Nobody wants to talk about service charges until after you've signed the papers. But I'm going to save you from that awkward surprise.
Last week, I watched a buyer's face drop when she learned her dream Lavington apartment came with a KES 22,000 monthly service charge. She'd budgeted for the mortgage, factored in utilities, but this? This was going to mess up her entire financial plan.
So let's have the honest conversation about what apartment living actually costs in Kilimani versus Lavington, because the purchase price is just the beginning.
What You're Actually Paying For
Service charges cover everything your landlord used to handle when you were renting. We're talking security, cleaning of common areas, garbage collection, water for common areas, elevator maintenance, generator fuel, gardening, and the salaries of everyone who keeps the building running.
In Kilimani, a typical 3-bedroom apartment in a modern gated development will run you between KES 12,000 to KES 18,000 per month in service charges. The variation depends on amenities—if there's a gym, swimming pool, and 24/7 concierge service, you're looking at the higher end.
Lavington? You're starting at KES 18,000 and can easily hit KES 25,000 or more for comparable apartments. I've seen luxury developments in Lavington charging KES 30,000 monthly, and that's not even including your personal electricity and water bills.
Breaking Down the Difference
Why the gap? Part of it is the prestige tax—Lavington developments tend to have higher operational standards and more staff. I'm talking about developments with full-time landscaping crews keeping those manicured gardens perfect, concierge services that actually answer when you call, and security teams that rotate every 8 hours.
But here's where it gets interesting: you're not always getting proportionally better service for that extra money. I've visited Kilimani apartments with excellent security, well-maintained gyms, and clean common areas for KES 15,000 a month. The difference? Less elaborate landscaping and maybe one less security guard on the evening shift.
The Amenities Question
Let's be practical about amenities because they sound great until you're paying for them every month. That rooftop pool in your Lavington apartment? Gorgeous for Instagram. But if you're using it twice a month, you're essentially paying KES 150-200 per swim when you factor in the service charge allocation.
Kilimani developments have gotten smarter about this. Many newer buildings include a gym and maybe a kids' play area, but skip the expensive-to-maintain features like elaborate water features or massive gardens that need daily tending. The result? Lower service charges and amenities you'll actually use.
I have clients in both areas, and the Kilimani residents aren't complaining about missing out. They'd rather save the KES 5,000-7,000 monthly difference and use it for a gym membership elsewhere if they want one, or just pocket the savings.
The Hidden Extras
Here's what catches people off guard in both neighborhoods: special assessments. Something breaks—maybe the elevator needs major repairs or the building's water system needs an overhaul—and suddenly you're being asked to contribute an extra KES 50,000 or more.
Lavington buildings, especially older renovated ones trying to maintain that premium feel, tend to have more frequent special assessments. The infrastructure is aging, and keeping up appearances is expensive. Kilimani developments, many being newer, have fewer of these surprise bills in the first few years.
Parking is another sneaky cost. In Lavington, some developments charge separately for parking spots—up to KES 3,000 monthly for a second slot. Kilimani buildings usually include at least one parking space in your service charge, and extra slots go for KES 1,500-2,000 if you need them.
What This Means for Your Budget
Let's run a realistic scenario. You buy a 3-bedroom apartment in Kilimani for KES 14 million with a KES 15,000 monthly service charge. In Lavington, a similar apartment costs KES 19 million with a KES 22,000 service charge.
Over a year, that's a KES 84,000 difference in service charges alone. Over five years? KES 420,000. That's almost enough for a car deposit or a decent renovation budget.
And remember, service charges tend to increase. Most developments bump them up 5-10% annually to keep pace with inflation and rising operational costs. That Lavington apartment starting at KES 22,000 could be KES 28,000 by year five.
The Value Calculation
I'm not saying Lavington's service charges aren't justified—sometimes they are. If you genuinely value having a spotless compound with 24/7 concierge service and elaborate security protocols, that premium might be worth it for your peace of mind.
But I've noticed many buyers don't actually calculate this into their long-term costs. They focus on the mortgage payment and forget that service charges are permanent. You can pay off your mortgage in 15 years, but you'll be paying service charges for as long as you own that apartment.
Kilimani offers a middle ground that makes financial sense for a lot of people. You get secure, well-maintained buildings with decent amenities, but you're not subsidizing features you rarely use or paying for the "Lavington premium" that doesn't always translate to better day-to-day living.
Making Your Decision
Before you commit to any apartment, ask for a detailed breakdown of the service charges. Not just the total amount, but what it covers and what you'll pay extra for. Ask about the last three years of increases. Check if there have been special assessments and how often they happen.
Visit the building at different times—morning, evening, weekend. See if the service charge translates to actual service. Are the common areas clean? Is security attentive? Does maintenance respond quickly to issues?
In my experience, Kilimani developments often provide 80-90% of what Lavington offers for 60-70% of the cost. For most buyers, especially those buying their first property or managing a tight budget, that math makes sense.
Your apartment's address matters less when you're watching your bank balance every month. Choose the space that fits your lifestyle and your wallet, not just your ego.