HassConsult is committed to the quarterly publication of The Hass Property Index. This has proven over the last decade to be an important tool providing investors, home owners, the financial industry and consumers with current and historical information about house price inflation- allowing them to make informed decisions in the housing market, in order to enjoy the best possible returns. We believe the index has also helped us all to understand far better the Kenyan real estate market, the urban residential market - and by extension, some of the dynamics within the Kenyan economy. In our experience, the best decisions are made with the clearest possible information. It is by working to flag within the market what is rising, and what falling, that we can do the most in ensuring funds are directed towards the properties that are currently most needed and most sought, particularly making the case for more affordable housing which is trending and now widely available.

Hass Composite Sales & Lettings Indices

Introduced as at Quarter 3 2010, The Hass Index Series of products replaced its earlier published indices by virtue of this time going back a full 10 years, from December 2000, to bring it fully in line with international property data standards. It has been broken out into 4 categories for Sale and Let respectively, based on Asking Prices: - All Properties, Detached Houses, Semi-detached Houses and Apartments. Number of Bedrooms has also been grouped to give a clearer breakdown of the differences in housing stock available in the market place. The indices, as at Quarter 3 2017 have been calculated (rolling monthly annual averages) from over 199,700 Kenyan property observations in the public domain, along with Hass’s internal records. Of that 163,000 records passed the validation procedures (81.6 per cent), 29,000 records were deemed duplicates (14.5 per cent) and 7,700 records as outliers. Thus, the results are based on only verified Kenyan nationwide property observations with the process, calculations and statistical advice validated by an experienced data analyst.

Land Composite Index

Introduced as at Quarter 4 2014, The Hass Land Index, from December 2007 has been published, based on average asking price per acre: - Nairobi-18 Suburbs Composite - Donholm, Eastleigh, Gigiri, Karen, Kileleshwa, Kilimani, Kitisuru, Langata, Lavington, Loresho, Muthaiga, Nyari Estate, Parklands, Ridgeways, Spring Valley, Upperhill and Westlands respectively. Nairobi Satellite-14 Town Composite – Athi River, Juja Town, Kiambu Town, Kitengela, Limuru, Mlolongo, Ngong Town, Ongata Rongai, Ruaka, Ruiru, Syokimau, Thika Town and Tigoni respectively. The Indices, as at Quarter 3 2017 have been calculated (rolling quarterly annual averages per acre) from over 58,000 Kenyan land observations and follow similar rigorous validation procedures as the Hass Composite Sales and Lettings Indices detailed previously.

Nairobi-18 Suburb and Nairobi Satellite-14 Town Indices

Introduced as at Quarter 3 2015, The Nairobi-18 Suburbs and Nairobi Satellite-14 Town Indices compliment the Hass Land Index, using the same suburbs and towns to form the 2 composites Indices. They are based on Asking Prices: - All properties, Houses Only (Detached Houses and Semi-detached Houses grouped together) and Apartments.

Special Reports

The Hass Index Team has authored special reports with industry specialists in the different sectors including Stanlib, Kenya Private Developers Association, The Property Show and The Mortgage Company.

The Hass Property Index Methodology

HassConsult has been a market leader in the Kenyan Real Estate sector for several years and decided to pass on this expertise to the public in the form of publishing trending house prices. It has employed best statistical practice to ensure that the different mixture of properties sold in each quarter does not give a false impression of the actual change in house prices. The quarterly figure measures the mix adjusted average house price for middle and upper sections of the market only in Kenya for 3 types of home only (Detached Houses, Semi-detached Houses and Apartments). The purpose of mix adjustment is to simply isolate pure prices changes.


The majority of house price information is derived from sources in the public domain, and drawn from Hass own data, more than 30 other estate agencies in Nairobi, several online property portals, social media, newspapers and magazines. Many different data sources have allowed the development of the Composite Price series which is the Average Offer Price of all properties listed of the relevant property type in the 3 months prior to the end of the relevant quarter.


HassConsult price series utilize only residential property information. Properties that are not typical and may distort the series are also removed from the data set, nearly 4 per cent. The most significant exclusion is of properties where ‘development potential’ is factored into the pricing, being older properties with land of more than half an acre where zoning permits further development. The property index excludes properties where prices contain a development potential premium. However, this is not an issue with Lettings which include all property types. Exact Match duplicated are also removed. As data collection increased over time, reaching more sources, the number of duplicates has risen, to nearly 15 per cent, which is to be expected.

Archived Reports