Lindi, Kibra Constituency: Area Profile, Real Estate Prices, and Development Landscape.

Lindi is a village and administrative ward within Kibra Constituency, located in Nairobi, Kenya. This area has been witnessing notable changes in infrastructure development and housing dynamics while maintaining its historical significance in Kibera’s landscape. This report examines the geographical context, housing market, land prices, and recent infrastructure developments in Lindi.

Locations > Nairobi > Kibra > Lindi

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Geographical Context and Area Facts.

Lindi is one of the five official wards within Kibra Constituency, alongside Makina, Laini Saba, Woodley, and Sarangombe. It is also recognized as one of the 15 villages that collectively form Kibera, Africa’s largest urban slum. Kibera itself occupies approximately 2.38 square kilometers (256 hectares) and is located just 6.6 kilometers (4.1 miles) from Nairobi’s city center.

Geographically, Lindi is situated near the flood-prone Ngong River, making it vulnerable to seasonal flooding. This geographical challenge has influenced both residential patterns and recent infrastructure development priorities in the area.

While exact population figures specifically for Lindi are not available, Kibera as a whole had approximately 170,070 residents according to the 2009 Kenya Population and Housing Census. However, other estimates suggest the total population may range between 500,000 to well over 1 million residents depending on which areas are included in defining Kibera. As a significant ward within Kibera, Lindi houses a substantial portion of this population.

House for Sale in Lindi, Kibra by Owner - Housing Market and Real Estate Prices.

The housing market in Lindi presents a mix of informal settlements and more formalized housing developments. Rental properties in the area show varying price points based on quality and amenities. For instance, a well-appointed two-bedroom apartment in Lindi was listed for rent at KSh 38,000 per month in 2022, offering amenities like a fairly sized living room, fitted kitchenette, and two bathrooms with built-in wardrobes.

For property buyers, the National Housing Corporation has developed apartments in the Olympic View Kibera project near Lindi. These units are available on both outright purchase and tenant purchase terms, with prices as follows:

One-bedroom apartments: KSh 3.65 million (outright purchase) or KSh 4.25 million (tenant purchase)
One-bedroom corner apartments: KSh 4.01 million (outright purchase) or KSh 4.5 million (tenant purchase)
Two-bedroom master en suite apartments: KSh 5.96 million (outright purchase) or KSh 6.85 million (tenant purchase)
Three-bedroom master en suite apartments: KSh 7.65 million (outright purchase) or KSh 8.75 million (tenant purchase)

It’s worth noting that the broader Kenyan housing market has experienced a downward trend in prices, with the Kenya Bankers Association Housing Price Index showing a 1.1% decrease in the third quarter of 2024 compared to the previous quarter, and a 14.28% year-on-year decline. This correction in prices may affect property values in Lindi as well, potentially creating opportunities for homebuyers but challenges for developers.

Commercial Plots for Sale in Lindi, Kibra - Land Prices and Property Taxation.

Under new land rates announced to take effect from January 1, 2025, landowners in Nairobi, including those in Lindi, will be subject to revised annual payments based on land size and value:

Plots under 0.1 hectares: KSh 2,560 annually.
Plots between 0.1 and 0.2 hectares: KSh 3,200 annually.
Plots between 0.2 and 0.4 hectares: KSh 4,000 annually.
Plots exceeding 0.4 hectares: KSh 4,800 annually.

Additionally, residential, commercial, and agricultural properties will be taxed at 0.115% of their land value per year. These new rates aim to align with current property values and improve transparency in revenue collection for the county government.

Land ownership in Lindi, as in much of Kibera, has been a contentious issue. The Nubian community has historical claims to approximately 288 acres of land in Kibera, which includes parts of Lindi. This has created tension regarding development and relocation plans, particularly as infrastructure projects advance in the area.

Recent Infrastructure Developments : Kibera Public Space Project.

One of the most significant recent developments in Lindi is the Kibera Public Space Project 07 (KPSP07), implemented by the Kounkuey Design Initiative. This large-scale public space development is located along the Ngong River and includes:

A play area for children.
A pavilion for public performances.
A sanitation block and public laundry facility
A small business kiosk with a savings and loans program.
Flood protection measures including a stone-filled gabion wall and planted retaining wall.
A pedestrian bridge was added in 2015.
Public lighting system installed by Nairobi City.

The project serves hundreds of residents weekly and has gained formal approval from Nairobi City authorities, marking a significant step toward integrating informal settlements with formal city services.

Road and Bridge Development.

A major infrastructure project affecting Lindi is the “Missing Link #12” road development. This project aims to connect the Southern “Langata” Bypass with Ngong Road and the Kilimani Ring Road. The road will pass through Kibera, specifically cutting through Lindi village, creating a 60-meter wide right-of-way. While this project promises to improve Nairobi’s transportation network and potentially benefit Kibera residents through better connectivity, it has also raised concerns about displacement and compensation for affected residents.

Additionally, the Kenya Rural Roads Authority has initiated the “KIBRA LINDI-NYANDO BRIDGE SECTION 1” project, which further demonstrates ongoing infrastructure development in the area. This bridge project is likely aimed at improving connectivity and addressing flooding challenges in Lindi.

Special Planning Area Designation and Future Development.

In 2020, the Nairobi Metropolitan Service declared Lindi, along with Makina, Laini Saba, and Sarang’ombe, as a special planning area. This declaration suspended new developments in these areas for two years to allow authorities to formulate harmonized standards and guidelines for buildings and other forms of development.

The special planning area designation aims to enable:

Preparation of participatory, economically feasible, socially, and environmentally sustainable physical development plans.
Implementation of strategic interventions to improve socio-economic and environmental aspects.
Development of a framework for enhancing residents’ fundamental rights to live in dignified and decent conditions.

This initiative is part of a broader effort to transform Kibera into a well-planned neighborhood while addressing existing infrastructure challenges, including housing, water, sanitation, and transportation.

Conclusion

Lindi, as a vital part of Kibra Constituency, is experiencing significant transition through various development initiatives and infrastructure projects. While housing and land prices reflect both local dynamics and broader market trends, the area is poised for potential transformation through formal planning efforts and infrastructure investments.

The tension between development aspirations and the rights of current residents remains a central challenge, particularly regarding the “288 Acres” land and infrastructure projects like “Missing Link #12” that require relocations. As expressed by one Lindi resident, “We are not against development, but we want equality and the rights of the affected to be observed”.

The success of initiatives like the Kibera Public Space Project demonstrates the potential for inclusive development that responds to community needs while improving infrastructure and living conditions. As Lindi continues to evolve, balancing development goals with community rights and needs will be crucial for sustainable and equitable growth.

1.What are the current house prices in Laini Saba, Kibra?

2.How has the recent infrastructure development impacted property values in Woodley?

3.Are there any new housing projects planned for Sarang’ombe, Kibra?

4.What are the average land prices per square meter in Makina?

5.How does the cost of living in Mbagathi way compare to other areas in Kibra?