Trying to decide between a bedsitter vs studio vs one bedroom? The names sound simple, but landlords use them loosely, and the rent gap between them can be thousands of shillings a month. This guide shows what each one usually gives you, what they cost on ISHI Homes right now, and who each one suits.
Quick answer
- Bedsitter: one room where you sleep, sit and cook, with your own bathroom. The cheapest self-contained option.
- Studio: usually a bigger, more modern bedsitter, often with a better kitchen area. Still one main room.
- One bedroom: a separate bedroom, a living room, a kitchen and a bathroom. More space and privacy, but a higher rent and a bigger move-in cost.
What each house type really means
Bedsitter
A bedsitter is one room that works as bedroom, sitting room and kitchen. It is "self-contained", which means the toilet and shower are inside your unit, not shared.
- Kitchen: often just a corner with a sink and a small counter. Some have a short wall or half-partition.
- Bathroom: one small room with toilet and shower together.
- Space: enough for a bed, a small seat and a cooker. Storage is usually tight.
Do not confuse it with a "single room", which often has a shared toilet and bathroom outside.
Studio
In Nairobi, "studio" usually means a newer or larger bedsitter. It is still one main room, but you may get:
- A clearer kitchen area, sometimes with cabinets or a kitchenette (a small, built-in kitchen).
- A bigger floor space, sometimes room for a small dining table.
- A balcony or better finishes in newer apartment blocks.
The name is not a legal standard. Some landlords call an ordinary bedsitter a "studio" to ask for more rent. Judge the house by what you see, not by the word in the advert.
One bedroom
A one bedroom has a separate bedroom with a door, plus a living room.
- Kitchen: either a separate room or an open kitchen joined to the living room.
- Bathroom: usually one, shared by the household. Some newer units have the bathroom inside the bedroom (called "en-suite").
- Space: room for visitors, a sofa, a table and proper storage.
Side by side: layout and set-up
| Bedsitter | Studio | One bedroom | |
|---|---|---|---|
| Rooms | 1 main room + bathroom | 1 main room + bathroom | Bedroom + living room + kitchen + bathroom |
| Kitchen | Corner with sink | Kitchen area or kitchenette | Separate or open kitchen |
| Privacy from visitors | Low | Low to medium | High |
| Cooking smells in bed area | Likely | Possible | Rarely |
| Room for a couple | Tight | Possible | Comfortable |
| Relative rent | Lowest | Middle | Highest |
Rents in five areas
These are median rents from ISHI Homes listings as of 25 Oct 2026. The median is the middle price, so half the listings cost less and half cost more. The number in brackets is how many listings the figure comes from. Small numbers mean the figure is a rough guide, not a fixed market price.
ISHI Homes did not have enough studio listings to show a fair figure, so studios are not in the table. Expect a studio to sit between a bedsitter and a one bedroom in the same area.
| Area | Bedsitter | One bedroom | Two bedroom |
|---|---|---|---|
| Toll (Ruiru) | KES 7,750 (2) | KES 12,500 (1) | KES 21,250 (2) |
| Kahawa Wendani | KES 8,500 (3) | KES 13,250 (2) | No listings |
| Kahawa Sukari | KES 10,000 (1) | KES 15,750 (2) | KES 25,000 (2) |
| Roysambu | KES 12,000 (1) | KES 18,250 (2) | KES 30,000 (1) |
| Kilimani | No listings | No listings | KES 71,500 (2) |
Across all areas on ISHI Homes, as of 25 Oct 2026, the median bedsitter rent was KES 8,500 and the median one bedroom was KES 15,750.
What the gap means
In the four areas with both types listed, moving from a bedsitter to a one bedroom adds roughly KES 4,750 to KES 6,250 a month. That is about KES 57,000 to KES 75,000 a year. Ask yourself if a separate bedroom and living room are worth that to you.
Kilimani is in a very different price range. Its two bedroom median was KES 71,500, almost three times Kahawa Sukari's. If your budget is under KES 20,000, the commuter areas give you far more house for the money.
What you pay to move in
Most landlords ask for the first month's rent plus a deposit. A deposit is money the landlord holds and should return when you leave, minus the cost of any damage. Typical rent plus deposit on ISHI Homes, as of 25 Oct 2026:
| Area | Bedsitter | One bedroom |
|---|---|---|
| Toll (Ruiru) | KES 15,500 | KES 25,000 |
| Kahawa Wendani | KES 17,000 | KES 26,500 |
| Kahawa Sukari | KES 20,000 | KES 31,500 |
| Roysambu | KES 24,000 | KES 36,500 |
| All areas | KES 17,000 | KES 31,500 |
In these areas the deposit is usually one month's rent. In Kilimani, the typical figure for a two bedroom was KES 214,500, which is three times the rent, so expect a bigger deposit in upmarket areas.
Also budget for moving transport, a water deposit if the landlord asks for one, and topping up your electricity tokens.
Who each one suits
Choose a bedsitter if you:
- Live alone and are out most of the day.
- Want to save money or are starting your first job.
- Do not host visitors often.
- Are a student or on a short contract.
Choose a studio if you:
- Live alone but want a bit more room or a nicer kitchen.
- Work from home sometimes and need space for a small desk.
- Can afford a little more than a bedsitter but not a one bedroom.
Choose a one bedroom if you:
- Live with a partner or a child.
- Host friends or family often.
- Work from home and want to keep work and sleep apart.
- Cook a lot and do not want smells near your bed.
What to check when viewing
Whatever the house type, check these in person:
- Water: Is supply steady? Is there a tank? Open the taps.
- Bathroom: Does the shower drain well? Is there a working water heater?
- Kitchen: Is there space for your cooker and a fridge? Is there a window or vent?
- Electricity: Is it a prepaid token meter for your unit alone, or shared?
- Light and air: Are there windows that open? Any damp or mould on walls?
- Security: Is there a gate, a caretaker and working locks?
- Size: Bring a tape measure if you have big furniture.
- Extra charges: Ask about garbage, water and service charges before you agree.
Before you pay anything
- Never pay before viewing. Not for "booking", not for a "viewing fee", not to "hold" the house.
- View the house in person. Photos can be old or of a different unit. Make sure the person showing you the house is the real landlord or agent.
- Find verified houses on ISHI Homes. Browse bedsitters, studios and one bedrooms at homes.ishi.digital and compare real rents before you decide.
