I’m planning to put up some mabati bedsitter units (15 Nos.) near Kisumu (Nyamasaria area) before the end of the year. I need a some advise from someone who has done a similar project.
Some time back I recall seeing a thread regarding this discussion and what I want to put up is what @The truth posted in the reply section of the thread:
Maswali ni:
[ol]
[li]What is the cost of putting up 15 units of 10 x 10 ft each with it’s own pre-paid meter? The elec. pole is less than 50 m therefore ni kuangusha wire tu.[/li][li]Is 10’ x 10’ good enough - ama should I consider a slightly larger size?[/li][li]What is the market rate for labour?[/li][li]Any referrals will be highly appreciated.[/li][/ol]
Ni hayo tu kwa sasa.
Sina experience ya @Randy but najua huezi chomoa bedsitter kwa 1010, ukitoa choo/bafu ya 54(tiniest you can do) inabakia space inatoshana aje? Unless useme unajenga single rooms. Assuming unachapa course moja ya mawe chini, itaweza kula appx 30 to 35k per room. But let the experts come…
Ambia slumlord @Agwambo akusaidie yeye ndiye pro hiyo sector. Then again, bedshitter za mabati choo na masink zinawekwa aje kwa mabati? Na usitag contractor @Randy huyu hafanyangi kazi za mikono kama hizi
Poleni wadau. I meant those single rooms @Mboch Kiburi is talking of. Choo na bafu ni nje, plus kuosha vyombo na weka a common place nje where they can do laundry too. Floor nayo ni simiti plus course moja ya mawe.
Kuna fundi fulani ananiambia labour cost is 25% of material cost. Is this reasonable?
Labour costs zinachezeanga hapo, sometimes ata 30-35%. Jitayarishe na kitu 700k to be on the safe side. If you can increase the rooms footage slightly na ukoroge nje vizuri (making it easier to clean), the better. Watu wakipata place iko spacious na ni safi hua hawahami haraka thus you’ll rarely lose on your stream of income. Na ukiweza uwajengee choo na bafu tatu tatu. Choo na bafu moja, nyumba 5max na ziwe zinafungwa. This way, watapigana wenyewe kwa ajili ya usafi hadi waheshimiane na wa maintain usafi. It might take you 1.8months or thereabouts to get your ROI.
Jirani amweka za mabati a few months ago na zimejaa. He doesn’t want to share info (construction costs, fundi details etc.) that’s why I’m enquiring. Game plan ni kuweka more decent and permanent housing baadaye. I just don’t want the parcel of land to lie idle.
ROI is around 10 years if all goes well. A friend of mine did it and he regretted. Better few permanent units to be increased slowly. By the time you want to eat profit, the mabati structure needs major overhaul.
Now listen to this maybe it will inform some of the young aspiring Birrionnaires in this forum.
I have a cousin and a friend… Kitambo we did our first investments in land hukooo kitengela-enoonkopir.my friend uses to work in Westlands, saw the property purchase as a very big milestone, akasema huko ndio atajenga pigsty. Akachukua loans kibao akaset mansion… Hakuimaliza, akaona the best ni kuhamia ndani, akaweka cartons on the window. Akaingia, akahamishanwatoto shule,akawa anapark jalopy nje.
Week one, jalopy ikaibiwa miguu… Week two mvua ilikuwa inanyesha anatoka westy anafika home 3.30am in time to change and sleep in a matatu back to town and join to westy… Life was a nightmare, housegirl akatoroka…
My cousin, yeye aliangalia area akachukua equivalent to our friend, akanyorosha nyumba 30 za mabati each was going at 1800. Akaweka stima na maji hapo nje. Caretaker anauza maji na mitungi na kulipa both water and electricity bills yenye alikuwa ameibia kinjaro… The cousin was netting about 50k a month enough to live in a decent neighborhood and save half the amount. No hustle of long commutes etc.
Mimi plot ilikaa hapo it appreciated I sold it for a few millions and moved into a leafier neighborhood…
*This is in no way meant to sway your intended plans… chaguo ni Kila mtu.
Jenga bedsitters za 12*14 or vice versa. Za mawe juu mabati haiwezi bedsitter. Utakulia juu that is spacious never lack tenants. But be prepared for additional costs such as septic story za latrine campus and young people (your target market) hawapendi.