Tononoka Ward: An Urban Profile of Mvita Constituency.

Tononoka ward is one of the five county assembly wards within Mvita Constituency in Mombasa County, not Jomvu Constituency as might be mistakenly believed. This comprehensive profile examines the ward’s geographic characteristics, residential market dynamics, land valuation, and ongoing infrastructure developments that are shaping this urban section of Mombasa Island.

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Geographic and Administrative Context.

Tononoka ward is situated within Mvita Constituency, one of the six constituencies in Mombasa County. The ward covers approximately 1.50 square kilometers and comprises the Bondeni and Tononoka sub-locations. Administratively, Tononoka is part of Mvita Sub-County, which is represented in the National Assembly by Hon. Abdulswamad Shariff Nassir, who is serving his second term in office.

According to the 2022 electoral data from the Independent Electoral and Boundaries Commission (IEBC), Tononoka ward had 23,379 registered voters for the 2022 general election. This makes it one of the substantial electoral units within Mvita Constituency, which has a total population of approximately 151,978 people.

Neighboring Wards and Boundaries.

Tononoka ward is one of five county assembly wards in Mvita Constituency, alongside:

Tudor Ward.
Mji wa Kale/Makadara Ward.
Shimanzi/Ganjoni Ward.
Majengo Ward.

Residential Property Market.

The residential real estate market in Tononoka presents a diverse range of offerings, primarily dominated by apartment buildings that cater to various income segments.

Houses & Apartments for Rent in Tononoka-Rental Market Analysis.

Current rental prices in Tononoka as of April 2025 show significant variation based on size, amenities, and location within the ward:

Three-Bedroom Units:

High-end three-bedroom apartments: KSh 55,000-60,000 per month (typically newer constructions or those on higher floors with better views).
Standard three-bedroom apartments with ensuite master bedrooms: KSh 46,000 per month (featuring amenities like borehole water and ample parking).

Two-Bedroom Units:

Mid-range two-bedroom apartments: KSh 27,000-32,000 per month (variations depend on floor level and specific location within Tononoka).
Standard two-bedroom apartments: KSh 30,000 per month (most common pricing tier).

One-Bedroom Units:

Basic one-bedroom and parlour units: KSh 9,000 per month (typically on lower floors).
Specialty accommodations: KSh 4,000-6,500 for short-term rentals and Airbnb-style properties.
The rental market shows strong demand, particularly for two-bedroom apartments which comprise the largest segment of listings available in the area.

Land Values and Development Potential.

Land in Tononoka commands premium prices due to its strategic location within Mombasa Island and the high development potential sanctioned by urban planning regulations.

40 by 80 Land for Sale With Old House Tononoka Msa-Current Land Prices.

The most notable recent listing shows a 40 by 80 plot (approximately 3,200 square feet) with an old house priced at KSh 80,000,000. This translates to approximately KSh 25,000 per square foot, positioning Tononoka among the more valuable residential areas in Mombasa.

Development Regulations and Potential.

Land in Tononoka has substantial development potential, with zoning regulations allowing:

High-rise constructions up to 10 stories.
Mixed-use developments combining residential and commercial spaces.

This favorable regulatory environment has attracted developers looking to maximize returns on investment through vertical development, particularly in the form of apartment complexes.

Infrastructure Development Initiatives.

Tononoka is experiencing significant infrastructure transformation, with both public and private investments reshaping the urban landscape.

Road Infrastructure.

A notable ongoing project is the construction of Pheroz/Tononoka Road, which is currently in the tender phase. The project (Tender No: NCC/WDP/T/396/2024-2025) was scheduled for bid opening on February 25, 2025, indicating that implementation is likely to commence in mid-2025. This road development is expected to improve connectivity within the ward and to adjacent areas.

Property in Tononoka for Rent & Sale-Housing Development.

The most significant development project currently underway is the Affordable Housing Complex located along Sheikh Abdullas F. Road. This ambitious project features:

Three 16-story residential towers.
Ground level allocated for parking and commercial facilities.
500 one-bedroom, 600 two-bedroom, and 600 three-bedroom affordable apartments.
Recreational areas including rooftop Astro football pitches.
Garden spaces with ocean views.
Commercial facilities including shops, a chemist, a gym, and a nursery school.
A mini-water treatment plant.

This development represents a major infrastructure investment that will substantially increase the housing density and modernize residential offerings in Tononoka.

Private Sector Development.

Private developers are also contributing to the changing skyline of Tononoka. One notable example is the “Home Tower” or “H Tower,” a residential apartment complex exceeding 20 stories in height that is currently under construction. This trend of vertical development reflects the growing demand for housing in the area and the limited availability of land for horizontal expansion.

Infrastructure Challenges.

Despite the ongoing development initiatives, Tononoka faces several infrastructure challenges that affect residents’ quality of life and business operations:

Waste Management Issues.

Business operators in Tononoka have reported inconsistent garbage collection services, forcing many to hire private waste management services at additional cost. This has placed additional financial strain on local businesses.

Street Lighting and Security.

Inadequate street lighting has been identified as a significant concern in Tononoka, with implications for security, especially in commercial areas. This infrastructure gap has reportedly contributed to safety concerns among residents and business operators.

Drainage and Flooding.

Residents and business owners have voiced concerns about persistent flooding and deteriorating roads that hamper daily activities. These issues are linked to clogged drainage systems that cause frequent flooding during rainy seasons, making certain roads impassable and potentially damaging property.

Conclusion

Tononoka ward, situated in Mvita Constituency (not Jomvu as incorrectly stated in the query), presents a dynamic urban profile characterized by substantial real estate development, premium land values, and ongoing infrastructure improvements. The ward is experiencing significant vertical growth with multiple high-rise developments, reflecting its desirability as a residential location within Mombasa Island.

However, the area continues to grapple with infrastructure challenges related to waste management, street lighting, and drainage systems. The successful implementation of current and planned infrastructure projects will be critical in addressing these challenges and enhancing the quality of life for residents and the operational environment for businesses.

The continued investment in affordable housing projects alongside premium residential developments indicates a diverse approach to urban development that could potentially address housing needs across different income segments, making Tononoka a microcosm of Mombasa’s broader urban transformation efforts.

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