Finishing a 1-bedroom house requires a precise budget, especially if you are building multiple units for rental purposes. A standard 1-bedroom unit in Kenya typically has a floor area between 35 and 45 square metres.
For 2026, the total cost to tile a house of this size ranges from approximately KES 75,000 for a basic finish to KES 135,000 for a premium finish.
The table below provides a quick summary of these estimates before we break down the specific costs for tiles, labour, and materials.
| Finish Level | Ideal Project Type | Estimated Total Cost |
|---|---|---|
| Economy (Ceramic) | Rental Units / Staff Quarters | ~KES 75,000 |
| Standard (Porcelain) | Personal Home / Mid-Range Rental | ~KES 100,000 |
| Premium (Polished) | Luxury Apartment / Airbnb | ~KES 135,000 |
Determining the Tiling Area for a Standard 1-Bedroom Unit
To get an accurate price, we first need to establish the exact floor area. While designs vary, a functional 1-bedroom unit in Kenya generally fits within a 40 square metre footprint. This is the baseline figure we will use for the calculations in this guide.
Here is how that space is typically distributed:
- Living Area: ~15 to 18 square metres.
- Bedroom: ~12 square metres (standard 3m x 4m room).
- Kitchen: ~6 square metres.
- Bathroom & Passage: ~4 to 6 square metres.
When purchasing tiles for a 40 square metre house, you must add an allowance for wastage. We recommend calculating your purchase based on 44 square metres (adding 10%). This ensures you have enough material for cuts around skirting, corners, and doorways without running short.
Tile Cost Estimates: Rental Grade vs. Homeowner Grade
Your choice of tile depends on the purpose of the house. For rental units, return on investment is often the priority, while owner-occupiers typically prioritize long-term durability and aesthetics. Here is how the costs compare for our 44 square metre purchase requirement.
Option 1: The "Rental" Standard (Ceramic Tiles)
Landlords building 1-bedroom units or "SQs" frequently choose ceramic tiles. These cost between KES 900 and KES 1,100 per square metre. They provide a decent finish at a low entry cost. While they are less durable than porcelain, they are sufficient for the lower foot traffic of a small household.
- Estimated Material Cost: 44 sqm x KES 1,000 = KES 44,000.
Option 2: The "Owner-Occupier" Standard (Porcelain Tiles)
If you are finishing a 1-bedroom house for your own use or as a premium Airbnb unit, porcelain tiles are the better investment. They typically cost between KES 1,400 and KES 1,600 per square metre.
The higher density of porcelain resists chipping and scratching much better than ceramic. This means the floor will look new for longer without needing repairs.
- Estimated Material Cost: 44 sqm x KES 1,500 = KES 66,000.
Labour Rates for Smaller Tiling Projects
Labour costs for a 1-bedroom unit follow standard market rates, but the smaller scope can influence the final price. Professional tilers, or fundis, usually charge between KES 400 and KES 700 per square metre.
For a standard 40 square metre floor plan, the labour cost calculation is straightforward:
- Calculation: 40 sqm x KES 500 (average rate) = KES 20,000.
Note that for small projects under 40 square metres, some tilers may prefer to quote a lump sum fee rather than a strict per-metre rate. This ensures their transport and time are covered even if the job takes only two or three days. Always agree on the total labour fee before work begins to avoid misunderstandings.
Installation materials like adhesive and grout significantly impact the total project cost. For a standard 40 square metre unit, you can estimate these quantities based on typical coverage rates.
Calculating Adhesive and Grout for 40 Square Metres
Tile Adhesive
A standard 25kg bag of adhesive covers approximately 5 square metres. For a 40 square metre unit, you need 8 bags to complete the job.
- Estimated Cost: 8 bags x KES 1,200 (average price) = KES 9,600.
Grout and Spacers
You need grout to fill the joints and plastic spacers to ensure the tiles align evenly. For a floor of this size, 2 bags of grout are sufficient.
- Estimated Cost: 2 bags x KES 600 + Spacers (KES 500) = KES 1,700.
Total Material Cost: Approximately KES 11,300.
Three Budget Scenarios for a 1-Bedroom House in Kenya
These budget estimates combine the costs for tiles, labour, and materials. We used a standard 40 square metre unit for these calculations and included a 10% wastage allowance, meaning the purchase quantity is 44 square metres.
Scenario A: The Rental Economy Budget
This option suits landlords building rental units or staff quarters where low cost is the priority. It uses standard ceramic tiles.
- Tiles (Ceramic): 44 sqm @ KES 1,000/sqm = KES 44,000
- Labour: 40 sqm @ KES 500/sqm = KES 20,000
- Materials: Adhesive & Grout = KES 11,300
Scenario B: The Standard Home Budget
This option works best for a personal home or a mid-range rental unit. It uses durable 60x60cm porcelain tiles that withstand daily wear and tear.
- Tiles (Porcelain): 44 sqm @ KES 1,500/sqm = KES 66,000
- Labour: 40 sqm @ KES 500/sqm = KES 20,000
- Materials: Adhesive & Grout = KES 11,300
Scenario C: The Premium Finish Budget
This option fits a luxury apartment, Airbnb unit, or high-end personal home. It uses polished porcelain or wood-look tiles for a sophisticated finish.
- Tiles (Premium): 44 sqm @ KES 2,200/sqm = KES 96,800
- Labour: 40 sqm @ KES 600/sqm (premium rate) = KES 24,000
- Materials: Premium Adhesive & Grout = KES 14,000
Expert Take on Tiling a 1 Bedroom House
The total cost to tile a 1-bedroom unit depends largely on the material you select. For rental properties, ceramic tiles provide a functional floor at a lower cost (~KES 75,000). For personal use, porcelain offers better long-term value due to its superior durability (~KES 100,000).
If you are ready to start your project, you can view our affordable ceramic tiles for rentals or explore our durable porcelain options to find the right match for your budget.
