Airbase and Kilimani: Comprehensive Area Analysis and Real Estate Market Review.

This report provides a thorough examination of Airbase and Kilimani areas in Nairobi, exploring their geographic characteristics, residential and commercial real estate prices, and recent infrastructure developments as of April 2025.

Locations > Nairobi > Kilimani > Airbase

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Geographic Context and Administrative Structure.

Nairobi County is divided into seventeen constituencies, which are further subdivided into 85 electoral wards. Kilimani is one of five wards within Dagoretti North Constituency, alongside Kawangware, Gatina, Kileleshwa, and Kabiro. Airbase, on the other hand, is a residential area named for its proximity to Moi Air Base, the headquarters of the Kenya Air Force, located in the Eastleigh suburb of Nairobi.

Kilimani has established itself as one of Nairobi’s most sought-after neighborhoods, characterized by its cosmopolitan atmosphere and strategic location near the Central Business District. The area attracts a diverse demographic, including young professionals, families, and expatriates seeking modern urban living with residential comfort. Its tree-lined streets, featuring a mix of apartments and townhouses, create a tranquil environment within the bustling city.

Moi Air Base, formerly known as RAF Eastleigh and Eastleigh Airport (ICAO: HKRE), is a military installation with significant historical importance. Established in 1936, it has served as a key facility for Kenya’s aerial defense systems and now functions as the headquarters for the Kenya Air Force. The base features a 7,998-foot runway and serves multiple functions beyond military operations, including housing the East African School of Aviation run by the Kenya Civil Aviation Authority.

Housing Market Analysis: Rental Apartment in Airbase, Kilimani - Residential Properties in Airbase.

The residential area adjacent to Moi Air Base offers relatively affordable housing options compared to more upscale neighborhoods in Nairobi:

One-bedroom houses for rent are available for approximately KSh 10,000 per month, featuring amenities such as prepaid electricity meters, natural ventilation, fitted kitchens with storage space, sufficient water supply, and secure environments with ample parking.
Two-bedroom houses command rents ranging from KSh 15,000 to KSh 20,000 monthly, with similar features including secure premises, parking facilities, and essential utilities

These properties particularly appeal to individuals seeking budget-friendly accommodation with basic amenities in a location with reasonable access to other parts of Nairobi.

House for Sale in Airbase, Kilimani: Residential Properties in Kilimani.

Kilimani presents a stark contrast with a considerably more premium real estate market:

Apartments constitute the most common housing type, with one to two-bedroom units ranging from KSh 70,000 to KSh 150,000 monthly in rental costs. Purchase prices for such units typically fall between KSh 8 million and KSh 20 million, depending on size, location, and included amenities.
Luxury one-bedroom apartments in new developments like Tsavorite Garden on Wood Avenue start from KSh 5.7 million for 55 sqm units, increasing to KSh 6.7 million for 65 sqm spaces
Condominiums offer a more private upscale living experience, commanding monthly rents between KSh 120,000 and KSh 200,000 for two or three-bedroom units. Purchase prices typically range from KSh 15 million to KSh 30 million
Premium developments like Northcote Apartments near Yaya Centre feature three-bedroom units with domestic staff quarters priced from KSh 20 million, targeting upper-middle-class professionals and expatriates

Popular streets for residential properties in Kilimani include Dennis Pritt Road, Kindaruma Road, Kirichwa Road, Lenana Road, and Wood Avenue, all offering proximity to commercial amenities and social facilities.

Land Market Analysis: Land for Sale in Airbase, Kilimani - Land Prices in Kilimani.

The land market in Kilimani reflects its status as a prime investment area:

A 0.75-acre commercial development parcel along Argwings Kodhek Road is currently listed at KSh 285 million (approximately KSh 380 million per acre), highlighting the substantial premiums commanded by land suitable for commercial purposes in this area
A quarter-acre plot (100×100 feet) on Woodlands Road, which includes two existing 6-bedroom maisonette buildings, is valued at KSh 125 million. This property presents potential for various uses including residential, office, dining establishments, educational institutions, or healthcare facilities

The land prices in Kilimani reflect its desirability for both residential and commercial development, with its strategic location and established infrastructure commanding significant premiums compared to other Nairobi neighborhoods.

Recent Infrastructure Developments: Building Height Regulation Changes.

In March 2024, Nairobi Governor Johnson Sakaja announced a significant policy change with direct implications for both areas:

Height restrictions previously limiting building heights have been lifted in several areas including Eastleigh Airbase, now allowing construction of structures up to 25 floors
This regulatory change aims to accommodate Nairobi’s rapidly growing population by enabling vertical expansion in strategic locations
The governor clarified that although height restrictions are being relaxed, development approvals will still consider other factors such as plot ratios, ground coverage, and maintaining neighborhood character

Previously, the 15-floor limit primarily applied to areas near airports, including Eastleigh Airbase, partly due to concerns about presidential evacuation routes. The policy shift represents a significant development opportunity for property investors and developers in these areas.

Educational Facility Enhancements.

Moi Air Base is witnessing infrastructure improvements focused on education:

In November 2024, a foundation stone-laying ceremony marked the beginning of construction for a significant three-story educational building at Moi Air Base Primary School
The facility will include twelve classrooms, six laboratories, three administrative offices, a staffroom, and a dining hall when completed
The first phase of construction is scheduled for completion by January 2025, with the facility designed to support the Junior Secondary School curriculum and accommodate increasing student enrollment.

Residential Development Projects.

Kilimani continues to see investment in premium residential projects:

Tsavorite Garden on Wood Avenue represents a modern luxury development featuring amenities such as backup power generation, borehole water supply, central garden spaces, recreational facilities, and comprehensive security systems
The development includes planned completion by December 2026 and offers flexible payment plans with 20% deposit, 70% in installments during construction, and 10% upon completion

Northcote Apartments near Yaya Centre exemplifies the ongoing trend toward high-end residential living spaces with contemporary designs and premium features.

Conclusion

Airbase and Kilimani represent contrasting neighborhood profiles within Nairobi’s diverse urban landscape. While Airbase offers more affordable housing options in proximity to significant military infrastructure, Kilimani continues to evolve as a premium residential and commercial district with substantially higher property values and sophisticated amenities.

The recent lifting of building height restrictions signals a potential transformation in the vertical development of both areas, likely to accelerate densification and potentially impact property values. For investors and residents alike, these neighborhoods present distinct opportunities based on budget considerations, lifestyle preferences, and investment horizons.

As Nairobi continues its rapid growth and development, both areas are positioned to play important roles in the city’s expanding urban footprint, with Kilimani maintaining its status as a desirable upper-market neighborhood while Airbase potentially sees increasing development as height restrictions are relaxed.

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