Online Pricing Index
What Kenya's online property portals — BuyRentKenya, Property24, Hauzisha, Jiji and broker sites — are asking for property today, by neighbourhood. We pull every listing, normalise it, group it, and publish the median.
Then we put it next to the Karibu Index — the cited aggregate of Hass Property Index, KBA HPI, Knight Frank Kenya, REIT disclosures and verified sold transactions. The gap between the two columns is the diaspora premium.
| Neighborhood | Online asking (median) | Karibu Index (mid) | Spread | Sources | Listings |
|---|---|---|---|---|---|
| Loading… | |||||
Spread vs Karibu Index, by neighbourhood
Positive = portals quoting above cited-index midpoint. Negative = portals trailing the index (likely stale).
Listings by portal
Share of total active asking-price listings ingested under KD-033.
Online asking median vs Karibu Index midpoint
The gap is the diaspora premium. The bigger the gap, the harder you negotiate.
Online Asking vs Karibu Index
The median price agents and brokers are advertising on the major portals today. Untrimmed, untruncated, every active listing. This is what a diaspora buyer sees on Google.
The cited aggregate of Hass Property Index Q1 2026, KBA HPI Issue 34, Knight Frank Kenya H2 2025, REIT-disclosed comparables, and Karibu's own ingested sold-transaction record (KD-033 country-data deal).
+10% or higher portals quoting above true market — negotiate hard.
±10% roughly in line.
−10% or lower portals trailing market — likely stale inventory.
How we compute the Online Pricing Index
- Karibu pulls active listings from the catalogued KE portals under the KD-033 country-data consortium deal: BuyRentKenya, Property24 KE, Hauzisha, Jiji KE, plus participating broker sites.
- Each record is normalised against the canonical Karibu schema and tagged
pricing_source_class: 'online_asking'. - We group by neighborhood, asset class and bedrooms. The median is reported (not the mean) to keep outliers from distorting the band.
- Spread = (median asking ÷ Karibu Index midpoint) − 1. Positive means portals are above the cited-index midpoint.
- Source attribution preserved on every record. Photos are linked, not rehosted. Takedowns honoured within 24 hours.
Want a 2-page report on a specific property or neighborhood?
Ask Karibu's bRRAIn — it cites both the Online Pricing Index and the Karibu Index in the answer.