Estimating the cost of tiling a 2-bedroom house is a necessary first step in any local renovation or building project.
The final figure depends on three main factors: the total area of your 2-bedroom floor plan, the quality of tiles you choose for each room, and the local cost of labour.
This guide provides a detailed breakdown of all the expenses involved for a typical 2-bedroom home. We also include sample budgets to help you plan accurately.
Calculating Your Total Tiling Area for a 2 Bedroom
The first step involves determining the total floor area you need to tile. A "2-bedroom house" in Kenya varies in size, but we use a standard local layout as our baseline for the cost calculations in this guide.
A typical 2-bedroom house in Kenya has a floor area between 60 and 70 square metres. The areas commonly tiled include:
- Living Room: ~20 square metres
- Kitchen: ~10 square metres
- Two Bedrooms: ~12 square metres each (24 sqm total)
- Bathroom & Corridor: ~10 square metres total
Based on this standard Kenyan layout, the total area to be tiled is approximately 64 square metres. We use this figure as the specific foundation for the 2-bedroom sample budgets in the sections below.
Tile Prices in Kenya for a Standard 2 Bedroom House
The tiles you choose are the largest expense in your total 2-bedroom budget. The price per square metre varies based on the material, quality, and size. We have organized the options into three common quality tiers to help you understand what your money buys for a house of this size.
Budget Option: Ceramic Tiles
Ceramic tiles are the most affordable option. They typically range from KES 900 to KES 1,200 per square metre. The low price is attractive for a starter home or rental unit, but these tiles have limitations.
Ceramic tiles are less dense and more porous than porcelain. This makes them prone to chipping and absorbing stains. For this reason, we do not recommend them for the high-traffic living room or kitchen of a 2-bedroom family home. They work best for walls or lower-traffic bedroom floors.
Mid-Range Option: Porcelain Tiles
Porcelain tiles are the standard for residential floors in Kenya. They typically cost between KES 1,400 and KES 1,800 per square metre for standard sizes like 60x60cm.
Manufacturers make porcelain from denser clay and fire it at much higher temperatures. This process creates a durable tile that resists scratches and stains. It is virtually waterproof, with a water absorption rate below 0.5%. This makes porcelain the most reliable choice for the busy kitchen, shared bathroom, and living areas of a standard 2-bedroom house.
Premium Option: Large-Format or Polished Porcelain
Premium tiles typically range from KES 2,000 to KES 2,800+ per square metre. These high-end porcelain tiles have additional features that affect the price. This category includes large-format tiles, such as 60x120cm, which create a seamless look in a small 2-bedroom layout. It also includes tiles with a highly polished finish.
These tiles often have "rectified" edges. This means the manufacturer machine-cuts them perfectly to allow for thinner, cleaner grout lines. These tiles offer a luxury aesthetic for your 2-bedroom home but require a higher initial investment.
Labour Costs for Tiling a 2 Bedroom House in Kenya
Labour costs form a significant part of your total 2-bedroom tiling budget. Professional tilers, or fundis, typically use one of two payment models for their services in Kenya. Understanding both models will help you negotiate and budget effectively for your 64 sqm project.
Pricing Per Square Metre
This is the most common method for pricing a tiling job. The tiler charges a set rate for every square metre of tile they install. The current market rate in most major towns ranges from KES 400 to KES 700 per square metre. This price generally includes laying the tiles and grouting them. The rate can be on the higher end if your 2-bedroom layout involves complex patterns like herringbone, requires extensive cutting for small rooms, or involves handling very large tiles.
Pricing by Day Rate
Some tilers prefer to charge a day rate for their labour. The average day rate for a skilled tiler is between KES 1,500 and KES 2,500. This model is more common for smaller repair jobs or renovations where the scope is not clearly defined.
When hiring on a day rate for a full 2-bedroom house, you should agree on the expected duration of the job beforehand. This keeps your budget predictable.
Costs of Other Essential Materials
The tile purchase is not the only material cost for your 2-bedroom project. You need to budget for several other essential items to complete the job correctly. Many homeowners overlook these costs, which leads to an inaccurate initial budget.
Tile Adhesive
You need a quality tile adhesive to fix the tiles to your floor. A standard 25kg bag of quality adhesive typically costs between KES 1,000 and KES 1,500.
One bag covers approximately 5 to 7 square metres. For a 64 sqm 2-bedroom house, you will likely need around 10 to 12 bags depending on the levelness of the floor.
Grout
Grout fills the gaps between the tiles after the tiler lays them. The cost is relatively low. A bag typically costs between KES 500 and KES 800. One or two bags are usually sufficient for the entire floor area of a 2-bedroom house. You can also purchase stain-resistant grout at a slightly higher price. This is a practical investment for the kitchen and bathroom.
Skirting
Skirting is the tile that runs along the bottom of the wall to provide a clean finish. The most cost-effective method involves the tiler cutting skirting pieces from the same floor tiles you purchased. This adds a small amount to your labour cost but is cheaper than buying specialized skirting tiles for the perimeter of your 2-bedroom house.
Surface Preparation (Screeding)
This is a potential extra cost to consider. Tiles require a perfectly flat concrete subfloor. If the floor of your 2-bedroom house is uneven, a mason must first level it with a layer of screed (a sand and cement mixture). The cost for this includes both materials and extra labour. It must be completed before any tiling begins.
Sample Budgets for Total Tiling Cost for a 2-Bedroom House
We can combine the costs of tiles, labour, and materials to create realistic budget estimates specifically for a 2-bedroom home.
The following three scenarios use our standard 2-bedroom house with a total floor area of 64 square metres. For the tile quantity, we included a wastage allowance of approximately 10%. This brings the total purchase to around 70 square metres.
Budget Scenario: A Functional and Affordable Finish
This scenario prioritizes keeping costs low. It assumes using standard-sized ceramic tiles in the bedrooms and basic porcelain tiles in the main living areas.
- Tiles: 70 sqm @ an average of KES 1,100/sqm = KES 77,000
- Labour: 64 sqm @ an average of KES 500/sqm = KES 32,000
- Adhesive & Grout: Approximately 12 bags of adhesive and 2 bags of grout = KES 15,000
Mid-Range Scenario: The Best Balance of Quality and Value
This is the recommended scenario for a modern 2-bedroom family home. It assumes using durable 60x60cm porcelain tiles throughout the entire house. This is an investment in a long-lasting, low-maintenance floor.
- Tiles: 70 sqm @ an average of KES 1,600/sqm = KES 112,000
- Labour: 64 sqm @ an average of KES 500/sqm = KES 32,000
- Adhesive & Grout: Approximately 12 bags of adhesive and 2 bags of grout = KES 15,000
Premium Scenario: A High-End, Luxury Finish
This scenario is for a high-end finish. It assumes the use of large-format (e.g., 60x120cm) or highly polished porcelain tiles. These create a luxurious look for your 2-bedroom home but come with higher costs.
- Tiles: 70 sqm @ an average of KES 2,200/sqm = KES 154,000
- Labour: 64 sqm @ a higher rate of KES 600/sqm (for large tiles) = KES 38,400
- Adhesive & Grout: Using premium adhesive and grout = KES 18,000
Note: These budgets are estimates for a typical 2-bedroom house. Prices vary based on your location in Kenya and your chosen supplier. They do not include the potential cost of screeding an uneven floor.
