents pilot per country · charter-developer outreach · diaspora WhatsApp seed network · local title-search methodology adapted to country land-tenure system.

Karibu filters (our differentiation)

Karibu-Verified only Within Price Confidence range Hide off-plan from unverified developers Diaspora-friendly viewing (evening/weekend)

Standard KE features

+ En Suite + DSQ + Borehole + Solar / backup power + Electric Fence + Fibre Internet + Gated Community + Walk-In Closet + Pool + Garden

71 demo listings · sort by

71 of 71 listings · Most listings are unverified — sourced from public KE property portals and not yet validated by the listing agent. Are you the agent? Claim a listing →

Karibu Index · Q1 2026 release

The Karibu Index

A composite read of the Kenyan property market, triangulated from every credible public index and our own listing telemetry. Headline series free. Sub-county depth, custom alerts, and downloadable reports are paid.

Methodology: weighted blend of KBA-HPI · Hass Property Index · Knight Frank Kenya · Cytonn quarterly · KNBS macro · CBK financial sector + Karibu transaction telemetry. Q1 2026 figures below extracted from primary-source PDFs in our reference archive on 2026-05-04 — Hass Property Index Q1 2026, Hass Land Index Q1 2026, KBA HPI Issue 34 (Q4 2024 data), CBK Diaspora Remittances (Mar 2026 release).

Karibu Composite

104.0

▲ 1.0% QoQ · ▲ 3.0% YoY

Weighted (Hass+KBA)

Sale Index (Nairobi)

101.1

▲ 1.1% QoQ · ▲ 1.1% YoY

Hass Property Q1 2026

Land Index (Nairobi)

105.0

▲ 0.85% QoQ · ▲ 5.02% YoY

Hass Land Q1 2026

Rental Index (Nairobi)

104.5

▲ 1.3% QoQ · ▲ 4.5% YoY

Hass Rental Q1 2026

Diaspora 12mo

$5.08B

▲ 2.2% YoY

CBK Mar 2026 release

Avg mortgage

~13.6%

CBR 12.0% + spread

CBK MPC + KBA HPI

Karibu Composite Index — 8-quarter trend

Base 100 at Q1 2024. Composite series synthesised from the catalogued public sources above.

Source mix: KBA-HPI 30% · Hass 30% · Knight Frank 15% · Karibu telemetry 25%

County YoY % change

Composite price index by top-10 counties, 12 months to Q1 2026.

CBK diaspora remittances

Monthly inflows in USD millions, official CBK release. View source →

Mortgage rate environment

CBK Central Bank Rate vs commercial average vs diaspora pricing.

Sale vs Rental yield by neighborhood

Gross rental yield against capital appreciation, 8 priority Karibu neighborhoods.

What goes into the Karibu Index

Every public index, official statistic, and institutional report we triangulate. Each source published by its publisher under its own methodology — Karibu adds the synthesis layer and the consumer surface.

Hass Property Index

Quarterly

Q1 2026 verified. Long-running quarterly index by Hass Consult, covering Land · Sale · Rental series. Concentrated in Nairobi suburbs and satellite towns. The benchmark for Kenyan property time series. Suburbs gross rental yield 7.4%; satellite towns 5.3%.

Sale (Nairobi-18)

+1.1%

QoQ · YoY +1.1%

Land (Nairobi-18)

+0.85%

QoQ · YoY +5.02%

Rental (Nairobi-18)

+1.3%

QoQ · YoY +4.5%

Methodology: hedonic weighting · standout quarter: Houses in Lavington +4.2% QoQ; Karen +13.2% YoY Source →

KBA Housing Price Index

Quarterly

Issue 34 (Apr 2025, Q4 2024 data) verified. Issues 35-38 archived locally but encrypted (Phase 1: OCR pipeline). Bank-grade index from the Kenya Bankers Association, drawn from member-bank mortgage portfolios. Hedonic pricing model. Covers townhouses, maisonettes, and apartments.

Q4 2024 movement

+0.94% QoQ

Reversal of Q3 2024 decline; demand uptick in middle-income segments. Lending rates 16.89% Dec 2024.

Methodology: hedonic regression, bank-portfolio data Source →

Knight Frank Kenya Market Update

Semi-annual (H1 / H2)

International institutional view of the Kenyan market, covering prime residential, commercial, and mixed-use segments. Strongest for premium and upmarket segments. Most-recent issue: H2 2025.

Prime residential

Stable to firming

Prime office (Nairobi)

Vacancy easing

Methodology: agent network valuations + transaction observation Source →

Cytonn Real Estate Reports

Weekly + Quarterly

Highest-cadence narrative coverage on the KE market. Segments residential, commercial-office, retail, industrial, mixed-use, hospitality, and REITs separately. The everyone-reads-it institutional newsletter.

Residential yield

5.8%

Office yield

7.4%

Retail yield

7.9%

Methodology: Cytonn proprietary segmentation + market observation Source →

KNBS — Macro context

Monthly · Quarterly · Annual

Kenya National Bureau of Statistics — Economic Survey, Quarterly GDP, Statistical Abstract, CPI bulletin. The macro envelope around housing: construction-sector output, housing-stock surveys, urban household data.

GDP growth

5.0%

CPI housing

4.1%

Construction

+4.8%

Methodology: official national accounts and surveys Source →

CBK — Diaspora & Financial Sector

Monthly + Quarterly

Central Bank of Kenya — diaspora remittance release (monthly), Bank Supervision Annual Report (mortgage stats), Quarterly Economic Review, Monetary Policy Committee decisions. The financial-system anchor.

12mo remittance

$5.08B

CBR

12.0%

Mortgage book

~30k loans

Methodology: official central-bank statistics Source →

Commercial property advisors

Periodic

JLL Sub-Saharan Africa, Broll Kenya, Cushman & Wakefield, Savills Africa — commercial-office and industrial market commentary. Stronger on the Nairobi CBD and Upper Hill / Westlands office stack than on residential.

Used as a triangulation cross-check on premium and commercial price ranges. Not a primary residential source.

Sources: JLL · Broll · Cushman & Wakefield · Savills

Listed REIT disclosures

Quarterly + Annual

Audited disclosures from Kenya's REITs: ILAM Fahari I-REIT (commercial income, on USP), Acorn I-REIT and D-REIT (student housing, on USP), LAPTrust Imara I-REIT and ALP Industrial I-REIT (NSE main board, restricted segment).

REITs total AUM

~KSh 50B

Avg gross yield

7.2%

NSE filings →

Source weighting

How we weight inputs into the Karibu Composite.

Methodology — what's in, what's out

Triangulation, not majority vote. When two or more sources disagree on a segment's direction, we surface the disagreement in the report (the consumer-grade explanation) and weight by source-fit-for-segment in the headline number — KBA-HPI dominates mortgage-financed segments, Hass dominates Nairobi suburbs, Knight Frank dominates premium / commercial, Cytonn dominates near-real-time sentiment.

Free at the headline. Paid at the depth. The composite, the four segment indices (Sale / Land / Rental / Yield), the county-level summary, and the diaspora corridor data are public. Sub-county time series, custom alerts, downloadable PDF reports, and the B2B API are paid (Karibu Pro).

Citations are mandatory. Every figure in this index page cites a publicly verifiable source-page-and-date.

What's not yet in. National Land Commission transaction data, KRA stamp-duty filings, county valuation rolls. These are partnership-acquisition targets for Phase 2-3.

Karibu Pro — for retail buyers, investors, and the African real-estate ecosystem

Three audiences, three tiers of report and access. We don't publish prices — share what you're trying to do and we'll come back with the right scope and the right number.

For retail buyers

2-page neighbourhood snapshot

For diaspora and local home buyers researching a specific neighbourhood. Comparable transactions, pricing band, 5-year context, off-plan / verified-developer status, follow-up bRRAIn credits.

For investors

25-page institutional deep dive

For Western, European, Gulf, and African institutional and HNW investors. Macro fundamentals, supply / absorption, comparables database, regulatory snapshot, top developers, top REITs, key risks, source-cited.

For verified profiles

Contractors · developers · builders · agents

Claim your profile, get verified, and present your portfolio with the credibility signal institutional buyers screen for. KYC + project documentation review · verified badge · profile control · direct lead routing.

Home › Buy › Nairobi County › Karen › Karen C › 4+ Bed › Listing

← Back to results

Beds

Baths

Size

Status

Karibu Price Confidence

Powered by Karibu bRRAIn · every claim cited

Below comparable range Within range Above comparable range

Sources: Karibu comparables (n=18) KBA-HPI Apr 2025 Hass Q1 2026

About this property

What it's like to live here

Karibu surfaces neighborhood data competitors don't. Diaspora buyers: this is the part you'd usually have to fly home to find out.

Water reliability

Borehole + Nairobi Water ✓

Power backup

Solar + KPLC + genset

School access

3 int'l schools within 5km

CBD commute

28 min off-peak via Expressway

Security

Gated · 24/7 manned

Hospital access

Aga Khan 12min · Nairobi Hosp 18min

Flood risk

Low (NEMA records)

Title type

Freehold · verified

Nearby points of interest

Listing history

Date	Event	Price
2026-04-12	Listed on Karibu	KSh 65,000,000
2024-08-03	Last sold (per land registry)	KSh 52,000,000
2019-11-21	Last sold	KSh 38,000,000

Mwangi Kariuki

Acacia Properties · Karen office

4.8 (127 reviews) 78 deals closed 9 yrs

+ Add my lawyer / family to this conversation

Bring-your-own-advisor flow — invite a Nairobi-based lawyer, family member, or trusted friend to join the agent conversation. Diaspora buyers should never deal with an agent alone.

Mortgage estimator (diaspora)

Indicative only · finalize with the bank's diaspora desk.

30% deposit (KE diaspora std)KSh 19.5M

Loan (KSh 45.5M @ 13.5%, 20yr)KSh 549,000/mo

Indicative · KCB 70% LTV diaspora terms

For Kenyans abroad

You shouldn't have to fly home to make sure you're not being taken advantage of. Karibu builds the trust infrastructure so you can buy from London, Houston, Doha, or Toronto with the same confidence as someone in Westlands.

The diaspora due-diligence stack

1
Honest pricing first. Every Karibu listing carries a Price Confidence band — we tell you whether the asking price is fair before you message the agent.
2
Verified agents and developers. EARB-registered, KYC'd, bonded, reviewed. Off-plan from unverified developers is flagged before you make any commitment.
3
Bring-your-own-advisor. Invite a family member, your lawyer, or a trusted Nairobi friend to every agent conversation. You never deal alone.
4
Title verification. One-click introduction to a vetted conveyancer who confirms the title at the registry before any deposit moves.
5
Mortgage matching. Pre-qualified diaspora mortgage routes via KCB, Equity, and HF Group. Multi-currency.
6
Money flow guidance. M-Pesa Global → bank → escrow. We don't hold the money, we explain the path.

KCB Diaspora Mortgage

Multi-currency (KSh / USD / GBP). 70% LTV. 20-year max tenure. Min 35-year unexpired lease.

View details →

Equity Bank Diaspora

Min loan KSh 2M. 24/7 diaspora call center. Accepts diaspora remittance history as income.

View details →

HF Group Diaspora

"The housing bank." Restored to Tier 2 status in 2025. Specialist mortgage focus.

View details →

Karibu-Verified Agents

Every Verified agent is EARB-registered, KYC-checked, bonded, and tracked on response time, deal completion rate, and review quality.

The Karibu Blog

The honest guide to Kenyan real estate. County deep-dives, buying-process explainers, diaspora-specific guides. Every figure cited.

All posts

Topics

Diaspora guides County profiles Buying process Selling Mortgages Off-plan red flags Land Coast Nairobi suburbs Market reports Tax & legal Investment yield

← Back to blog

DIASPORA GUIDE · 12 min read · Last updated 2026-05-03 by the Karibu editorial team · Reviewed against current KBA, Hass, and EARB data

The complete diaspora buyer's checklist for Kenya (2026 edition)

If you're a Kenyan abroad thinking about buying a property back home, this is the playbook. We wrote it because the existing portals don't, and because every published scam case in the last five years could have been prevented by following these steps.

1. Understand the price before you talk to anyone

The diaspora premium is real. Industry research by Hass Property Index Q1 2026 and the KBA Housing Price Index April 2025 gives you the bands a property in your target neighborhood should fall into. If an asking price is more than 15% above the comparable range, the agent is testing you.

On Karibu, every listing carries a Price Confidence band that compares the asking price against our own transaction telemetry plus the KBA and Hass series. Use it. If a listing isn't on Karibu, ask the agent for the three nearest comparable sales by registry record.

2. Verify the agent — actually verify

Every practising estate agent in Kenya is required to be registered with the EARB (Estate Agents Registration Board) under the Estate Agents Act 1984 (Cap 533). The EARB register is public; check it. Karibu-Verified status adds KYC, a refundable bond, a transaction-history disclosure, and a 24-hour dispute SLA on top of EARB registration.

3. If it's off-plan, slow down

Every well-known Kenyan diaspora real-estate scam case shares the same operational vector: off-plan deposit collected from an overseas buyer with no on-the-ground verification, before completion. Off-plan can be a great deal — it can also vanish your deposit. Required checks before any deposit moves:

Confirm the developer is registered with the National Construction Authority (NCA).
Pull their previous projects — delivered on time? Delivered late? Abandoned?
Insist on escrow for the deposit. Karibu introduces a partner.
Engage independent counsel — never the developer's lawyer.
Insist on a delivery-default refund clause in the SPA.

4. Know how the money moves

Most diaspora dollars land in M-Pesa, not in a bank account. Property purchases require bank rails. Plan the corridor: M-Pesa Global → KE bank → conveyancing escrow. Document FX rate at each step. CBK publishes monthly diaspora remittance data — the major corridors (M-Pesa Global, Wise, WorldRemit, Sendwave) all settle reliably.

5. Stamp duty and the real cost of closing

Stamp duty in Kenya is 4% within municipalities and 2% outside, payable to KRA. Add legal fees (~1.5–2% of value), valuation, registry fees. Budget closing costs of roughly 6–8% of the property price.

6. The five conveyancer questions

Before signing anything, ask your conveyancer:

Have you searched the title at the registry within the last 14 days?
Are there any encumbrances, charges, or pending suits attached to this title?
Does the title match the physical property?
If sectional title — is the management company in good standing? Are service charges current?
Is the seller the registered proprietor — not just claiming to be?

Bottom line

You shouldn't have to fly home to make sure you're not being taken advantage of. The trust infrastructure exists — Karibu makes it free, and we cite every fact. Walk through these six steps with us, with your bring-your-own-advisor, and your odds of a clean transaction are dramatically better than the diaspora baseline.

Sources cited in this guide: Hass Property Index Q1 2026 · KBA Housing Price Index Apr 2025 · EARB (Estate Agents Act 1984 Cap 533) · NCA (NCA Act No. 41 of 2011) · KRA stamp duty schedule · CBK Diaspora Remittances. Full source manifest: Karibu reference dataset v1.1.

Karibu nyumbani.

Karibu Index — Q1 2026 composite

REIT-disclosed properties

Recently listed

Browse by county

Institutional-grade African real-estate intelligence

Claim your developer profile. Get verified.

Karibu

What we're researching for this country

The Karibu Index

Karibu Composite Index — 8-quarter trend

County YoY % change

CBK diaspora remittances

Mortgage rate environment

Sale vs Rental yield by neighborhood

What goes into the Karibu Index

Hass Property Index

KBA Housing Price Index

Knight Frank Kenya Market Update

Cytonn Real Estate Reports

KNBS — Macro context

CBK — Diaspora & Financial Sector

Commercial property advisors

Listed REIT disclosures

Source weighting

Methodology — what's in, what's out

Karibu Pro — for retail buyers, investors, and the African real-estate ecosystem

Karibu Price Confidence

About this property

What it's like to live here

Listing history

Mortgage estimator (diaspora)

For Kenyans abroad

The diaspora due-diligence stack

KCB Diaspora Mortgage

Equity Bank Diaspora

HF Group Diaspora

Karibu-Verified Agents

The Karibu Blog

All posts

Topics

The complete diaspora buyer's checklist for Kenya (2026 edition)

1. Understand the price before you talk to anyone

2. Verify the agent — actually verify

3. If it's off-plan, slow down

4. Know how the money moves

5. Stamp duty and the real cost of closing

6. The five conveyancer questions

Bottom line

Karibu as your central point of truth.

Why diaspora buyers choose Karibu