Nairobi City County has introduced the 2026 Zoning Policy, setting new rules that will affect how landowners and developers plan and execute construction projects across the city.
In a statement on July 17, Nairobi Governor Johnson Sakaja said the policy is intended to streamline development approvals, promote orderly urban growth and address concerns over unplanned construction.
“Under the new policy, development approvals will be guided by clearly defined zoning regulations, building height limits, density controls, environmental safeguards and infrastructure capacity,” Sakaja said.
“New developments will also be aligned with the availability of essential services such as water, sewerage systems and road networks to prevent undue strain on existing infrastructure.”
New Policy Unveils Building Height Limits Across Nairobi
The policy sets out maximum building heights across different zones in the city, with allowable floor numbers determined by factors such as location, plot size, infrastructure capacity, and planning requirements.
Under the new framework, developments in the Central Business District (CBD) and Upperhill can reach a maximum of 75 floors on plots of at least 0.8 hectares, while smaller plots will have lower height limits.
Areas such as Westlands, Kilimani and Kileleshwa will generally allow buildings of up to 30 floors, subject to meeting plot size requirements and obtaining approvals for infrastructure expansion.
High-density residential areas, including Roysambu and Zimmerman, will have a cap of 12 floors on specified plots, while low-density neighbourhoods such as Runda, Karen and Muthaiga will largely remain restricted to single-dwelling developments, except for approved commercial centres and institutional facilities.
New Zoning Rules
The new zoning structure replaces the previous development zones established under the 2004/2006 planning ordinances, introducing a consolidated approach to improve coordination and guide future urban growth.
Under the policy, the 15 Development Control Zones will have specific density parameters aligned with NIUPLAN, ensuring that developments are guided by the city’s long-term urban planning strategy.
It also prioritizes Transit-Oriented Development (TOD), encouraging compact and mixed-use developments within 800 metres of Bus Rapid Transit (BRT) corridors and commuter rail stations.
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Transferable Rights
The policy also introduces Air Rights, also known as Transferable Development Rights, allowing property owners who do not utilize their full development potential to transfer or sell unused development rights to developers in designated areas.
This means developers in approved zones may be allowed to exceed standard height limits by acquiring additional development rights, subject to county regulations.
The framework further places additional restrictions on developments near airports and strategic security installations.
Such projects will require consultation with relevant agencies, including the Kenya Civil Aviation Authority (KCAA) and the Ministry of Defence, to ensure compliance with aviation and security requirements.
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The policy also provides incentives for green buildings, with projects that exceed minimum environmental standards potentially qualifying for density bonuses, including additional development capacity.
Buildings classified as high-rise developments will be required to meet specific standards, including the installation of dual garbage chutes to separate general waste from recyclable materials at the source.
The Urban Planning Technical Committee (UPTC) will be responsible for reviewing building plans to ensure compliance with approved height limits and other planning requirements.
Additionally, the county government has also empowered enforcement officers to issue notices and stop orders against developments that exceed approved limits, with demolition listed as a last resort for illegal structures.
The new framework is expected to reshape Nairobi’s skyline while ensuring that high-rise developments are aligned with infrastructure capacity, environmental considerations and orderly urban growth.
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