By Benard Onyango

Benard is the CEO and founder of Marble Engineering, the leading design and build company for residential and commercial construction in Kenya.

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Bedsitter apartments in Rongai are in high demand, especially among students from Multimedia University, Catholic University of East Africa (CUEA), and Nazarene University. However, not all designs succeed in attracting long-term tenants. A well-designed bedsitter must be spacious, well-ventilated, and practical for daily living while also being cost-effective for developers.

For landlords and developers, the challenge isn’t just constructing any bedsitter—it’s designing the right kind that meets tenant expectations while remaining affordable and profitable. This guide will explore practical design principles, modern layouts, and location-specific solutions to ensure maximum occupancy and high rental returns in Rongai.

Best bedsitter apartment designs for Nairobi suburbs

The best bedsitter apartments in Nairobi suburbs focus on maximizing space without feeling cramped. In Rongai, where students and young professionals make up most of the rental market, a good bedsitter must prioritize functionality, privacy, and ventilation.

A well-zoned layout is essential. The cooking area should be separate from the sleeping space to minimize fire hazards and food smells. A smart solution is an L-shaped kitchenette positioned near the entrance, leaving enough space for a bed and study desk near the window. Unlike older designs where everything is squeezed into one corner, modern bedsitters create a clear flow between living zones.

Ventilation is another critical factor. Many bedsitters in Rongai suffer from poor air circulation, leading to excessive heat, especially in upper-floor units. Large windows on opposite walls and ventilation blocks above doors ensure proper airflow. Adding a small balcony or French doors further improves natural lighting and prevents stuffiness.

Bathroom placement also matters. The ideal location is a corner near the entrance to avoid interference with the main living space. A sliding door instead of a traditional swing door helps save space, while a compact shower cubicle is preferred over traditional bathtubs that waste space.

Read Also: Meeting Kenya’s Housing Needs: A Comprehensive Guide to Apartment Building Plans

How to optimize space in small rental units in Rongai

Space optimization is not just about reducing clutter—it’s about smart layouts that make small areas feel bigger. Rongai tenants, especially students from CUEA and Multimedia University, need space for a bed, a study desk, and basic storage. A well-planned bedsitter should allow for easy movement without feeling squeezed.

One of the best ways to achieve this is by using an open-plan design. The kitchen should be positioned along one wall, leaving the rest of the space open for flexible furniture arrangements. Raised kitchen counters with storage underneath maximize utility without taking up too much floor space.

Another effective strategy is multi-purpose surfaces. Installing a built-in study desk that also serves as a dining area reduces the need for excess furniture. Wall-mounted storage shelves also free up floor space while keeping the unit organized.

Ceiling height is often overlooked but plays a huge role in perceived space. A bedsitter with a high ceiling (3 meters or more) feels larger and allows for better ventilation. Lofted storage compartments above the bathroom and kitchen further optimize space.

Lighting also influences space perception. Natural light should be maximized with large windows positioned towards the main source of daylight. Where privacy is a concern, frosted glass windows or louvered vents allow light while maintaining discretion.

High-demand rental features for bedsitters in Nairobi

For an apartment to stay fully occupied, it must offer features that tenants prioritize. In Nairobi, and specifically Rongai, these features go beyond just affordability—they must ensure comfort, safety, and convenience.

A constant water supply is the number one concern. Many parts of Rongai experience water shortages, so buildings with boreholes and water purification systems have a major advantage. Apartments that guarantee reliable water access can command higher rent and retain tenants longer.

Proper sewage and drainage systems are equally important. Many landlords neglect proper septic tank placement, leading to frequent overflows and unpleasant smells. A well-designed septic system should be positioned at least 15 meters from the main building with a proper emptiable chamber to prevent backups.

Security also determines whether a bedsitter stays occupied. CCTV surveillance, controlled gate access, and well-lit corridors make tenants feel safer. Many students and young professionals in Rongai return home late, so 24/7 security is a strong selling point.

Finally, spacious staircases and corridors are often ignored but make a huge difference. Many tenants struggle to move in because of narrow, poorly designed staircases. A minimum width of 1.2 meters ensures ease of movement, especially for those carrying furniture.

Read Also: 11 Secrets Why People Love Bungalow House Designs in Nairobi

How to price bedsitter apartments in Ongata Rongai

Pricing a bedsitter correctly in Ongata Rongai is a balance between market demand and construction costs. Charge too high, and tenants will move elsewhere. Charge too low, and the investment becomes unprofitable.

The standard rental range for bedsitters in Rongai is Ksh 8,000 – Ksh 12,000, depending on factors like proximity to universities, access to water, and overall build quality. Apartments near Multimedia University and Nazarene University can command higher rent, while those in less developed areas like Tuala or Rimpa must stay on the lower end.

Quality construction also influences pricing. Bedsitters with tiled floors, modern bathrooms, and built-in kitchen cabinets justify a rent increase of at least Ksh 1,500 – Ksh 2,000 compared to unfinished or poorly built units.

Additional amenities such as borehole water, high-speed internet, and security guards can add Ksh 500 – Ksh 1,000 to the rental price. However, landlords should ensure that these costs don’t exceed tenant budgets.

To maintain stable pricing, developers should reduce unnecessary costs by using cost-effective but durable materials, optimizing layout efficiency, and minimizing wasted space in construction.

Best locations to build affordable rental units in Rongai

Not all areas in Rongai offer the same profitability for rental apartments. Selecting the right location is crucial to ensuring high occupancy and good rental income.

1. Near Universities – Apartments within a 1km radius of Multimedia University, Nazarene University, and CUEA attract students who prefer short commutes. These areas have high demand, allowing for slightly higher rent.
2. Rimpa and Maasai Lodge Road – These areas are growing fast and offer affordable land prices, making them ideal for developers targeting middle-income tenants. Good road access and proximity to Galleria Mall and Karen shopping centers also add value.
3. Tuala and Kware – Land here is cheaper, but infrastructure is still developing. Developers should invest in borehole water and proper drainage to attract tenants.

Developers should also consider future road expansion projects, access to public transport, and proximity to grocery stores, hospitals, and shopping centers before selecting a site.

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Why students and young professionals prefer bedsitters in and near Nairobi

Students and young professionals prefer bedsitters in Nairobi because they offer affordable privacy, easy maintenance, and a central location near schools and workplaces.

Unlike shared hostels or one-bedroom apartments, bedsitters give independent living space without the cost burden of larger units. Most students from CUEA, Nazarene University, and Multimedia University prefer self-contained units to avoid sharing bathrooms and kitchens.

Affordability is another key factor. With rents ranging between Ksh 8,000 – Ksh 12,000, bedsitters remain within the budget of most students and entry-level professionals.

Finally, proximity to schools, fast internet, and reliable water supply make bedsitters more attractive. Developers who invest in these features can ensure their apartments stay fully occupied year-round.

Looking to construct residential apartments in Rongai? Work with the best design and build company in Nairobi.  Choose Marble Engineering.  Contact us to get started.