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Cost of office partitions in Kenya

Oct 12, 2026 Nickson 20 min read

Cost of Office Partitions in Kenya

Prices per m², per metre and per square foot for every system, what the price includes, and how to budget a real office.

By the SUIMAS Interior Designers team, Nairobi

Quick answer Office partitions in Kenya cost roughly KES 3,500 to 6,000 per m² for gypsum, KES 5,000 to 10,000 for aluminium-framed systems, KES 10,000 to 20,000+ for frameless glass, and KES 7,500 to 14,000+ for acoustic walls. The area is the face of the wall (length × height), not the floor. At a standard 2.7 m ceiling height, that is about KES 9,400 to 54,000 per linear metre. Doors, VAT (16%) and building services changes are usually extra. For a typical mixed-system office, plan on about KES 8,000 to 15,000 per m² of floor area before VAT.

Ask three contractors in Nairobi for an office partition price and you will often get three answers in three different units: per linear metre, per square metre, or one lump sum for “the whole job”. Some include doors and some don’t. Some count one face of the wall and some count both. By the time you line them up, a perfectly fair price can look like a rip-off, and a suspiciously cheap one can look like a bargain.

This guide gives you the numbers in every unit, side by side, for every common system.It also covers details that most price lists overlook, including what the price includes and excludes, how much partitioning your floor plan needs, how hybrid layouts can reduce costs, and how building requirements and lease conditions affect your budget. You’ll also learn how reconfiguring or relocating partitions can change the overall cost.


1. How partition pricing works

Most confusion comes down to measurement. Here is the standard method.

Partition face area = total length × height. A 10 m wall at 2.7 m high is 27 m² of partition. You count one face of the wall, not both sides. Contractors normally charge separately for door openings. Therefore, check whether your quotation deducts these openings from the total partition area. The examples in this guide don’t deduct them, which is slightly conservative.

Why height matters. Contractors sell by m² of face area, but you will often measure in running metres. To convert, multiply the m² rate by the height. At 2.7 m, KES 5,000 per m² is KES 13,500 per linear metre.

Ceiling heightMultiply the per-m² rate by
2.4 m2.4
2.7 m2.7
3.0 m3.0

Square feet. If someone quotes per square foot, divide the m² rate by 10.76. KES 5,000 per m² is about KES 465 per square foot.

What a rate should coverA fair rate covers both supply and installation, including framing, boards or glass, standard finishing, and site cleanup. It should say clearly whether it includes doors, paint, skirting, glazing film and VAT. Always ask.


2. Prices by system

These planning rates cover supply and installation in Nairobi but exclude doors and VAT.

System and specificationPer m² (KES)Per linear metre at 2.7 m (KES)Per sq ft (KES)
Gypsum, basic (single layer each side, two coats of paint)3,500 to 4,5009,400 to 12,200325 to 420
Gypsum, upgraded (moisture-resistant or double layer, full skim, washable paint)4,500 to 6,00012,200 to 16,200420 to 555
Aluminium frame, mostly solid panels5,000 to 6,50013,500 to 17,600465 to 605
Aluminium frame, about half glazed6,500 to 8,00017,600 to 21,600605 to 745
Aluminium frame, mostly glass or double glazed8,000 to 10,000+21,600 to 27,000+745 to 930+
Frameless glass, 10 mm clear toughened, standard track10,000 to 13,00027,000 to 35,100930 to 1,210
Frameless glass, 12 mm low-iron, frosted or with manifestation film13,000 to 16,00035,100 to 43,2001,210 to 1,485
Frameless glass, premium (integrated blinds, flush hardware)16,000 to 20,000+43,200 to 54,000+1,485 to 1,860+
Acoustic gypsum, around STC 457,500 to 10,00020,200 to 27,000695 to 930
Acoustic double-stud, STC 50 to 5510,000 to 14,000+27,000 to 37,800+930 to 1,300+
Movable (operable) walls, imported15,000 to 40,000+40,500 to 108,000+1,395 to 3,715+
Ballistic-rated, specialist25,000 to 60,00067,500 to 162,0002,325 to 5,575

Suppliers set prices for ballistic and movable partition systems based on the specifications. Use these rates as a guide and request a quotation for accurate pricing.

What moves a price within each range:

  • Gypsum: the number of board layers, whether the boards are moisture-resistant, the quality of the skim coat and the paint.
  • Aluminium: the glazing proportion, glass thickness, single or double glazing, and the powder-coat colour.
  • Frameless glass: glass thickness, low-iron glass, frosting or film, and hardware. Integrated blinds add noticeably to the price.
  • Acoustic: the target rating, the insulation, the number of layers, and the perimeter seals.

3. Gypsum, aluminium, glass, acoustic and movable compared

Price is only one column. Here is what you get for it.

GypsumAluminium and glassFrameless glassAcoustic wallMovable wall
Upfront costLowestLow to midHighMid to highHighest
Natural lightNoneGoodExcellentNoneDepends on panel
PrivacyFullPartialVisual openness, little sound privacyFull, with sound controlFull when closed
Approximate sound reduction*STC 38 to 45 with insulationSTC 30 to 36 single, 36 to 42 double glazedSTC 30 to 35STC 45 to 55Varies by rating
Reusable or movableNoYes, demountablePanels can be reused, track usually notNoYes, by design
InstallationWet trades, dusty, drying timeDry, fast on siteDry, precise, long lead time for glassSlower, many layers and sealsSpecialist
Best forOffices, stores, server roomsOpen areas and flexible layoutsBoardrooms, reception, executive officesConfidential rooms, call roomsTraining rooms, event spaces

*Approximate figures. Real performance depends on installation quality, gaps, the door, and the ceiling void above the wall. Ask for a test certificate if sound privacy matters.

A common mistake is putting frameless glass around a room people expect to be private. Single-glazed glass looks wonderful and lets conversation straight through.


4. Doors, height and other cost drivers

Doors are priced separately. The rates above exclude them.

DoorTypical cost (KES)
Solid or flush door in a gypsum partition, with frame and lock18,000 to 30,000
Aluminium-framed glazed door25,000 to 45,000
Frameless glass door, swing or sliding, with hardware35,000 to 80,000
Acoustic door60,000 to 150,000
Fire-rated door80,000 to 200,000+

Our sister company makes aluminium doors to match aluminium partition systems.

Height. Standard partitions run from the floor to a suspended ceiling, around 2.4 to 2.7 m. Floor-to-slab walls at 3 m or more usually add roughly 20 to 35%, because there is more material, bracing and labour, plus the work to seal the wall properly at the top.

Other things that push the price up:

  • A high proportion of glass, or thicker, low-iron or frosted glass.
  • Integrated blinds, manifestation film and branding.
  • Curved or angled walls, or many corners.
  • Uneven floors, beams and bulkheads that need boxing in.
  • Fire or acoustic ratings.
  • Working in a high-rise where sheets and glass can’t ride in the goods lift.
  • After-hours or weekend work in an occupied building.
  • Small jobs, where mobilisation is a bigger share of the total.

5. How much partitioning does your office need?

Before you have a drawing, you can estimate with a rough ratio of partition length to floor area.

Office typeLinear metres of partition per 100 m² of floorFace area at 2.7 m
Mostly open-plan, a few enclosed rooms15 to 30 m40 to 81 m²
Mixed: open areas plus several offices and meeting rooms35 to 55 m95 to 149 m²
Cellular: many private offices55 to 80 m149 to 216 m²

These are planning ratios, not rules. A real layout can come in higher or lower.

A quick way to budget. Take the floor area, pick the office type, and multiply the face area by a blended rate. For a 100 m² mixed office with about 40 m of partition at 2.7 m height, that is 108 m². At a blended KES 6,500 per m² for partitions, you get about KES 702,000. Add six doors at around KES 28,000 each (KES 168,000) and the total is about KES 870,000 before VAT.

Rule of thumb: for a mixed-system office, partitions with doors and the related services work usually land around KES 8,000 to 15,000 per m² of floor area before VAT. Glass-heavy executive floors can go well above that.


6. Two worked budgets

Example 1: a 50 m² office, priced three ways

The layout is one open area divided into three private offices and a small meeting room. That needs 25 m of partition at 2.7 m high, which is 67.5 m² of face area, plus four doors.

Option A: all gypsumOption B: hybridOption C: all frameless glass
What it isUpgraded gypsum throughoutGypsum on solid walls, glazed aluminium on the open side12 mm frameless glass throughout
Partition rateKES 5,000 per m²32.4 m² gypsum at 5,000 plus 35.1 m² aluminium at 7,200KES 14,500 per m²
Partitions337,500414,720978,750
Doors4 solid at 24,000 = 96,0002 solid at 24,000 plus 2 glazed at 35,000 = 118,0004 frameless at 55,000 = 220,000
Subtotal before VAT433,500532,7201,198,750
Per m² of floorabout 8,700about 10,700about 24,000
With 10% contingency and 16% VATabout 553,000about 680,000about 1,530,000

For comparison, some price guides cost the same 25 m layout at about KES 522,500 using aluminium at KES 7,000 per m² with two doors. That is close to Option B, which is the point: the right number depends on the system, the doors and what is included.

Example 2: a 200 m² floor with a mixed system

A full floor with 80 m of partition: back-of-house rooms in gypsum, confidential rooms with acoustic walls, glazed aluminium offices in the open areas, and frameless glass for the boardroom and executive suite.

ItemLengthFace area at 2.7 mRate (KES per m²)Cost (KES)
Upgraded gypsum, stores, server room and back-of-house30 m81.0 m²5,500445,500
Acoustic gypsum, HR and confidential meeting rooms12 m32.4 m²9,000291,600
Aluminium and glass, open-area offices24 m64.8 m²7,200466,560
Frameless glass, boardroom and executive suite14 m37.8 m²14,500548,100
Partitions80 m216.0 m²1,751,760
Doors: 4 solid at 24,000, 2 acoustic at 90,000, 2 aluminium glazed at 35,000, 2 frameless at 60,000466,000
Lighting, power, data and air-conditioning adjustments180,000
Subtotal before VAT2,397,760
Contingency at 10%239,776
VAT at 16%422,006
Planning budgetabout 3,060,000

That is about KES 12,000 per m² of floor before VAT, inside the rule of thumb above.


7. Why a hybrid layout costs so much less

Look at Example 1 again. The all-glass version costs KES 1,198,750. The hybrid costs KES 532,720. That is about 55% less, and the office still gets natural light and visual openness where it counts.

The idea is simple: spend on glass where people will actually see and use it, such as the reception, boardroom and the walls facing the open floor. Use gypsum or solid aluminium panels on walls that face stores, corridors and the back of house.

Our sister company handles aluminium and glass specifically, so you can see the range of glass and office partitions. For gypsum, ceilings and the finishing around partitions, see Interior Finishes Kenya’s office partitioning and gypsum ceilings.


8. Costs people forget

ItemTypical cost
VAT16% of the invoiced amount
Lighting, power, data and air-conditioning changesRoughly KES 60,000 to 300,000 on a mid-sized floor
Floor, beam and column making-goodVaries with the building
After-hours or weekend workingOften priced at a premium
Goods-lift fees, deposits and loading restrictionsSet by the building, so ask first
Waste removalRoughly KES 10,000 to 40,000
Snagging and final cleaningRoughly KES 10,000 to 40,000
Reinstatement (“make-good”) at the end of the leaseCheck your lease, and budget for it
Contingency10 to 15%

The services line is the one people miss. A new wall might cut across a light fitting, an air-conditioning diffuser, a socket circuit or a data point. Moving those costs money and has to happen before the wall is closed.


9. Lifetime cost: what happens when you move or reconfigure

The cheapest system today is not always the cheapest system over the life of the lease. Gypsum is cheapest upfront, but it can’t be moved. Demountable aluminium costs more at the start, and can be taken apart and reused.

Here is an illustration for 60 m of partition (162 m² of face area), comparing upgraded gypsum at KES 5,000 per m² with half-glazed aluminium at KES 7,200 per m².

ScenarioGypsum (KES)Aluminium (KES)
Install once and never change it810,0001,166,400
Reconfigure the layout onceabout 1,539,000about 1,633,000
Move offices and need partitions in the new spaceabout 1,701,000about 1,633,000

Assumptions for illustration only: reconfiguring gypsum costs about 90% of the original (demolish, rebuild, repaint); reconfiguring or relocating demountable aluminium costs about 40% (dismantle, move, reinstall, new infill and doors); leaving gypsum behind in the old premises costs about 10% of the original in reinstatement. Your numbers will differ.

The pattern is what matters. If you will never change the layout, gypsum wins on cost. After one reconfiguration the gap narrows to a few percent. If you are likely to move, the demountable system starts to win. Think about how long you will stay and how often your team changes before you choose.


10. Approvals, fire safety and your lease

Partitions are changes to a building, and you are usually a tenant in it. Before you sign a quotation:

  • Get written approval from the landlord or building management. Many leases require it, and some buildings have their own contractor rules, working hours and deposits.
  • Keep escape routes clear. A new wall must not block a fire exit, a sprinkler head or a smoke detector. If it does, the system may need to be modified.
  • Ask about fire ratings. Standard partitions are not automatically fire-rated. If you need a rating, ask for the board or glass type and the test report.
  • Check electrical and air-conditioning impact. Any change to lighting, sockets or diffusers should be done safely and neatly.
  • Check your lease for reinstatement. Many commercial leases require you to remove alterations at the end of the term. That affects which system makes sense.
  • Use a registered, insured contractor with references from similar office jobs.

11. How long installation takes

SystemTypical material lead timeTypical time on site (about 25 to 40 m of partition)Notes
GypsumA few days1 to 2 weeks including finishingDust and drying time between coats
Aluminium and glass1 to 3 weeks for fabrication3 to 7 daysDry installation, little mess
Frameless glass2 to 4 weeks for cut-to-size toughened glass2 to 5 daysGlass can’t be adjusted on site, so measure carefully
Acoustic1 to 2 weeksRoughly 1.5 to 2.5 times a standard gypsum wallMany layers and perimeter seals

Allow time before this for a site survey, layout approval and any landlord approval. Order long-lead items such as glass first, and let other work proceed alongside. In an occupied office, work often needs to be phased or done after hours, which affects both time and price.

Our 3D design and layout planning lets you approve the layout before any glass is ordered, which matters most for frameless glass.

Wall partitioning contractors Kenya

12. Which system for which room

RoomSuggested systemWhy
ReceptionFrameless or premium aluminium glassFirst impression, light and openness
BoardroomFrameless glass, or acoustic wall if confidentialPrestige, or sound privacy
Executive officeFrameless glass with blinds, or acoustic gypsumVisibility with privacy when needed
Open-area officesAluminium and glassLight, flexibility and reconfigurable
HR and confidential roomsAcoustic gypsum with an acoustic doorSound privacy
Server room and storesGypsum, upgraded or fire-ratedSecurity and low cost
Call or phone roomsAcoustic wallKeeps noise in and out
Training or event roomMovable wallFlexible space
Pantry or breakoutGypsum or aluminiumEasy to clean

If your office has a pantry or staff kitchen, Commercial Kitchens Kenya supplies kitchen cabinets, worktops and equipment for offices and corporate canteens.


13. Maintenance and lifespan

SystemUpkeepTypical issues
GypsumRepaint every few years, repair dents and cracksJoint cracks if framing moves, damage from furniture
Aluminium and glassWipe frames, clean glass, check sealsLoose seals and door closers over time
Frameless glassGlass cleaning, hardware checksFingerprints, hinge and lock wear
AcousticCheck perimeter seals and door sealsGaps that quietly reduce sound performance
MovableRegular track and seal servicingWear on tracks and seals

All of these last for many years if installed well and cared for. The big variable is installation quality, not the brand.


14. How to save without cutting corners

  • Use a hybrid layout. Glass on the walls people see, gypsum on the walls they don’t.
  • Reduce the number of doors. Each one adds KES 18,000 to 80,000 or more.
  • Standardise sizes. Repeated panel widths and heights cost less to make.
  • Keep to the ceiling grid. Floor-to-slab walls cost more.
  • Specify clearly. A vague brief gets the cheapest possible reading. Write down board type, glass thickness, finish and any acoustic requirement.
  • Plan services early. Moving lights and diffusers after the walls are up costs far more.
  • Combine with other works. Ceilings, lighting, flooring and blinds are cheaper to coordinate in one project. See office interior design and office fit-out services.

Where not to save: the acoustic spec on rooms that need to be private, the quality of the glass fixings, and a proper survey.


15. How to compare quotations

Ask each contractor to give you:

  • Total length and height of partition, and the resulting m².
  • Rate per m² (or per metre) for each system.
  • Glass thickness, board type, frame finish and paint specification.
  • Doors listed separately, with type, hardware and lock.
  • Whether openings are deducted from the area.
  • Lighting, power, data and air-conditioning changes.
  • Whether VAT is included.
  • Working hours, access and waste removal.
  • Timeline, payment milestones and how variations are handled.

Red flags: a single lump sum with no dimensions, no mention of doors, no glass thickness or board type, “per linear metre” and “per m²” used interchangeably, and a demand for most of the money before any work or materials arrive. A fair payment plan is staged: a deposit to start, then payments tied to approvals, material delivery, installation and handover.

If a contractor can’t show you how the total was built up, you can’t compare it with anyone else’s.


16. What we offer at SUIMAS

We design and install office partitions and complete fit-outs across Kenya. One team surveys, designs, supplies and installs, so you don’t have to coordinate separate contractors.

Our office partition services

How we work

  1. Site survey. We measure, check the ceiling, floor and services, and note the building’s rules.
  2. Layout and 3D. You see the plan and agree it before anything is ordered.
  3. Itemised BOQ. Every system, door and service change has its own line.
  4. Approvals and scheduling. We help you prepare for landlord approval and plan the work around your business.
  5. Installation. Our team installs and finishes the partitions.
  6. Handover. We inspect everything with you and clear the snag list.

Our network, working together


17. Areas we serve

We install partitions and fit out offices across all 47 counties in Kenya.

In Nairobi, we regularly work in the CBD, Westlands, Upper Hill, Kilimani, Kileleshwa, Parklands, Lavington, Karen, Gigiri, Runda, Riverside, Industrial Area, South C, South B, Lang’ata, Embakasi, Mombasa Road, Thika Road and Ruaraka.

Beyond the city we serve Kiambu, Ruiru, Juja, Ngong, Kitengela, Syokimau, Athi River, Machakos, Mombasa, Nakuru, Naivasha, Eldoret, Kisumu, Nyeri, Meru and Kisii.


Get an office partition quotation

Send us your floor plan, or a few photos and rough dimensions, and tell us how many private rooms and meeting spaces you need. We will recommend a system mix, show you a 3D layout, and give you an itemised BOQ. The site visit is free and there is no obligation.

SUIMAS Interior Designers Solar House, Fourth Floor, Nairobi CBD Phone: 0717 044 443 / 0739 255 050 Email: info@interiordesigners.co.ke


18. Frequently asked questions

How much do office partitions cost in Kenya?

Office partitions in Kenya cost roughly KES 3,500 to 6,000 per m² for gypsum, KES 5,000 to 10,000 for aluminium-framed systems, KES 10,000 to 20,000+ for frameless glass and KES 7,500 to 14,000+ for acoustic walls. The area is the face of the wall (length × height). Doors and VAT are usually extra.

How much do office partitions cost per linear metre?

Multiply the m² rate by the wall height. At a standard 2.7 m height, gypsum costs about KES 9,400 to 16,200 per linear metre, aluminium and glass about KES 13,500 to 27,000+, frameless glass about KES 27,000 to 54,000+ and acoustic walls about KES 20,200 to 37,800+.

How much do office partitions cost per square foot?

Divide the m² rate by 10.76. Gypsum works out at about KES 325 to 555 per square foot of partition face, aluminium and glass about KES 465 to 930+, frameless glass about KES 930 to 1,860+ and acoustic walls about KES 695 to 1,300+.

What is the cheapest type of office partition?

Basic gypsum is the cheapest at roughly KES 3,500 to 4,500 per m², with a single board layer each side and two coats of paint. It gives full privacy and a solid finish, but it cannot be moved and lets in no natural light.

How much does a 100 m² office partitioning cost?

A mixed-system 100 m² office with about 40 m of partition at 2.7 m height has roughly 108 m² of partition face. With a blended rate of KES 6,500 per m² and six doors, expect about KES 870,000 before VAT. As a rule of thumb, plan on KES 8,000 to 15,000 per m² of floor area.

Are doors included in the price of office partitions?

Usually not. Rates per m² normally exclude doors, which are priced separately: roughly KES 18,000 to 30,000 for a solid door in gypsum, KES 25,000 to 45,000 for an aluminium glazed door, KES 35,000 to 80,000 for a frameless glass door and KES 60,000 to 150,000 for an acoustic door. Always confirm in writing.

Is VAT included in partition quotations?

Not always. VAT is 16%, which adds KES 160,000 to every KES 1,000,000 invoiced. Ask each contractor whether the quotation is VAT-inclusive or exclusive so you compare prices on the same basis.

Is a mix of partition systems cheaper than all glass?

Yes, often much cheaper. In a 50 m² example with 25 m of partition and four doors, an all-frameless-glass layout cost about KES 1.2M before VAT, while a hybrid of gypsum and glazed aluminium cost about KES 533,000. That is roughly 55% less, with glass still used where it matters.

How long does it take to install office partitions?

For 25 to 40 m of partition, gypsum usually takes 1 to 2 weeks on site including finishing, aluminium and glass 3 to 7 days after 1 to 3 weeks of fabrication, and frameless glass 2 to 5 days after 2 to 4 weeks of lead time for the glass. Acoustic walls take longer because of the layers and seals.

Can office partitions be moved or reused?

Demountable aluminium and glass systems can be dismantled and reused when you reconfigure the layout or move offices. Gypsum partitions cannot be reused and must be demolished and rebuilt. If you may move or change the layout, the lifetime cost of a demountable system can end up lower even though it costs more upfront.

Do I need my landlord’s permission to install partitions?

In most leased offices, yes. Get written approval from the landlord or building management before work starts, and check the building’s contractor rules, working hours and deposits. Make sure the new walls do not block fire exits, sprinklers or smoke detectors, and check your lease for reinstatement requirements.

How soundproof are glass partitions?

Single-glazed frameless glass typically reduces sound by only about STC 30 to 35, so conversations can be heard through it. Double-glazed aluminium systems reach about STC 36 to 42. For real sound privacy use an acoustic wall rated STC 45 to 55 with an acoustic door, and ask for a test certificate.

How do I calculate how much partitioning I need?

Multiply total wall length by height to get face area. As a rough planning guide per 100 m² of floor, a mostly open-plan office needs about 15 to 30 m of partition, a mixed office 35 to 55 m and a cellular office 55 to 80 m. A proper survey and layout will give the exact figure.

Does SUIMAS install office partitions outside Nairobi?

Yes. SUIMAS installs partitions and fits out offices across all 47 counties in Kenya. Projects outside Nairobi can include extra transport and logistics, which we show as a separate line in the itemised BOQ.


Keep reading

Prices in this guide are indicative planning ranges in Kenya shillings for Nairobi. They vary with specification, access, building rules and supplier, exclude VAT unless stated, and are not a quotation. Contact us for a project-specific, itemised price.

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Nickson

Interior design expert at Suimas Interior Designers, sharing tips and insights on creating beautiful spaces across Kenya.

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