Ceiling pricing
Gypsum ceiling price in Kenya
The gypsum ceiling price in Kenya is set per square metre. Here are real 2026 ranges in Kenyan shillings for plain and designed ceilings, the board and labour costs behind the rate, room-by-room totals, and what makes the figure go up.
This sits under our gypsum ceiling service and the wider interior design cost guide. Prices below are for Nairobi in 2026 and cover supply and install, not bare board over the counter.
Gypsum ceiling price per square metre in Kenya
Most quotes you will see are a single rate per square metre. That rate already folds in the metal framework, the board, screws, jointing tape and skimming. Here is what each level costs installed:
- Plain flat ceiling: ~KES 900–1,500 / m² installed
- Simple drop or single coffer: ~KES 1,500–2,200 / m²
- Designed ceiling with concealed lighting: ~KES 2,200–3,000+ / m²
Painting and LED strip can be added in or quoted separately.
Gypsum board prices in Kenya
If you are buying material yourself, board is sold by the sheet. A standard 4ft x 8ft sheet covers about 2.97 m². These are 2026 Nairobi counter prices:
- 9mm board (Hada, 4ft x 8ft): ~KES 700–900 per sheet
- 12.5mm board (Gyproc, 4ft x 8ft): ~KES 1,700–2,000 per sheet
- Moisture-resistant board: ~KES 2,200–2,800 per sheet
- Metal furring channel (3m): ~KES 350–500 per length
Buying board alone almost never saves money once you add framework, screws, finishing and labour. The per-m² install rate exists so you do not have to count sheets and offcuts.
What is in the price: material vs labour
People often ask why a plain ceiling still costs close to KES 1,000 per m² when one board is under KES 1,000. The board is only part of it. A rough split of a plain ceiling looks like this:
- Gypsum board: ~KES 280–340 / m²
- Metal framework, screws, tape: ~KES 250–400 / m²
- Labour (fixing, jointing, skimming): ~KES 300–600 / m²
For a designed ceiling, labour rises to around KES 700–1,200 / m² because of the levels, curves and cove detailing. That labour difference is most of the gap between a plain and a designed quote.
Gypsum ceiling cost by room
Multiply your room area by the rate above, or use these rough totals as a sanity check:
- Bedroom (~12 m²): ~KES 20,000–45,000
- Living room (~20–25 m²): ~KES 35,000–70,000
- Large 7m x 7m sitting room (~49 m²): ~KES 90,000–140,000
- Kitchen or passage (~8–10 m²): ~KES 12,000–28,000
- Whole 2–3 bed home: ~KES 120,000–300,000 depending on design
Gypsum vs PVC vs POP cornice: which costs less
Gypsum is not the cheapest ceiling, so it helps to see it against the alternatives most Kenyan homes consider:
- PVC ceiling: ~KES 700–1,200 / m². Cheapest, wipe-clean, but it cannot be painted and lighting sits on the surface.
- Plain gypsum: ~KES 900–1,500 / m². Smooth, paintable, takes concealed LED.
- Designed gypsum: ~KES 2,200–3,000+ / m². Levels, coves and a finished, paint-ready look.
- POP cornice only: ~KES 250–600 per running metre, added to a plain ceiling for a border without a full drop.
Read the full gypsum vs PVC ceiling breakdown if you are deciding between the two.
What raises the gypsum ceiling price
- Multi-level drops, coffers and curved shapes over a flat ceiling
- Concealed LED coves and the number of downlights
- Ceiling height and access, and painting to finish
- Moisture-resistant board in bathrooms and kitchens
- Small, broken-up rooms with lots of edges and corners per m²
What this page does not quote
These figures are for gypsum ceilings supplied and installed in Nairobi and nearby towns. They do not include the cost of repainting whole rooms, electrical rewiring beyond the ceiling lights, or structural ceiling repairs to a damaged slab. We can fold those into a full project budget if you need them.
Watch the framework
The cheapest quotes sometimes use timber battens instead of metal furring or skip proper skimming, which is where sagging and cracks come from within a year or two. We quote a metal framework and a finished, paint-ready ceiling, itemised in KES. Compare on board type, framework and finish, not just the rate per square metre.
How we price your ceiling
Send us the room size or floor plan and a photo of the existing ceiling. We give a price per square metre and a room total in Kenyan shillings, with board type, framework and finishing listed separately. After a site measure we confirm the figure, with no change unless you change the design. See our pricing and packages for how a full fit-out is costed.
Gypsum ceiling price FAQ
How much does a gypsum ceiling cost in Kenya?
As a 2026 guide, a plain gypsum ceiling runs about KES 900–1,500 per square metre installed. A designed ceiling with coffers, cornices and concealed lighting is roughly KES 1,500–3,000 per square metre. A 7m x 7m living room (49 m²) with a standard design lands around KES 90,000–140,000.
How much is gypsum ceiling per square metre in Kenya?
Plain flat ceiling is about KES 900–1,500 per m². A simple drop or single coffer is KES 1,500–2,200 per m². A multi-level designed ceiling with concealed LED coves runs KES 2,200–3,000+ per m². That rate is supply and install with a metal framework.
How much is a 12mm gypsum ceiling board in Kenya?
A 12.5mm board (4ft x 8ft) like Gyproc costs about KES 1,700–2,000 per piece in Nairobi in 2026. A 9mm board such as Hada is roughly KES 700–900 per piece. One 4ft x 8ft board covers about 2.97 m².
What does the gypsum ceiling price include?
Our quotes cover the metal furring framework, gypsum board, screws and finishing, plus skimming ready for paint. Concealed LED lighting and painting can be included or quoted separately, your choice. We itemise board, labour and finishing in KES so you can see what you are paying for.
How much does a living room gypsum ceiling cost?
A typical living room of 20–25 square metres with a simple drop and concealed lighting usually lands around KES 35,000–70,000 depending on the design. A larger 7m x 7m sitting room with a multi-level design runs KES 90,000–140,000. We confirm the exact figure after a measure.
How much is labour for fixing a gypsum ceiling in Kenya?
Labour alone for a gypsum ceiling in Nairobi is usually KES 300–600 per m² for a plain ceiling and KES 700–1,200 per m² for a designed one. The rest of the per-m² rate is the metal framework, board, screws, jointing tape and skimming.
Is gypsum cheaper than PVC?
No, PVC is usually cheaper per square metre. PVC ceiling runs about KES 700–1,200 per m² supply and install, while gypsum starts around KES 900. Gypsum costs more but gives a smooth, paintable finish and takes concealed lighting. See our gypsum vs PVC comparison.
Why is one gypsum ceiling quote much cheaper than another?
Usually the framework and the design. Cheap quotes sometimes use timber instead of metal furring or skip proper finishing, which leads to sagging and cracks. Compare what is framed and finished, not just the rate per m².
Does the gypsum ceiling price change by neighbourhood in Nairobi?
The material rate is the same across Nairobi, but access and finish level move the total. Homes in Kileleshwa, Lavington, Runda and Karen often ask for taller drops, more LED coves and a paint-grade finish, which lifts the per-m² rate toward the top of the range.
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