Cost of Roofing a House in Kenya, by House Size
Roofing a house in Kenya costs roughly KSh 55,000 to 90,000 for a 1-bedroom, KSh 80,000 to 140,000 for a 2 to 3-bedroom, and KSh 130,000 to 250,000 for a 4-bedroom in ordinary mabati, covering sheets, ridges and nails. Trusses and labour are extra. Stone-coated tiles cost several times more.
Roofing is one of the biggest single costs in building a house, and one of the easiest to get wrong. This guide gives realistic 2026 figures by house size so you can budget, then shows how to price your exact roof.
Sheet cost by house size
These ranges cover the mabati sheets, ridge caps and roofing nails in box profile gauge 30, the most common house choice. They do not include trusses or labour.
| House size | Approx roof area | Sheets, ridges & nails (box profile G30) |
|---|---|---|
| 1 bedroom | ~55 m² | KSh 45,000 to 75,000 |
| 2 bedroom | ~85 m² | KSh 70,000 to 110,000 |
| 3 bedroom | ~120 m² | KSh 95,000 to 140,000 |
| 4 bedroom | ~165 m² | KSh 130,000 to 200,000 |
For an exact figure matched to your house, gauge and profile, use the free roof calculator.
What changes the price
- Profile: corrugated is cheapest; stone-coated tiles cost several times more than the figures above. See the Decra vs mabati comparison.
- Gauge: gauge 28 adds roughly KSh 30,000 to 50,000 over gauge 30 on a 3-bedroom roof.
- Brand: well-rated value factories such as Capital, Boma and Ruiru often price below the most-advertised names for the same sheet.
- Roof design: hips, valleys and complex shapes increase waste and the number of ridge and valley pieces.
Trusses, labour and extras
Beyond the sheets, budget for:
- Trusses: timber trusses are cheaper up front; steel trusses cost more but resist termites. Expect a meaningful share of the total roof cost here.
- Labour: fundi rates vary by region and roof complexity.
- Fascia, gutters and accessories: add these to the bill of quantities so nothing is a surprise.
Get local quotes for trusses and labour, because they vary far more by region than sheet prices do.
How to keep the cost fair
The single best move is to compare three factories before you buy. Send your sheet list on WhatsApp and get today’s real price from vetted factories, with no markup. Confirm the gauge in writing, check it against this month’s verified price list, and do not pay a deposit until you have confirmed you are dealing with a genuine, claimed factory. Our guide on spotting a fake factory shows you how.