Hurlingham and Kilimani: A Comprehensive Area Guide

Hurlingham and Kilimani represent two of Nairobi’s most affluent and rapidly evolving neighborhoods, offering a blend of residential and commercial spaces that continue to attract both locals and expatriates. This report explores the geographical context, historical background, property market dynamics, and recent infrastructure developments in these interconnected areas.

Locations > Nairobi > Kilimani > Hurlingham

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Geographical Context and Historical Background.

Kilimani is located approximately 4-5 kilometers west of Nairobi’s Central Business District (CBD), covering an area of about 16.1 square kilometers. It sits at an average altitude of 1,700 meters (5,600 feet) above sea level and forms one of the five wards of Dagoretti North Constituency. The neighborhood is bounded by Ngong Road to the south, Denis Pritt Road to the north, with Valley Road to the east and Korosho Road to the west.

Hurlingham, meanwhile, is situated about 2.5 kilometers west of Nairobi’s CBD and is considered part of the larger Kilimani area. It is primarily defined by Argwings Kodhek Road (formerly Hurlingham Road) and extends to the intersection with Cotton Avenue (Ring Road, Kilimani). Administratively, Hurlingham falls under the Westlands Sub-county but electorally belongs to Dagoretti North Constituency.

Both neighborhoods share similar historical trajectories. They were established as whites-only residential areas by British colonialists in the mid-20th century, with Hurlingham being named after a polo sport introduced in British East Africa around 1907. Both areas became racially integrated only after Kenya’s independence in the 1960s. Since the early 2000s, these formerly low-density residential neighborhoods have transformed into high-density mixed-use areas combining residential, retail, and office space.

Population and Demographics.

Kilimani has an estimated population of approximately 43,122 residents comprising a diverse mix of people. The area attracts middle to upper-class inhabitants, including business leaders, expatriates, young professionals, and students. The population is culturally diverse, with significant international communities, including a notable Ethiopian presence.

The neighborhoods are particularly popular with single professionals, young families with few children, and international workers who may be regularly deployed to field locations for extended periods. This demographic profile has influenced the type of housing and amenities developed in the area.

Property for Sale Hurlingham Manor-Property Market: House Prices.

The property market in Hurlingham and Kilimani reflects their status as premium residential locations, with prices significantly higher than in many other Nairobi neighborhoods. The housing stock has evolved dramatically, with most of the original 1950s and 1960s bungalows replaced by apartment buildings during the property boom of the 1990s.

Apartment prices in Kilimani typically range from:

Studio and 1-bedroom apartments: KSh 4.4 million to KSh 8 million.
2-bedroom apartments: KSh 8.5 million to KSh 14 million.
3-bedroom apartments: KSh 12 million to KSh 22.5 million.
4-bedroom apartments: KSh 14 million to KSh 33 million.
Luxury 5-bedroom apartments with DSQ (domestic service quarters): KSh 33 million and above.

In Hurlingham specifically, housing prices show similar patterns but tend to be slightly higher due to the area’s proximity to the CBD:hurlingham waterfront development

1-bedroom apartments: KSh 6 million to KSh 10 million.
2-bedroom apartments: KSh 8.5 million to KSh 14 million.
3-bedroom apartments: KSh 14 million to KSh 22 million.
4-bedroom apartments and above: KSh 20 million to KSh 32 million and higher.

Most new developments feature amenities such as swimming pools, gyms, 24-hour security, and backup power generators, with higher-end properties offering additional luxuries like saunas and health clubs.

Residential Land for Sale in Hurlingham-Land Prices.

Land prices in these neighborhoods are among the highest in Nairobi, reflecting their premium location and development potential. Recent listings indicate the following range:

In Hurlingham:

1/2 acre: KSh 250 million.
1.2 acres: KSh 500 million.
1.3 acres: KSh 385 million.

In Kilimani:

Small plots (under 0.1 acre): KSh 16.5 million to KSh 27 million.
1/2 acre: KSh 175 million to KSh 250 million.
3/4 acre: KSh 340 million.
1 acre: KSh 240 million to KSh 400 million (with variations based on location and development potential).
Larger parcels (2+ acres): KSh 1 billion and above.

Land values are significantly influenced by zoning regulations, with parcels zoned for commercial use or high-rise development commanding premium prices. Many listings highlight development potential, noting the possibility of constructing buildings of 12-25 floors on certain plots.

Recent Infrastructure Development.

The rapid development of Hurlingham and Kilimani has placed significant pressure on existing infrastructure, prompting recent initiatives to improve roads, drainage, and utilities:

Road Rehabilitation.

In February 2025, Nairobi Governor Johnson Sakaja outlined comprehensive plans to restore roads and improve drainage systems in Kilimani, Hurlingham, and neighboring affluent areas. The deterioration of roads has been partly attributed to heavy construction vehicles serving the numerous development projects in the area. Key roads that have been rehabilitated or are currently under construction include:

Kindaruma Road (currently under construction).
Kilimani Road (completed).
The road leading to Oyster Bay (completed).
Nyangumi Road (refurbished).

The county government has emphasized that contractors are now required to maintain roads during construction and restore them upon completion, with occupancy permits contingent on compliance.

Zoning Changes.

In March 2024, Governor Sakaja proposed significant re-zoning that would allow for the construction of buildings up to 75 floors in Kilimani, Kileleshwa, and Lavington. This proposal aims to accommodate the city’s growing population and density while creating a more vertical urban landscape.

Residential Development.

The neighborhoods continue to see substantial residential development. As of December 2020, plans were announced for a major project by Double Win Company Limited to construct 168 apartments in Hurlingham, comprising two 14-story blocks. This followed the county government’s decision to permit high-rise residential buildings in upmarket neighborhoods, a trend that has continued and accelerated.

Amenities and Facilities.

The appeal of Hurlingham and Kilimani is enhanced by their extensive amenities:

Education.

The areas host numerous prestigious educational institutions, including:

International schools: Lycée Denis Diderot (French), Svenska Skolan (Swedish), Dutch, and Italian schools.
Private schools: Kilimani International School, St. Nicholas School, Cavina School, Light International School, Riara Group of Schools, St. Hannah’s.

Healthcare.

Residents have access to top-tier healthcare facilities:

The Nairobi Hospital (private).
The Nairobi Women’s Hospital (private).
Coptic Hospital.
National Spinal Injury Hospital.
Better Living Hospital.

Shopping and Entertainment.

The neighborhoods boast excellent retail and leisure options:

Shopping centers: Yaya Centre (a major landmark with over 100 retail shops), Adlife Plaza, The Junction Mall, Adams Arcade.
Entertainment: Multiple cinemas, a casino in Hurlingham, and the Nairobi Jockey Club with its nine-hole golf course.
Diverse dining scene: From upscale restaurants to casual eateries offering international cuisines including Egyptian, Ethiopian, Italian, Nigerian, and Lebanese options.

Transportation.

Both neighborhoods enjoy good connectivity to the CBD and other parts of Nairobi:

Public transport: Bus routes 32 and 46 connect the areas to the city center.
Road network: Well-tarmacked roads including Ngong Road, Argwings Kodhek Road, Denis Pritt Road, Lenana Road, Chaka Road, and Ring Road.

Taxi services: Readily available, with trips to the CBD costing approximately KSh 600.

Conclusion

Hurlingham and Kilimani represent Nairobi’s evolution into a modern African metropolis, with their transformation from colonial-era exclusive residential enclaves to vibrant, diverse, and densely developed mixed-use neighborhoods. The high property and land prices reflect their desirability and strategic location, while recent infrastructure improvements aim to address the challenges posed by rapid development.

For investors, developers, and potential residents, these areas offer premium opportunities albeit at premium prices. The neighborhoods continue to balance their historical character with contemporary urban dynamics, maintaining their position as some of Nairobi’s most sought-after locations despite infrastructure challenges. As ongoing road rehabilitation projects progress and new zoning regulations take effect, Hurlingham and Kilimani seem poised for continued growth and development in the coming years.

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