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.
Your site
Price It Where You Are
5 acres · 20,234 m² · Peri-urban, edge of town
Homa Bay County
Six Routes Into The Same 5 Acres
Land here runs at KSh 2,980,800 an acre on our model (county index 0.773, land index 0.621). So the freehold is KSh 14,904,000 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 14,904,000 | No rent | KSh 14,904,000 | 100% |
| 99-year leaseThe standard long lease for a serious build. Effectively ownership for the life of the facility. | KSh 13,711,680 | KSh 968,760KSh 80,730 a month | KSh 13,711,680premium KSh 13,711,680 or rent KSh 14,531,400 | 92% |
| 50-year leaseLong enough to fund a stadium or an academy and pay it back twice. | KSh 11,625,120 | KSh 968,760KSh 80,730 a month | KSh 11,625,120premium KSh 11,625,120 or rent KSh 14,531,400 | 78% |
| 15-year leaseThe minimum we will build anything permanent on. Below this, capital cannot be recovered.Cheapest paid route | KSh 5,663,520 | KSh 968,760KSh 80,730 a month | KSh 5,663,520premium KSh 5,663,520 or rent KSh 14,531,400 | 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 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 10 | KSh 1,953,600 | KSh 9,768,000 | No rent | 0.615 | |
| 11 | KSh 2,025,600 | KSh 10,128,000 | No rent | 0.627 | |
| 12 | KSh 2,025,600 | KSh 10,128,000 | No rent | 0.627 | |
| 13 | KSh 2,102,400 | KSh 10,512,000 | No rent | 0.64 | |
| 14 | KSh 2,102,400 | KSh 10,512,000 | No rent | 0.64 | |
| 15 | KSh 2,174,400 | KSh 10,872,000 | No rent | 0.652 | |
| 16 | KSh 2,347,200 | KSh 11,736,000 | No rent | 0.679 | |
| 17 | KSh 2,414,400 | KSh 12,072,000 | No rent | 0.69 | |
| 18 | KSh 2,606,400 | KSh 13,032,000 | No rent | 0.719 | |
| 19 | KSh 2,683,200 | KSh 13,416,000 | No rent | 0.73 | |
| 20 | KSh 2,731,200 | KSh 13,656,000 | No rent | 0.737 | |
| 21 | KSh 2,932,800 | KSh 14,664,000 | No rent | 0.766 | |
| 22 | KSh 2,980,800 | KSh 14,904,000 | No rent | 0.773 | |
| 23 | KSh 3,009,600 | KSh 15,048,000 | No rent | 0.777 | |
| 24 | KSh 3,134,400 | KSh 15,672,000 | No rent | 0.794 | |
| 25 | KSh 3,148,800 | KSh 15,744,000 | No rent | 0.796 | |
| 26 | KSh 3,196,800 | KSh 15,984,000 | No rent | 0.803 | |
| 27 | KSh 3,499,200 | KSh 17,496,000 | No rent | 0.843 | |
| 28 | KSh 3,513,600 | KSh 17,568,000 | No rent | 0.845 | |
| 29 | KSh 3,571,200 | KSh 17,856,000 | No rent | 0.852 | |
| 30 | KSh 3,662,400 | KSh 18,312,000 | No rent | 0.864 | |
| 31 | KSh 3,758,400 | KSh 18,792,000 | No rent | 0.876 | |
| 32 | KSh 3,892,800 | KSh 19,464,000 | No rent | 0.893 | |
| 33 | KSh 3,936,000 | KSh 19,680,000 | No rent | 0.898 | |
| 34 | KSh 3,998,400 | KSh 19,992,000 | No rent | 0.906 | |
| 35 | KSh 4,056,000 | KSh 20,280,000 | No rent | 0.913 | |
| 36 | KSh 4,348,800 | KSh 21,744,000 | No rent | 0.948 | |
| 37 | KSh 4,478,400 | KSh 22,392,000 | No rent | 0.963 | |
| 38 | KSh 4,588,800 | KSh 22,944,000 | No rent | 0.976 | |
| 39 | KSh 4,588,800 | KSh 22,944,000 | No rent | 0.976 | |
| 40 | KSh 5,448,000 | KSh 27,240,000 | No rent | 1.071 | |
| 41 | KSh 6,590,400 | KSh 32,952,000 | No rent | 1.187 | |
| 42 | KSh 8,044,800 | KSh 40,224,000 | No rent | 1.322 | |
| 43 | KSh 8,088,000 | KSh 40,440,000 | No rent | 1.326 | |
| 44 | KSh 8,500,800 | KSh 42,504,000 | No rent | 1.362 | |
| 45 | KSh 14,006,400 | KSh 70,032,000 | No rent | 1.784 | |
| 46 | KSh 15,768,000 | KSh 78,840,000 | No rent | 1.902 | |
| 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.
6 of 9 types carry a market ground rent in Homa Bay
| 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 116,057KSh 9,671 a month | 0.7% | 2% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| Branded 5-a-side centre, six courtsLeisure and hospitality · Public-private partnership | 1.65 acres6,677 m² | KSh 319,691KSh 26,641 a month | 1.3% | 4.5% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| Indoor futsal arena, two courtsLeisure and hospitality · Diaspora or blended | 0.789 acres3,192 m² | KSh 152,870KSh 12,739 a month | 1.4% | 3.9% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| Community 5-a-side courtGrassroots · Diaspora or blended | 0.268 acres1,083 m² | KSh 51,926KSh 4,327 a month | 1.5% | 2.8% | ComfortableThe rent is a normal cost of doing business here. Rent negotiation sheet |
| School and Sunday-league hubGrassroots · Diaspora or blended | 1.058 acres4,280 m² | KSh 204,990KSh 17,082 a month | 1.7% | 2.9% | 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 365,029KSh 30,419 a month | 1.7% | 5.8% | 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 701,576KSh 58,465 a month | 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 |
| National Super League club groundSemi-professional · Public | 3.323 acres13,447 m² | KSh 643,838KSh 53,653 a month | 8.7% | 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 1,091,599KSh 90,967 a month | 9.4% | 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 |
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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Put These Numbers In Front Of A Funder
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File The Exact Plot
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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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Counties with a pin
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Counties still open
47
Counties with land filed
Nothing filed yet. The first plot on this map is the one filed above.
Still open: 47 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.