Facilities, funding and running costs
What To Build, Who It Serves, What It Earns
Nine facility types, from one community court to a Premier League standard ground, including stacked decks for cities above a million people. Pick a county and a funding route and the model prices it off that county’s own living wage, rent, water and electricity tariffs and its youth population — not a London price list.
KSKF Model Output Modelled from Powerleague’s published operating economics and re-priced for Kenya. Estimates to be argued with, not a bankable model.
What you would build
Pick The Facility
9 facilities across every level · tap one to price it
Community 5-a-side court
One fenced, floodlit court in a ward, run by a school, church or community group. The unit the county rollout is costed in.
Used for: School PE, sub-county league, girls' sessions, evening community hire.
Grassroots: School children, Sunday league, county league and sub-county football. Participation first: the base of the pyramid, and where the FKF County League (48 counties) and Sub-County League (290 sub-branches) are actually played.
Public-private partnership funding: The county provides the land, a private operator builds and runs it, and the county takes a share of income and guaranteed community hours.
Build cost
$49,070
KSh 6,351,998 · cost index 1.322x
Net trading income, year
KSh 4,694,024
Peak hire KSh 2,039 an hour · demand index 1.35
EBITDA, year
KSh 1,644,928
35% margin
Years to match the build cost
3.9 yrs
25.9% operating surplus, share of build cost
This should be able to carry itself. Judge it on the years to recover the outlay and on operating surplus as a share of build cost — illustrative, on stated assumptions.
Capital cost
Trading income, year one
Running cost, year
Kisumu in this model
- Cost index
- 1.322x
- Aged 15 to 34
- 412,540
- School age (5-19)
- 385,962
- Land needed
- 1,083 m² (0.27 ac)
Hire income is scaled by the county's own 15-34 population against a 250,000 reference. A county with fewer young people fills fewer slots, whatever it charges.
Benchmark: Powerleague, FY23 audited and FY24 investor pack
- 368 pitches over 42 clubs: 288 five-a-side at 20 x 30 m and 80 seven-a-side at 30 x 40 m.
- £38.4m revenue, 82% gross margin, £6.7m normalised EBITDA (17.4%), £13.0m before head office.
- £1.24m to £1.55m capex per new UK site, £0.25m per added pitch, $1.5m to $2.0m per US site.
- 25% to 30% operating surplus against build cost on new openings, 81% super-peak utilisation, 75% repeat bookings.
We keep their structure — peak-led utilisation, a large off-pitch income share and operating surplus against build cost as the test — and re-price every line to the county: living wage, rent, water and electricity tariffs, and the county's own youth population.
How the model works
- Hire is priced at 9% of one county day's living wage per player per hour, so a Nairobi slot prices higher than a Wajir slot without us setting either by hand. Prices follow the county cost index at 60% — a market cannot charge the full premium its costs imply.
- Hours and how full they run are set by the surface: a court trades 5 peak hours at 78% and 9 off-peak at 22%; a 7-a-side pitch 4 at 70% and 8 at 20%; a grass 11-a-side pitch only 3 at 45% and 4 at 12%. Off-peak is charged at 60% of peak, over 360 days.
- Gate receipts, broadcast money and league distributions are excluded. A professional or national ground is not a hire business, so read those rows as the trading floor beneath the football income, not the whole picture.
- Off-pitch income (food, drink, functions, sponsorship) runs at 28% of hire for a leisure venue and 8% elsewhere, against Powerleague's own split.
- VAT at 16% is stripped out; corporation tax at 30% is shown after EBITDA. Wages carry 12% statutory on-costs.
- Public and diaspora routes carry no land cost and a capital grant, so covering the build cost is not the test — participation is. A PPP pays the county 15% of net income.
- Everything here is a KSKF estimate published to be argued with. It is not a quotation, a tender or a bankable model.
Kenya's pyramid: the FKF Premier League (run as the SportPesa League) at tier one, the National Super League at tier two, FKF Division One at tier three in four zones of sixteen, Division Two below that, then the Regional League, the County League across 48 counties and the Sub-County League across 290 sub-branches.
All 47 counties, ranked
Where This Pays Best
Community 5-a-side court, public-private partnership funded, modelled in all 47 counties and ranked by operating surplus as a share of build cost. Nothing is weighted towards the Priority 18 — they are simply marked so you can see how often they come out on top.
Ranked purely on operating surplus as a share of build cost, 14 of the top eighteen counties for this facility are already in the Priority 18. The list was drawn on population, county GDP and league football, not on this model — so the overlap is a check on both, not a coincidence.
| # | County | Cost index | Aged 15-34 | Build | EBITDA | Margin | Yrs to match cost | Surplus share |
|---|---|---|---|---|---|---|---|---|
| 01 | NairobiPriority 18 | 2.31x | 1,569,755 | $64,320 | KSh 2,465,387 | 35.1% | 3.4 yrs | 29.6% |
| 02 | MombasaPriority 18 | 1.902x | 431,375 | $58,022 | KSh 2,126,578 | 35.1% | 3.5 yrs | 28.3% |
| 03 | KiambuPriority 18 | 1.784x | 863,131 | $56,201 | KSh 2,028,585 | 35.1% | 3.6 yrs | 27.9% |
| 04 | Kisii | 1.362x | 452,269 | $49,687 | KSh 1,678,147 | 35% | 3.8 yrs | 26.1% |
| 05 | KisumuPriority 18 | 1.322x | 412,540 | $49,070 | KSh 1,644,928 | 35% | 3.9 yrs | 25.9% |
| 06 | KakamegaPriority 18 | 1.071x | 666,726 | $45,196 | KSh 1,436,490 | 35% | 4.1 yrs | 24.6% |
| 07 | BungomaPriority 18 | 0.976x | 596,393 | $43,730 | KSh 1,357,597 | 35% | 4.2 yrs | 24% |
| 08 | Uasin GishuPriority 18 | 0.976x | 415,257 | $43,730 | KSh 1,357,597 | 35% | 4.2 yrs | 24% |
| 09 | NakuruPriority 18 | 0.963x | 771,906 | $43,529 | KSh 1,346,803 | 35% | 4.2 yrs | 23.9% |
| 10 | MachakosPriority 18 | 0.906x | 507,630 | $42,649 | KSh 1,299,471 | 35% | 4.2 yrs | 23.5% |
| 11 | Murang'aPriority 18 | 0.898x | 377,220 | $42,526 | KSh 1,292,825 | 35% | 4.3 yrs | 23.5% |
| 12 | KajiadoPriority 18 | 0.852x | 399,069 | $41,816 | KSh 1,254,624 | 35% | 4.3 yrs | 23.2% |
| 13 | MigoriPriority 18 | 0.845x | 398,568 | $41,708 | KSh 1,248,811 | 35% | 4.3 yrs | 23.1% |
| 14 | Trans Nzoia | 0.843x | 353,552 | $41,677 | KSh 1,247,152 | 35% | 4.3 yrs | 23.1% |
| 15 | MeruPriority 18 | 0.803x | 551,820 | $41,059 | KSh 1,213,939 | 35% | 4.4 yrs | 22.8% |
| 16 | Siaya | 0.796x | 354,566 | $40,951 | KSh 1,208,124 | 35% | 4.4 yrs | 22.8% |
| 17 | KilifiPriority 18 | 0.777x | 519,002 | $40,658 | KSh 1,192,345 | 35% | 4.4 yrs | 22.7% |
| 18 | Homa Bay | 0.773x | 404,106 | $40,596 | KSh 1,189,025 | 35% | 4.4 yrs | 22.6% |
| 19 | NarokPriority 18 | 0.737x | 413,361 | $40,041 | KSh 1,159,125 | 35% | 4.5 yrs | 22.4% |
| 20 | Kericho | 0.913x | 321,934 | $42,757 | KSh 1,183,184 | 33.3% | 4.7 yrs | 21.4% |
| 21 | KituiPriority 18 | 0.615x | 405,619 | $38,158 | KSh 1,057,814 | 35% | 4.7 yrs | 21.4% |
| 22 | Makueni | 0.615x | 352,592 | $38,158 | KSh 1,057,814 | 35% | 4.7 yrs | 21.4% |
| 23 | BusiaPriority 18 | 0.948x | 319,044 | $43,297 | KSh 1,186,375 | 32.9% | 4.7 yrs | 21.2% |
| 24 | Turkana | 0.615x | 330,930 | $38,158 | KSh 1,016,000 | 34.3% | 4.9 yrs | 20.6% |
| 25 | Nandi | 0.766x | 316,199 | $40,488 | KSh 1,031,677 | 32.6% | 5.1 yrs | 19.7% |
| 26 | Bomet | 0.794x | 312,621 | $40,920 | KSh 1,026,016 | 32.1% | 5.2 yrs | 19.4% |
| 27 | Kwale | 0.679x | 309,455 | $39,145 | KSh 923,570 | 31.7% | 5.5 yrs | 18.2% |
| 28 | Mandera | 0.615x | 309,682 | $38,158 | KSh 880,775 | 31.7% | 5.6 yrs | 17.8% |
| 29 | Garissa | 0.64x | 300,363 | $38,543 | KSh 837,623 | 30.5% | 6 yrs | 16.8% |
| 30 | Nyeri | 0.864x | 271,022 | $42,001 | KSh 759,318 | 26.2% | 7.2 yrs | 14% |
| 31 | Wajir | 0.615x | 278,911 | $38,158 | KSh 684,943 | 27.4% | 7.2 yrs | 13.9% |
| 32 | Baringo | 0.615x | 238,034 | $38,158 | KSh 424,794 | 19.9% | 11.6 yrs | 8.6% |
| 33 | Nyandarua | 0.876x | 227,869 | $42,186 | KSh 434,762 | 17.7% | 12.6 yrs | 8% |
| 34 | Nyamira | 1.187x | 216,191 | $46,986 | KSh 416,234 | 14.9% | 14.6 yrs | 6.8% |
| 35 | Kirinyaga | 0.893x | 217,917 | $42,448 | KSh 362,552 | 15.3% | 15.2 yrs | 6.6% |
| 36 | West Pokot | 0.59x | 221,783 | $37,772 | KSh 314,974 | 16.2% | 15.5 yrs | 6.4% |
| 37 | Vihiga | 1.326x | 210,635 | $49,132 | KSh 392,957 | 13.4% | 16.2 yrs | 6.2% |
| 38 | Embu | 0.69x | 217,270 | $39,315 | KSh 310,157 | 15% | 16.4 yrs | 6.1% |
| 39 | Laikipia | 0.719x | 185,126 | $39,763 | KSh 95,754 | 5.3% | 53.8 yrs | 1.9% |
| 40 | Marsabit | 0.615x | 164,143 | $38,158 | KSh -45,463 | -3.1% | — | -0.9% |
| 41 | Elgeyo Marakwet | 0.627x | 162,249 | $38,343 | KSh -57,994 | -4% | — | -1.2% |
| 42 | Tharaka Nithi | 0.627x | 140,364 | $38,343 | KSh -198,577 | -15.6% | — | -4% |
| 43 | Taita TavetaPriority 18 | 0.652x | 121,620 | $38,729 | KSh -325,025 | -29% | — | -6.5% |
| 44 | Tana River | 0.59x | 112,792 | $37,772 | KSh -365,136 | -36.8% | — | -7.5% |
| 45 | Samburu | 0.602x | 110,787 | $37,957 | KSh -381,191 | -38.8% | — | -7.8% |
| 46 | Isiolo | 0.64x | 95,677 | $38,543 | KSh -490,448 | -56.1% | — | -9.8% |
| 47 | Lamu | 0.73x | 51,379 | $39,933 | KSh -831,001 | -165.6% | — | -16.1% |
Site layout planner
Draw What Fits On Your Plot
Enter the length and width of the land. The planner tries both orientations, keeps the run-off on every side and draws the best fit it can find.
- Pitches that fit
- 10
- Orientation
- Turned sideways
- Plot area
- 8,400 m²
- Left over
- 240 m²
Each block is 34 x 24 m — the 30 x 20 m playing area plus a 2 m run-off on all four sides. Dashed line is your plot boundary. The planner does not know about slope, access, drainage or where the changing rooms go.