I get a lot of questions as to how we come up the construction costs for various projects. Or why do some apartments that look similar in size and in the same location vary significantly in their cost. Well, it all boils down to the cost of finishes that have been used on the project. In many cases, the amount of money used on the structural part of the building is nearly if not equally the same. Stones, cement and steel will cost you nearly the same anywhere you decide to build. However, the cost of finishes is what varies in a project and results in either high or low prices.
For those of you who might not be familiar with construction terms, finishes are the final layers and materials used on the structural components of a building to make it useable and aesthetically pleasing. This includes materials like tiles, gypsum, paints, bathroom fixtures and kitchen cabinets. In this blog, my aim is to breakdown what you are getting in terms of finishes quality at every price level so that you can make good decisions.
Finishes costs per square meter
If you are deciding to buy an apartment or build your own house, then understanding the 3-tiers of finishes will help you avoid overpaying for anything. It is important to note that interior finishes are where 30–50% of the entire project cost will be spent.
1. Basic Finishes
Basic finishes are cost-effective materials and fittings designed to provide functionality and durability at the lowest practical cost. They are commonly used in affordable housing developments, rental apartments, staff housing, and budget-conscious projects.
What Basic Finishes contain
| Area | Typical Basic Finish |
| Floors | Cement screed, ceramic tiles (300x300mm or 400x400mm) |
| Walls | Cement-sand plaster with emulsion paint |
| Ceilings | Painted gypsum board or simple PVC ceiling |
| Kitchen Countertops | Precast concrete countertop with tiled finish |
| Kitchen Cabinets | Basic MDF or laminated chipboard cabinets |
| Bathroom Walls | Ceramic wall tiles up to lintel level |
| Sanitary Ware | Standard WC, basin, and shower fittings |
| Doors | Flush doors with standard ironmongery |
| Windows | Powder-coated aluminum or steel casement windows |
| Electrical Fixtures | Standard switches, sockets, and basic light fittings |
The cost of basic finishes
| Item | Approximate Cost (KES/m²) |
| Basic Finishes | KES 8,000 – 15,000 per m² |
2. Standard Finishes
Standard finishes offer a balance between cost, durability, and aesthetics. They are the most common specification in middle-income residential developments and mixed-use projects.
What standard Finishes contain
| Area | Typical Standard Finish |
| Floors | Porcelain tiles (600x600mm) |
| Walls | Smooth plaster with premium washable paint |
| Ceilings | Suspended gypsum ceilings with decorative bulkheads |
| Kitchen Countertops | Granite countertops |
| Kitchen Cabinets | High-quality MDF with laminate finish |
| Bathroom Walls | Full-height ceramic or porcelain wall tiles |
| Sanitary Ware | Mid-range branded sanitary fittings |
| Doors | Hardwood-framed flush doors |
| Windows | Powder-coated aluminum windows |
| Electrical Fixtures | Decorative switches and modern lighting |
| Wardrobes | Built-in MDF wardrobes |
The Cost Range
| Item | Approximate Cost (KES/m²) |
| Standard Finishes | KES 15,000 – 30,000 per m² |
3. Premium Finishes
Premium finishes utilize high-end materials, superior craftsmanship, and luxury fittings. These finishes are typically found in luxury apartments, villas or penthouses.
What Premium Finishes contain
| Area | Typical Premium Finish |
| Floors | Marble, engineered timber, luxury porcelain tiles |
| Walls | Decorative paint, wall cladding, wallpaper, stone finishes |
| Ceilings | Custom gypsum ceilings with integrated lighting |
| Kitchen Countertops | Quartz, marble, or imported granite |
| Kitchen Cabinets | Custom-built hardwood or premium MDF systems |
| Bathroom Walls | Marble or large-format porcelain tiles |
| Sanitary Ware | Premium branded fixtures and concealed cisterns |
| Doors | Solid hardwood doors |
| Windows | High-performance aluminum systems with double glazing |
| Wardrobes | Custom walk-in closets and fitted wardrobes |
| Lighting | Architectural and smart lighting systems |
| Home Automation | Smart home controls and integrated systems |
The Cost Range
| Item | Approximate Cost (KES/m²) |
| Premium Finishes | KES 30,000 – 80,000+ per m² |
How to calculate the cost of finishes used
With this knowledge in mind, before deciding to buy an apartment, calculate the selling price per square meter by dividing the purchase price by the apartment’s usable floor area.
For example:
A 1-bedroom apartment is being sold at KES 4,000,000.
Apartment size = 40 m²
Price per square meter:
KES 4,000,000 ÷ 40 m² = KES 100,000 per m²
The next question to ask is: What level of finish and quality should I reasonably expect at this price point?
It is important to note that the selling price per square meter is not the same as the finishes cost per square meter. The selling price includes;
- Land cost
- Construction costs
- Professional fees
- Financing costs
- Statutory charges
- Marketing expenses
- Developer’s profit margin
Therefore, instead of assuming that KES 100,000 per m² automatically translates into luxury finishes, as a buyer you should compare the apartment’s specification against similar developments in the market.
One of the best ways to do this is by requesting the project’s Finishes Schedule, which outlines the materials and fittings the developer intends to use for floors, walls, ceilings, kitchens, bathrooms, doors, windows, and other key elements.
Reviewing the Finishes Schedule allows you as the buyer to determine whether the development offers basic, standard, or premium finishes and whether the asking price represents good value for money.
