Home/Property for Sale/Riverside/Apartments in Riverside/Eighty Eight

Eighty Eight

Location

Riverside, Nairobi

Starting from

From KES 13.6M

Status

Under Construction

Completion

March 2027

Eighty Eight in Riverside, Nairobi

About This Development

Eighty Eight: Landmark Luxury Apartments in Nairobi

Eighty Eight is Lordship Africa’s high-rise residential tower on 4th Ngong Avenue, Upper Hill, built for buyers seeking serviced, fully finished city residences with skyline views. The project combines compact entry units with executive apartments, sky suites and penthouse-level homes in a 47-floor tower.

Unit types and pricing

  • Studio apartments: about 33 sqm from approximately KES 13.6M.

  • 1-bedroom executive apartments: about 55 sqm, with pricing varying by floor and furnishing package.

  • 2-bedroom executive and executive-plus apartments: about 99–102 sqm from approximately KES 27.5M.

  • Sky suites and penthouses: bespoke larger residences priced by specification and position.

Request the current official availability schedule because prices, furnishing packages, floor premiums and reserved units change quickly.

Upper Hill location

Eighty Eight stands at the corner of 4th Ngong Avenue and Bishops Road in Upper Hill, close to Nairobi’s medical, financial and diplomatic institutions, with access to the CBD, Ngong Road and major city routes.

Facilities and services

  • Heated swimming pool and sun deck

  • Gym, Turkish spa, sauna and steam facilities

  • Residents’ lounge, restaurant, bars and guest rooms

  • High-speed lifts, controlled access and 24-hour security

  • Backup power, parking, car-charging provision and helipad

  • Furnished interiors with air-conditioning, smart kitchens and premium finishes in selected residences

Construction and payment

Eighty Eight is under construction, with the current project record carrying a March 2027 completion date. The advertised payment structure includes a 20% deposit with the balance arranged through the construction period; confirm the exact instalment calendar, furnishing scope and handover terms before signing.

NRE Real Estate assessment

Eighty Eight competes through height, hospitality-style services and a distinctive Upper Hill address rather than entry-level affordability. The smaller units may appeal to corporate or executive rental demand, while the larger residences are a lifestyle purchase with a narrower resale market. Buyers should compare the price per square metre, service charge, furnishing obligations, parking allocation and actual rental evidence before treating the tower’s landmark status as an investment guarantee.

Who it suits

The project suits executives, corporate buyers, diaspora purchasers and investors seeking a managed luxury residence. Confirm the contracting entity, title position, current construction evidence, payment account and completion remedies with an independent advocate.

Amenities

24-hour security with surveillance
24/7 security
Access control system
Air Conditioning
Ample parking
Borehole water supply
Café and restaurant
Clubhouse
Coffee lounge / café
Dedicated children’s play area
Electric fence
Ensuite Bedrooms
Fibre internet connectivity
Fire Alarm
Full backup generator
Fully Fitted Kitchen
Fully Integrated Security Systems
Fully fitted gym
Games room
Heated swimming pool
High-speed elevators
Kids’ play area
Large Windows
Laundry area
Residents’ lounge
Rooftop gym
Sauna
Sauna and steam room
Sky lounge
Smart Access Control
Sound Insulation
Swimming Pool
Walk-In Wardrobe
Yoga garden for relaxation
high-speed lifts with access cards

Payment Plan Calculator

Estimate your off-plan payment schedule using the project's advertised completion date.

Select Unit Type

Studio — Purchase PriceKES 13,576,500

Deposit

20%
Min 20%Max 50%

Payment Frequency

Deposit Due

KES 2,715,300

20% upfront

Per Quarter

KES 10,861,200

1 payments

Balance to Pay

KES 10,861,200

after deposit

Payment Schedule

PaymentDue DateAmountRunning Total
DepositNov 2026KES 2,715,300KES 2,715,300
Q1Jan 2027KES 10,861,200KES 13,576,500Complete

To stay on track with quarterly payments, set aside KES 3,620,400/month between now and the March 2027 completion.

Estimates only. Actual terms are set by the developer and may differ. Confirm the schedule before reserving a unit.

Confirm Payment Terms →

Bedrooms

Studio, 2 Bed and 1 Bed

Type

Apartment

Units

On request

Construction Progress

Under Construction70%

Developer & buyer intelligence

Understand Eighty Eight before you commit

Connect this project to its developer, supporting evidence, risks, current observations and alternatives.

View Lordship Africa profile
DeveloperLordship Africa
Verification statusNot yet independently confirmed
Last reviewed4 October 2026
Project statusUnder Construction

Delivery history

88 Nairobi is a featured Kenyan residential project on the Lordship group website. Lordship Africa also identifies Karen Hills in its company profile. The group’s wider international portfolio includes commercial and residential developments; group-level experience should not be read as a count of completed Kenyan homes. Completion and handover status should be checked for each individual development.

Project-specific risks

No project-specific risk signal has been recorded yet. Buyer verification is still required for documents, approvals, payment instructions and delivery assumptions.

Price and availability

Current price observation is not separately recorded; request the latest price list.

Current availability requires confirmation.

Evidence trail

No project evidence record is currently attached. Treat marketing claims as unconfirmed until documents are reviewed.

Read verification standards →

Demand Context for Eighty Eight

Eighty Eight sits in the Riverside market, where apartment demand is supported by Nairobi Expressway, Waiyaki Way, Riverside Drive and Westlands Business District and shaped by corporate tenant demand, executive rental demand, expat rental demand and family housing demand. Because this is not a completed-unit decision, also compare developer delivery, construction progress and payment milestones before relying on demand alone.

InvestorsProfessionalsExecutive tenantsDiaspora buyersForeign buyersExpatriatesLuxury buyersFamily buyers

Buyer caution

  • Corporate tenants compare quality, parking, management and convenience very quickly.
  • Oversupply can weaken rents for generic apartments even in strong office markets.
  • Executive tenants are quality-sensitive and will reject weak finishes or poor management.

Why this location can support demand

Riverside demand is not only about the area name. It comes from access, daily convenience and buyer groups such as Investors, Professionals, Executive tenants and Diaspora buyers.

What to compare before shortlisting

Compare this apartment against similar options in Riverside by price, layout, parking, service charge, management, resale depth and document readiness.

Main opportunity

Supports rental demand where apartments are close to office access and lifestyle convenience.

Main caution

Corporate tenants compare quality, parking, management and convenience very quickly.

Demand anchors

Nairobi ExpresswayWaiyaki WayRiverside DriveWestlands Business District

Demand drivers

Corporate Tenant DemandExecutive Rental DemandExpat Rental DemandFamily Housing Demand

Verification status

Buyer Safety Snapshot

Off-plan buyer checks needed

Quick answer

Eighty Eight should be treated as an off-plan decision until the buyer has checked developer context, construction progress, payment milestones, completion assumptions and the documents behind the project.

Main risk

The buyer may commit before the project evidence, developer track record and payment schedule are clear enough.

What to verify

  • Current price, availability and the exact unit or property being offered.
  • Seller, developer or agent authority to share documents and receive instructions.
  • How the asking price compares with similar properties in the same area and buyer use case.
  • Whether payment instructions, reservation terms and refund terms are written and consistent.
  • Developer track record, construction progress, payment milestones and completion timeline.

Documents to request

  • Title, mother title or ownership documents relevant to the property type.
  • Official search or written direction on how the buyer's advocate should confirm ownership.
  • Seller ID, company documents, developer profile or authority-to-sell documents where applicable.
  • Draft sale agreement, letter of offer or reservation terms before payment.
  • Written payment instructions and receipts process before any funds move.

Who it suits

Buyers who like the location and payment-plan upside, but still want to test construction and developer risk before reserving.

Who should be cautious

Buyers being pushed to reserve before seeing project evidence, developer context or written payment terms.

Advisor verdict

Treat Eighty Eight as a project decision, not only a unit decision. The safer path is to check the developer, payment milestones, construction evidence and completion assumptions before a reservation or deposit.

Best next step

Review off-plan risk

Use before reserving, paying a milestone or relying on completion projections.

Start this review

When to pause

  • Payment is requested before documents, seller authority or payment instructions are clear.
  • The price looks attractive but comparable options have not been checked.
  • A buyer is pushed to reserve quickly without time for advocate review.
  • Construction progress, completion dates or payment milestones do not match the sales story.

Buyer Fit

Buyer Profiles for Eighty Eight

Read this apartment through the buyer path that matches your situation before requesting documents, comparing alternatives or paying deposit.
Property InvestorsRental demand, yield, vacancy, supply pressure, management cost and exit logic.Luxury BuyersPrivacy, security, estate reputation, maintenance burden and high-ticket resale depth.Foreign BuyersOwnership, legal process, local representation, payment path and post-purchase management.Mortgage BuyersLender fit, valuation risk, approval timing, deposit terms and completion alignment.First-time BuyersSequence, budget discipline, document timing and safer first-purchase checks before deposit.Cash BuyersSpeed, negotiation power, payment confirmation, document timing and before-deposit discipline.

Available Unit Types

Type

Studio

Size

33 sqm

Price

From KES 13.6M

Units available

Type

Executive Plus (2 Bedroom)

Size

99 - 102 sqm

Price

From KES 27.5M

Units available

Type

Executive (1 Bedroom)

Size

55 sqm

Price

From KES 36.1M

Units available

Payment Plan

20% deposit with the remaining balance arranged through the construction period, subject to the current official schedule. Confirm furnishing scope, taxes, legal fees, service charge, parking, title documentation and handover terms before booking.

Riverside Area Intelligence

Selective apartment scarcity

Compact upper-market apartment corridor valued for quiet Westlands access, scarcity and corporate tenant suitability.

Buyer fit: Senior professionals, expatriate tenants and buyers who want Westlands access without full commercial intensity.

Investment Context

Test Eighty Eight as a apartment in Riverside against rental demand, vacancy risk, service-charge exposure, resale depth and related buyer research before relying on the headline price or ROI note.

Riverside Rental DemandRental yield, tenant profile and vacancy-risk context for Riverside.Riverside Resale LiquiditySupply, demand and capital-appreciation context for Riverside.Riverside Ownership-Cost RisksService charge, vacancy and management-risk checks for Riverside.Apartments for Sale in NairobiNairobi apartment market covering studio, one-bedroom, two-bedroom, three-bedroom and four-bedroom apartments in the approved prime corridors.Apartments in RiversideCurrent apartments for sale in Riverside.Studio Apartments in RiversideCompare studio apartments for sale in Riverside.2 Bed Apartments in RiversideCompare 2 bed apartments for sale in Riverside.Off-Plan Property in NairobiEducation and project-review guide for off-plan buying, payment plans, construction risk and developer due diligence.

Diaspora Buyer Checks

If you are reviewing Eighty Eight from outside Kenya, connect the listing to remote viewing evidence, lawyer-led due diligence, payment verification, authority controls and post-handover management before sending funds.

Buying Nairobi Property RemotelyDiaspora buyer process for purchasing Nairobi property remotely with current evidence, legal review, payment controls and handover planning.Diaspora Property Due DiligenceRemote buyer due diligence for Nairobi property, covering ownership, seller authority, documents, payment verification, handover and management planning.Payment Verification for Diaspora Property BuyersDiaspora buyer guidance for verifying Nairobi property payment instructions, recipient accounts, exchange timing, receipts and stop signals before sending funds.Power of Attorney for Diaspora Property BuyersDiaspora buyer guidance on using a narrow, lawyer-reviewed power of attorney for Nairobi property signing, handover and transaction support.Source of Funds for Diaspora Property BuyersDiaspora buyer guidance for documenting salary savings, business income, sale proceeds, remittances, transfer records and property payment evidence.Property Management for Diaspora BuyersDiaspora buyer guidance for managing Nairobi property after handover, including service charge, tenants, repairs, statements and owner reporting.

Frequently Asked Questions

What apartment types and prices are available at Eighty Eight Nairobi?

Eighty Eight offers studios of about 33 sqm from approximately KES 13.6M, 1-bedroom executive apartments of about 55 sqm, 2-bedroom executive-plus apartments of about 99–102 sqm from approximately KES 27.5M, plus sky suites and penthouses priced by specification. Confirm the latest availability and floor premiums.

Where is Eighty Eight located?

Eighty Eight is at the corner of 4th Ngong Avenue and Bishops Road in Upper Hill, close to Nairobi’s hospitals, corporate offices, financial institutions and the CBD.

When will Eighty Eight be completed?

The current project schedule carries a March 2027 completion date. Confirm the contractual completion date, handover conditions, furnishing scope and any extension provisions before signing.

What facilities are available at Eighty Eight Nairobi?

Facilities include heated pools, a sun deck, gym, Turkish spa, sauna, steam facilities, residents’ lounge, restaurants, bars, guest rooms, parking, backup power, high-speed lifts, controlled access, CCTV and a helipad. Confirm the final service-charge package.

Is Eighty Eight a good investment or rental property?

The tower may suit corporate and executive tenants who value a managed, furnished Upper Hill address, but the purchase price and service charge require careful testing. Compare achievable rent, vacancy, furnishing, management and resale depth before relying on projected returns.

Connected Property Intelligence

RiversideCompact upper-market apartment corridor valued for quiet Westlands access, scarcity and corporate tenant suitability.Property for Sale in RiversideCurrent homes and residential property for sale in Riverside.ApartmentsNairobi apartment market covering studio, one-bedroom, two-bedroom, three-bedroom and four-bedroom apartments in the approved prime corridors.Apartments in RiversideCurrent apartments for sale in Riverside.Studio Apartments in NairobiCitywide studio apartments search.Studio Apartments in RiversideStudio apartments in Riverside.2 Bed Apartments in NairobiCitywide 2 bed apartments search.2 Bed Apartments in Riverside2 Bed apartments in Riverside.Riverside RisksDue diligence issues to check before buying in Riverside.Property Due DiligenceBuyer verification process covering title, developer, sale terms, approvals, payments, site evidence and completion risk.Property VerificationProperty-check process connecting title review, project evidence, pricing checks, payment controls and buyer documentation.Title VerificationOwnership verification process connecting title documents, land searches, tenure, encumbrances and transfer readiness.LeaseholdTenure concept common in Nairobi apartment and estate ownership.Developer VerificationDeveloper credibility process covering delivery history, contractor registration, approvals, communication, funding and handover structure.