Site appraisal
One Plot, One Indicative Scenario
4.893 acres in Kisumu, peri-urban, edge of town, read as a branded 5-a-side centre, six courts. Everything below is an indicative scenario modelled from this county's own wages, prices and population, and from the published pitch standards. It is football-development research, not professional advice, and a registered valuer, licensed surveyor, advocate and quantity surveyor replace every figure in it.
Research estimate, not a valuation. Any real decision needs a surveyor and a registered valuer.
Your plot
Describe The Land
4.893 acres · 19,800 m² · Peri-urban, edge of town
The headline
Is It Worth More Than It Costs
Land, day one
KSh 40,578,862
Build and fees
KSh 98,009,107
Total cost
KSh 138,587,969
Value when trading
KSh 78,924,229
Surplus on cost
KSh -59,663,740 · -43.1%
On these numbers the finished facility is worth less than it costs to make. It is a public or philanthropic project, not a commercial one — which is the honest answer for most of the professional and national tiers.
Drawn to scale
What Fits On It
The plot is big enough for this facility as modelled. Both orientations are tried, the run-off is kept on all four sides, and the leftover strip is reported rather than built on — it is where parking, changing rooms and access go.
21 x 5-a-side pitch in a 7 x 3 grid · 2,664 m² left for parking, changing rooms and access
| Format | Playing size | Fenced footprint | Fits on this plot | Grid |
|---|---|---|---|---|
| Futsal court | 40 x 20 m | 44 x 24 m | 16 | 4 x 4 |
| 5-a-side pitch | 30 x 20 m | 34 x 24 m | 21 | 7 x 3 |
| 7-a-side pitch | 40 x 30 m | 46 x 36 m | 10 | 5 x 2 |
| 9-a-side pitch | 73 x 46 m | 79 x 52 m | 4 | 2 x 2 |
| 11-a-side pitch, youth | 91 x 55 m | 97 x 61 m | 2 | 2 x 1 |
| 11-a-side pitch, adult | 105 x 68 m | 111 x 74 m | 1 | 1 x 1 |
The land
Every Route Priced
The business
Build, Trade, Pay The Rent
The rent is a normal cost of doing business here.
How this is worked out
The Method, Attached
- Land is priced from the county's own cost index (1.406) on our published land model, and the day-one figure is whichever route is chosen — here the 99-year lease.
- The build is the facility planner's capex for this type at this county's cost index, plus 12.0% for design, supervision, statutory approvals and contingency.
- Income and operating profit are the planner's own figures on this county's living wage, 15-34 population and utility prices.
- Development value capitalises the operating profit at a 14.0% exit yield — the return a buyer of a trading Kenyan leisure asset would want. Profit on cost is the surplus over land, build and fees.