# Vellora Heights vs Union Heights: A South C Buyer Guide - Link: https://www.nommadj.com/vellora-heights-vs-union-heights/ - Published: 2026-11-09T15:08:03+03:00 - Author: Antony Wainaina Stay connected via Google News Follow us for the latest real estate updates and property guides. ![Add as preferred source on Google](https://www.nommadj.com/wp-content/plugins/ add-as-preferred-source/public/images/google-preferred-source-button.png "Vellora Heights vs Union Heights: A South C Buyer Guide 1") **Vellora Heights and Union Heights both include planned or marketed two-bedroom apartments in South C, but they should not be compared on amenities or returns without equal, current evidence.** Their published bedroom mixes differ, and several important details remain to be confirmed for Vellora. _Editorial disclosure: Nommadj works with Gazebo Homes Ltd, the developer behind Vellora Heights. Union Heights details are attributed to Union Homes’ public website. Checked 3 November 2026; no independent on-site audit has been conducted._ ## Two developments, different published plans The supplied Gazebo Homes document identifies Vellora Heights as a South C development with completed groundbreaking, intended **2- and 3-bedroom apartments**, preliminary asking prices and a 30-month instalment period. [Union Homes](https://unionhomes.co.ke/projects/) identifies **Union Heights** as its flagship South C development, describes the project status as **ongoing**, and markets **2- and 4-bedroom apartments**. Its site describes open-plan layouts, fitted kitchens and multiple shared facilities. These are public representations by the developer; request the written unit specification that will form part of your purchase agreement. ## Compare the right bedroom category For a buyer seeking two bedrooms, both projects may enter the shortlist. Confirm the internal area, whether the master bedroom is ensuite, kitchen configuration, balcony, laundry space, lift accessibility and parking assignment. Do not compare a larger two-bedroom with a smaller one solely on headline price. For a buyer who needs three bedrooms, the supplied Vellora brief describes the intended type; Union Heights’ cited development page instead markets four bedrooms as its larger option. That can be attractive to households needing extra space, but purchase and upkeep costs should be assessed separately. ## Published services and the maintenance question Union Heights publicly markets **24/7 security with CCTV, backup power and water, high-speed elevators, children’s play space and basement parking**. Whether those facilities will be fully delivered to the buyer’s exact unit, and under which management arrangement, requires confirmation. The Vellora brief does not confirm its water, power, lift or security systems. It would be misleading to construct a “feature winner” table by guessing what Gazebo plans to install. Instead, request two documents from each developer: **the signed specifications schedule** and **the estimated first-year operating budget**. A building with impressive common areas can still have higher recurring costs. Ask who pays for generator fuel, borehole pumps, lift servicing, CCTV replacement, cleaning, insurance and a long-term reserve for major repairs. ## Comparing payment terms without misleading figures Vellora’s **preliminary** starting prices are **US$55,000 for two bedrooms** and** US$85,000 for three bedrooms**, with a stated **30-month payment plan**; both pricing and availability may change. Union’s website describes flexible payment plans without establishing a current full two-bedroom price and milestone schedule in the cited project overview. No defensible numerical price ranking is therefore possible from these sources alone. Ask for a **unit-level quotation** from each seller including: currency, deposit, time-linked instalments, total price, parking, service-charge deposit, taxes and legal costs, and what happens if payments are late or handover is delayed. If developer financing is advertised as interest-free, confirm the contractual total price and late-payment conditions. ## Construction due diligence is non-negotiable The expressions “ongoing development” and “groundbreaking completed” are different descriptions, but neither proves readiness for occupancy. Verify the status with dated site evidence, local approvals, project registration and independent professional advice. [Ardhisasa](https://ardhisasa.lands.go.ke/) provides access to certain digital land services; the [NCA registration guidance](https://www.nca.go.ke/project-registration) explains project registration; and [Nairobi’s development-control portal](https://edev.nairobiservices.go.ke/home/) identifies permit services. Your advocate should confirm which approvals and land records apply to the specific plots. If a buyer wants to reserve a unit before completion, the sale agreement should define the exact unit, permissible substitutions, specifications, payments, likely handover timetable, defect rectification and contractual remedies. A brochure should never be treated as the complete sale agreement. ## What to check on a second site visit Use the second visit for details that a sales tour can miss. Verify how residents or workers access the entrance, whether delivery vehicles obstruct roads, where waste is stored and how fire escape routes are designed. Ask who owns and maintains water tanks, pumps and backup electrical equipment. For units on higher floors, confirm that the promised lift service and emergency access are included in the documented plans. Bring your own comparison notes instead of switching criteria between projects. A buyer who values quiet bedrooms, practical kitchens and predictable shared expenses should test those points directly rather than giving all the weight to a rendered lobby or marketing slogan. ## Which development fits which buyer? Union Heights may be attractive to buyers who want to explore the **published 2- or 4-bedroom mix and the advertised amenity list**. Vellora may be relevant for buyers interested in a **planned 2- or 3-bedroom home** and willing to verify early- stage details and preliminary pricing. Neither is automatically the more profitable investment, safer building or better-quality purchase. A useful decision matrix scores each candidate out of five for: documentary certainty, floor-plan suitability, total acquisition cost, household commute, utilities, maintenance obligations and financing risk. Give the documentation category an appropriate weight— an attractive render cannot make up for missing legal checks. Read the [South C project comparison hub](https://www.nommadj.com/south-c-apartment-projects-compared/) or the [service-charge guide](https://www.nommadj.com/south-c-apartment-service-charges/). For Vellora project information contact **Gazebo Homes Ltd at +254 748 000 020**; for Union Heights verify details with [Union Homes](https://unionhomes.co.ke/projects/). ## Sources and verification notes * [Union Homes](https://unionhomes.co.ke/projects/) — source viewed during research, 3 November 2026. * [Ardhisasa](https://ardhisasa.lands.go.ke/) — source viewed during research, 3 November 2026. * [NCA registration guidance](https://www.nca.go.ke/project-registration) — source viewed during research, 3 November 2026. * [Nairobi’s development-control portal](https://edev.nairobiservices.go.ke/home/)— source viewed during research, 3 November 2026. * **Vellora Heights figures:** Gazebo Homes Ltd, _About Vellora Heights_ (developer- supplied preliminary document). Verify current details with the developer. --- **Disclaimer:** This article is published on behalf of Gazebo Homes Ltd. Antony Wainaina, also known as Nommadj, serves as the official representative of Gazebo Homes Ltd. All real estate information, property availability, unit specifications, and pricing for 2-bedroom and 3-bedroom apartments in South C are subject to verification and official contract terms. ## Author * ![ANTONY WAINAINA HEAD SHOT PHOTO](https://www.nommadj.com/wp-content/uploads/ 2026/04/ANTONY-WAINAINA-FACE-PHOTO.png "Vellora Heights vs Union Heights: A South C Buyer Guide 2") * [Antony Wainaina](https://www.nommadj.com/author/nommadj/) * Antony Wainaina is a business journalist, real-estate agent, content strategist and founder of Maploti. With 3 years' experience in property markets and 8 years in digital marketing, he creates research-backed market insights and investor guides. He focuses on data-driven analysis and practical advice that help local and diaspora investors navigate Kenya's property landscape. Stay connected via Google News Follow us for the latest real estate updates and property guides. ![Add as preferred source on Google](https://www.nommadj.com/wp-content/plugins/ add-as-preferred-source/public/images/google-preferred-source-button.png "Vellora Heights vs Union Heights: A South C Buyer Guide 1")