Changamwe Constituency: Mombasa's Industrial Hub in Transition.

Changamwe, a key industrial suburb of Mombasa County, stands at a crossroads of economic transformation. Once the pulsing industrial heart of Kenya’s coastal region, this area is experiencing significant changes in its economic landscape while simultaneously benefiting from major infrastructure investments. This report explores the geographic and economic characteristics of Changamwe, current property valuations, and the infrastructure developments reshaping this important constituency.

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Geographic and Industrial Profile.

Changamwe is strategically positioned on the Kenyan mainland, serving as a gateway to Mombasa Island which is accessible via the Makupa Causeway by road, rail, and on foot. Located at coordinates 4°1′34″S 39°37′50″E, this constituency forms a critical part of Mombasa County’s economic infrastructure. The area is administratively divided into five wards: Airport, Chaani, Kipevu, Changamwe, and Port Reitz, each contributing to its diverse socioeconomic landscape.

The constituency houses key national infrastructure that reinforces its strategic importance, including:

Moi International Airport
Proximity to the Port of Mombasa
Major industrial facilities along the Mombasa-Nairobi highway

Historically, Changamwe has been characterized primarily as an industrial zone with several distinct features:

Modern concrete tower blocks housing residents amid industrial facilities
Various processing industries and manufacturing plants
Banking and commercial services along the Mombasa-Nairobi highway

Industrial Decline and Transition.

Recent years have witnessed a significant industrial transformation in Changamwe. The once smoke-filled skies above this industrial district have cleared as many manufacturing operations have ceased or relocated. This shift represents both challenges and opportunities for the area’s future development.

The most significant marker of industrial change was the 2013 shutdown of the Changamwe Oil Refinery, which previously processed approximately 1.6 million tonnes of crude oil annually. This closure resulted in job losses for over 1,000 permanent and casual workers, creating ripple effects throughout the local economy. The 45 refinery tanks have since been repurposed as storage facilities for imported oil, reflecting the shift from processing to logistics.

Further industrial contraction occurred when major employers in the garment manufacturing sector closed operations or relocated:

Ashton Apparel (EPZ) Limited and Mombasa Apparel (EPZ) Limited laid off over 7,850 staff after issuing redundancy notices in September 2023
Many businesses that flourished in the Changamwe area, supported by the now-defunct oil refinery, have ceased operations.

The industrial landscape continues to evolve, with a shift toward logistics operations. Where truck yards for fuel transport once stood, container freight stations (CFS) now operate, though these too face challenges due to expanded port handling capacity and the implementation of SGR freight services.

Property Market Analysis: Residential Property Prices.

The residential property market in Changamwe shows considerable variation in pricing based on location, property type, and amenities. Current residential property prices in Changamwe include:

Cheap House for Sale in Industrial area (Msa), Changamwe - Houses for Sale.

4-bedroom house in premium Bahari Estate, Kipevu: KSh 28,000,000
5-bedroom house in World Bank Estate, Miritini: KSh 8,000,000
4-bedroom block of flats in Miritini: KSh 8,000,000
1-bedroom block of flats (22 units) in Miritini: KSh 35,000,000

Rental Apartment in Industrial area (Msa), Changamwe: Rental Properties.

1-bedroom properties available for rent with prices starting from KSh 6,000/month near Changamwe Police Station.
Fully furnished studio apartments available for short-term rental (Airbnb) starting at KSh 2,000 per night in areas like Magongo.

The residential property market currently features a diverse range of options, including 9 listings for 2-bedroom houses and 25 listings for 1-bedroom properties as of April 2025. These figures indicate an active property market despite the area’s industrial decline.

Land for Sale in Industrial area (Msa), Changamwe: Land and Commercial Property Prices.

Land values in Changamwe vary significantly based on location, zoning, and proximity to major infrastructure:

Residential and Mixed-Use Land:

Plot in Khamisi Estate (300m from Changamwe Police Station): KSh 6,500,000
Prime plot in Khamisi Estate (400m from Changamwe Police Station): KSh 9,000,000.

Commercial and Industrial Land:

Commercial plot in Changamwe (3/4 plot): KSh 65,000,000
Land along Nairobi-Mombasa Road (10km from Changamwe roundabout): KSh 28,000,000 per acre
Prime industrial land in Magongo (0.966 Ha/2.38 Acres): KSh 170,000,000
Prime industrial plot (2.34 acres) in the industrial section: Price on application

Commercial Buildings and Warehouses:

50,000 sq ft warehouse complex on 1-acre land at EPZ Changamwe: KSh 300,000,000.
Industrial yard (1.5 acres) available for rent in Changamwe
60,000 sq ft godown (6 warehouses of 10,000 sq ft each) available for rent in Jomvu area, Changamwe.

These prices reflect the ongoing transformation of the area, with industrial and commercial properties commanding significantly higher prices than residential plots, highlighting the continued importance of Changamwe as a business and logistics hub despite industrial contraction.

Recent Infrastructure Development.

Changamwe is currently benefiting from substantial infrastructure investments aimed at enhancing connectivity, reducing congestion, and stimulating economic growth:

Major Transportation Projects.

Several transformative infrastructure projects are underway in and around Changamwe:

Makupa Bridge (KSh 4.5 billion): This 457-meter bridge with 600-meter mainland approaches and 400-meter island approaches is designed to replace the causeway, reducing traffic congestion while reestablishing Mombasa’s island status by allowing water to flow freely around it. The project includes dedicated lanes for pedestrians, bicycles, and the Bus Rapid Transit System.
Changamwe Interchange (KSh 16 billion): This massive infrastructure project aims to alleviate traffic congestion and improve connectivity between Changamwe, the airport, and Mombasa Island.
Mombasa Southern Bypass (KSh 24 billion): This project will provide alternative routes to ease traffic flow around the greater Mombasa area, benefiting Changamwe by reducing transit traffic.

As of April 2025, the Makupa Bridge project was 85% complete and expected to be commissioned in the coming months. According to Transport Cabinet Secretary statements, this infrastructure will significantly transform accessibility throughout Mombasa and enable marketing the city as an internationally recognized island destination, potentially boosting tourism.

Environmental and Industrial Infrastructure.

In addition to transportation developments, Changamwe is seeing investments in specialized infrastructure:

Used Oil Handling, Recycling and Storage Facility: Located on plot No.2418/V/MN along the Mombasa-Nairobi highway, this facility includes installation of overhead tanks, perimeter wall renovations, interceptor renovations, concrete paving, and firefighting equipment. This project represents continued investment in industrial infrastructure despite the overall decline in manufacturing.

County Development Priorities.

The Mombasa County Annual Development Plan for 2024/2025 allocates substantial resources to infrastructure development with direct implications for Changamwe:

Budget Allocation: Implementation requires KSh 8.4 billion, with the highest allocations going to Water, Natural Resources and Climate Change Resilience (25%), Lands, Planning, Housing & Urban Renewal (22%), and Transport & Infrastructure (12%).
Strategic Priorities: The plan emphasizes revitalizing Mombasa’s economy, improving water services, solving public transport challenges, modernizing waste disposal, and developing Mombasa as a “Smart City”.
Local Engagement: Stakeholder meetings for county development planning were held at Changamwe Social Hall in August 2023, indicating community involvement in infrastructure development decisions.

Conclusion

Changamwe Constituency stands at a pivotal moment in its development trajectory. Once defined primarily by its industrial character, it is now experiencing a transition toward a more diversified economic base with greater emphasis on logistics, transportation, and residential development. The closure of major industrial employers like the Changamwe Oil Refinery has created economic challenges but also opportunities for redevelopment.

Property values reflect this transition, with significant variation across residential, commercial, and industrial segments. The substantial infrastructure investments currently underway, particularly in transportation networks, position Changamwe to potentially strengthen its role as a critical node connecting the port, airport, and mainland Kenya.

As these infrastructure projects reach completion, they may catalyze new investment and development in the area, potentially reversing some of the economic contraction caused by industrial decline. The successful implementation of Mombasa County’s development priorities will be crucial in determining whether Changamwe can effectively transition from its industrial past to a more diversified and sustainable economic future.

1. What are the current house prices in Chaani Ward?

2. How much does industrial land cost per acre in Kipevu Ward?

3. What recent infrastructure projects are underway in Miritini Ward?

4. How has the Makupa Bridge project impacted traffic in Port Reitz Ward?

5. Are there any upcoming real estate developments in Magongo?