Own It, Lease It Or Share It
Six Ways Into The Same Acre
Not everything has to be a sale. The same ground can be bought outright, leased for 99, 50 or 15 years, or brought in for a share of the revenue or as a public-interest grant of use. Each route changes what the project has to raise on day one and what it pays every year after. Priced here from the county's own economy, side by side, so the cheapest way in is visible.
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Price It Where You Are
5 acres · 20,234 m² · Peri-urban, edge of town
Elgeyo Marakwet County
Six Routes Into The Same 5 Acres
Land here runs at KSh 2,515,200 an acre on our model (county index 0.705, land index 0.524). So the freehold is KSh 12,576,000 and ground rent is charged at 6.5% of that a year. The cheapest paid way in over 15 years is the 15-year lease.
| Route | Day one | Rent a year | Cheapest over 15 years | Share of freehold |
|---|---|---|---|---|
| Freehold purchaseYou buy it. No rent, no reversion, the highest price. | KSh 12,576,000 | No rent | KSh 12,576,000 | 100% |
| 99-year leaseThe standard long lease for a serious build. Effectively ownership for the life of the facility. | KSh 11,569,920 | KSh 817,440KSh 68,120 a month | KSh 11,569,920premium KSh 11,569,920 or rent KSh 12,261,600 | 92% |
| 50-year leaseLong enough to fund a stadium or an academy and pay it back twice. | KSh 9,809,280 | KSh 817,440KSh 68,120 a month | KSh 9,809,280premium KSh 9,809,280 or rent KSh 12,261,600 | 78% |
| 15-year leaseThe minimum we will build anything permanent on. Below this, capital cannot be recovered.Cheapest paid route | KSh 4,778,880 | KSh 817,440KSh 68,120 a month | KSh 4,778,880premium KSh 4,778,880 or rent KSh 12,261,600 | 38% |
| Revenue share, no rentThe owner takes an agreed share of gate, hire and sponsorship instead of rent. | Nothing | No rent | Nothing | 0% |
| Donated or public-interest grant of useCounty, school or community land granted for the purpose, with no rent and a use covenant. | Nothing | No rent | Nothing | 0% |
All 47 counties
Where The Same Acre Costs Least
Cheapest Tana River · dearest Nairobi
The same 5.0 acres, the same route, all 47 counties, ranked by what has to be raised on day one. Cheap land and a workable project are not the same thing — travel time, population and the local economy decide whether a ground gets used — but this is where the money goes furthest.
| # | County | Per acre | Day one | Rent a year | Cost index |
|---|---|---|---|---|---|
| 01 | KSh 1,809,600 | KSh 9,048,000 | No rent | 0.59 | |
| 02 | KSh 1,809,600 | KSh 9,048,000 | No rent | 0.59 | |
| 03 | KSh 1,876,800 | KSh 9,384,000 | No rent | 0.602 | |
| 04 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 05 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 06 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 07 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 08 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 09 | KSh 1,958,400 | KSh 9,792,000 | No rent | 0.616 | |
| 10 | KSh 2,102,400 | KSh 10,512,000 | No rent | 0.64 | |
| 11 | KSh 2,102,400 | KSh 10,512,000 | No rent | 0.64 | |
| 12 | KSh 2,121,600 | KSh 10,608,000 | No rent | 0.643 | |
| 13 | KSh 2,164,800 | KSh 10,824,000 | No rent | 0.65 | |
| 14 | KSh 2,347,200 | KSh 11,736,000 | No rent | 0.679 | |
| 15 | KSh 2,409,600 | KSh 12,048,000 | No rent | 0.689 | |
| 16 | KSh 2,462,400 | KSh 12,312,000 | No rent | 0.697 | |
| 17 | KSh 2,486,400 | KSh 12,432,000 | No rent | 0.701 | |
| 18 | KSh 2,515,200 | KSh 12,576,000 | No rent | 0.705 | |
| 19 | KSh 2,553,600 | KSh 12,768,000 | No rent | 0.711 | |
| 20 | KSh 2,692,800 | KSh 13,464,000 | No rent | 0.732 | |
| 21 | KSh 2,827,200 | KSh 14,136,000 | No rent | 0.751 | |
| 22 | KSh 2,980,800 | KSh 14,904,000 | No rent | 0.773 | |
| 23 | KSh 2,995,200 | KSh 14,976,000 | No rent | 0.775 | |
| 24 | KSh 3,009,600 | KSh 15,048,000 | No rent | 0.777 | |
| 25 | KSh 3,105,600 | KSh 15,528,000 | No rent | 0.79 | |
| 26 | KSh 3,148,800 | KSh 15,744,000 | No rent | 0.796 | |
| 27 | KSh 3,259,200 | KSh 16,296,000 | No rent | 0.811 | |
| 28 | KSh 3,513,600 | KSh 17,568,000 | No rent | 0.845 | |
| 29 | KSh 3,537,600 | KSh 17,688,000 | No rent | 0.848 | |
| 30 | KSh 3,571,200 | KSh 17,856,000 | No rent | 0.852 | |
| 31 | KSh 3,571,200 | KSh 17,856,000 | No rent | 0.852 | |
| 32 | KSh 4,056,000 | KSh 20,280,000 | No rent | 0.913 | |
| 33 | KSh 4,065,600 | KSh 20,328,000 | No rent | 0.914 | |
| 34 | KSh 4,123,200 | KSh 20,616,000 | No rent | 0.921 | |
| 35 | KSh 4,348,800 | KSh 21,744,000 | No rent | 0.948 | |
| 36 | KSh 4,435,200 | KSh 22,176,000 | No rent | 0.958 | |
| 37 | KSh 4,588,800 | KSh 22,944,000 | No rent | 0.976 | |
| 38 | KSh 4,780,800 | KSh 23,904,000 | No rent | 0.998 | |
| 39 | KSh 4,996,800 | KSh 24,984,000 | No rent | 1.022 | |
| 40 | KSh 5,448,000 | KSh 27,240,000 | No rent | 1.071 | |
| 41 | KSh 6,734,400 | KSh 33,672,000 | No rent | 1.201 | |
| 42 | KSh 7,017,600 | KSh 35,088,000 | No rent | 1.228 | |
| 43 | KSh 8,246,400 | KSh 41,232,000 | No rent | 1.34 | |
| 44 | KSh 8,688,000 | KSh 43,440,000 | No rent | 1.378 | |
| 45 | KSh 14,697,600 | KSh 73,488,000 | No rent | 1.831 | |
| 46 | KSh 17,064,000 | KSh 85,320,000 | No rent | 1.985 | |
| 47 | KSh 22,588,800 | KSh 112,944,000 | No rent | 2.31 |
Can the facility pay for it
Can It Carry The Rent
The ground rent is not the question. The share of the takings it eats is. Each facility type is modelled on its own land requirement in this county, and the rent our land model charges for that acreage is set against the income and the operating profit the facility itself would earn — both measured before any land cost, so nothing is counted twice.
2 of 9 types carry a market ground rent in Elgeyo Marakwet
| Facility type | Land it needs | Rent a year | Share of income | Share of profit | Verdict |
|---|---|---|---|---|---|
| Stacked 5-a-side deck, four courts on two levelsLeisure and hospitality · Diaspora or blended | 0.599 acres2,426 m² | KSh 97,929KSh 8,161 a month | 1.3% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| Branded 5-a-side centre, six courtsLeisure and hospitality · Public-private partnership | 1.65 acres6,677 m² | KSh 269,755KSh 22,480 a month | 2.4% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| Indoor futsal arena, two courtsLeisure and hospitality · Diaspora or blended | 0.789 acres3,192 m² | KSh 128,992KSh 10,749 a month | 2.6% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| Community 5-a-side courtGrassroots · Diaspora or blended | 0.268 acres1,083 m² | KSh 43,815KSh 3,651 a month | 2.8% | 18.6% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| 7-a-side centre, three pitchesLeisure and hospitality · Public-private partnership | 1.884 acres7,625 m² | KSh 308,011KSh 25,668 a month | 3.1% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| School and Sunday-league hubGrassroots · Diaspora or blended | 1.058 acres4,280 m² | KSh 172,970KSh 14,414 a month | 3.2% | 12.1% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| Youth development groundGrassroots · Diaspora or blended | 3.621 acres14,655 m² | KSh 591,990KSh 49,332 a month | 11.1% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| National Super League club groundSemi-professional · Public | 3.323 acres13,447 m² | KSh 543,271KSh 45,273 a month | 15.9% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
| Premier League standard groundProfessional · Public | 5.634 acres22,800 m² | KSh 921,091KSh 76,758 a month | 17.3% | No profit to take it from | Subsidised whatever the rentThis type does not cover its own costs from hire income, so the land has to come free or nominal. Rent negotiation sheet |
Ground rent is the commercial yield on our modelled land value for the acreage that facility type needs, at the location chosen. Income and operating profit come from the facility planner on the same county's living wage, 15-34 population and utility prices, with the land line removed so the rent is not charged twice, and restated at the live exchange rate so they match the planner exactly. Anything above a quarter of net income is treated as unaffordable at market rent.
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The pin map
Where The Land Has Been Offered
Every plot filed from this page and every proposal filed through the application, county by county, with nothing that identifies the person who filed it. The empty counties are the whole point: land nobody has put forward yet is where a first mover has no competition.
Plots and proposals filed
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1 of 47
Counties still open
46
Counties with land filed
Still open: 46 counties — Mombasa, Kwale, Kilifi, Tana River, Lamu, Taita Taveta, Garissa, Wajir, Mandera, Marsabit and more
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How this is worked out
The Method, Attached
Every column starts from KSh 4,800,000 an acre for serviced peri-urban land, moved by the county's own cost index raised to 1.85 and by the location factor. Ground rent is the commercial ground yield for that location. A lease premium is the Kenyan convention for the term — 92.0% of freehold at 99 years, 78.0% at 50, 38.0% at 15 — cross-checked by capitalising the rent at 9.0%. A lease is paid either as the premium or as the annual rent, never both, so the 15-year column shows whichever of the two costs less.
A planning estimate from public county data, not a valuation. A registered valuer's report, a search at the land registry and the county's own rates replace it before anything is signed.