Savanna, Donholm: A Comprehensive Area Profile.

Savanna (also referred to as Savannah) is a significant neighborhood within the greater Donholm area, located in Embakasi East Constituency, Nairobi, Kenya. This report explores the area’s characteristics, real estate market trends, and recent infrastructure developments, providing a comprehensive overview for residents, investors, and other interested parties.

Locations > Nairobi > Donholm > Savanna

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Geographic Overview and Historical Context.

Donholm is situated approximately 8 kilometers east of Nairobi’s central business district within the larger Embakasi sub-county. The area spans 64.70 km² (25.0 sq mi) and includes five electoral wards: Upper Savannah, Lower Savannah, Embakasi, Utawala, and Mihango. Savanna specifically is one of these wards, forming an integral part of the Donholm neighborhood.

The name “Donholm” (alternatively spelled “Doonholm”) originates from James Kerr Watson (1881-1955), a colonial-era settler who established a 4,600-acre dairy farm in the area in the early 1900s. This farm stretched from what is now City Stadium to the present-day location of Donholm estate. Historically significant, Donholm was the site of Kenya’s first cattle dip and where East Coast Fever experiments were conducted.

Today, Donholm has evolved into a bustling middle-class residential neighborhood in eastern Nairobi, known for its:

Strategic location along the busy Outer Ring Road.
Proximity to Jomo Kenyatta International Airport.
Diverse housing options including standalone homes, townhouses, and apartment complexes.
Good public transportation connections.

The area has transformed from its historical agricultural roots into a densely populated suburb catering primarily to lower-middle-income to middle-income residents.

Real Estate Market: House Prices.

The housing market in Savanna, Donholm displays considerable diversity in property types and prices, reflecting the area’s mixed-income demographic. Current property listings reveal the following price ranges:

Apartments for Rent in Donholm-Apartments and Flats.

2-bedroom apartments in Tena estate (nearby Savanna): KSh 20,000-25,000 per month for rental.
3-bedroom apartments in Greenspan: KSh 8,500,000 for sale.

Homes for Sale in Donholm Kenya-Maisonettes and Townhouses.

3-bedroom maisonettes in Greenspan: KSh 11,000,000-16,000,000.
3-bedroom townhouses with domestic staff quarters: KSh 15,500,000-16,000,000.
4-bedroom maisonettes: KSh 10,000,000-40,000,000, depending on location and amenities.

3 bedroom Bungalow Houses for rent Donholm-Bungalows and Standalone Houses.

3-bedroom bungalow in Mara Savannah Estate: KSh 40,000 per month for rental.
4-bedroom houses: KSh 15,500,000-27,000,000.
5+ bedroom houses in Savannah: approximately KSh 14,000,000.

Flat And Apartments For Sale And Rent In Donholm-Investment Properties.

Block of flats (multi-unit buildings): KSh 75,000,000-95,000,000.
13-bedroom block of flats in Tena Estate, Savanna: KSh 95,000,000.

Most properties in gated communities feature amenities such as security systems, water storage facilities, parking spaces, and in higher-end properties, servant quarters. The pricing variation primarily depends on location within Donholm, proximity to main roads, age of construction, and available amenities.

Real Estate Market.

Residential Land for Sale in Donholm- Land Prices.

Land prices in Donholm have seen significant appreciation over the past decade, making it one of Nairobi’s neighborhoods with the highest land value increases. According to real estate data:

An acre of land in Donholm rose by 48% between 2015 and 2021, reaching approximately KSh 70.8 million.
The current average price for land plots in Donholm is approximately KES 32,500,000.
Price range for land varies from KSh 30,000,000 to KSh 36,000,000 for standard plots.

Specific current land listings include:

0.5-acre plot in Tena Estate: KSh 30,000,000.
Plots fronting Donholm-Savanna road with ready title deeds: KSh 35,000,000.
90×100 sq ft plot (slightly less than 1/4 acre) in Phase 8 near Greenspan Mall: KSh 30,000,000.
35×75 ft plot in Donholm Caltex: KSh 11,000,000.
60×30 plot opposite Greenspan Mall: KSh 15,000,000.

Land value appreciation in Donholm has been driven by significant infrastructure improvements, particularly road development that has enhanced accessibility, and the development of commercial centers that have brought amenities closer to residents.

Recent Infrastructure Developments.

Donholm and its Savanna neighborhood have experienced several noteworthy infrastructure developments in recent years, though challenges remain:

Sewer System Upgrades.

Donholm-Savannah Sewer Rehabilitation and Upgrade project by Nairobi City Water and Sewerage Company.
The project involves construction of DN450mm – 4239m, DN600mm – 834m and DN600mm Steel – 48m sewer lines.
The primary objective is to improve sanitation status throughout the Donholm area.

Road Infrastructure.

Upgrade of Outer Ring Road to a dual carriageway, significantly improving access to Eastlands estates including Donholm.
This road development has been a key factor in driving up property values in the area.

Commercial Development.

Growth of shopping centers and malls, bringing previously unavailable amenities closer to residents.
Greenspan Mall has become a focal point for commerce in the area.

Infrastructure Challenges.

Despite these improvements, some infrastructure challenges persist:

Deterioration of street lighting in parts of the estate.
Blocked drainage systems causing flooding in houses and roads during rainy seasons.
Water supply issues, including cases of sewage contamination in some areas.
Increasing density leading to pressure on existing infrastructure.

Conclusion

Savanna, Donholm presents an interesting case study of a rapidly developing Nairobi neighborhood transitioning from its historical roots as a colonial-era farm to a densely populated middle-income residential area. Property prices indicate strong demand, with land values appreciating significantly over the past decade, primarily driven by infrastructure developments like the Outer Ring Road upgrade.

The ongoing infrastructure projects, particularly the sewer rehabilitation initiative, indicate continued government investment in the area’s development. However, challenges with basic services like water supply, drainage, and street lighting suggest that infrastructure development has not kept pace with population growth and density.

For investors and potential residents, Savanna, Donholm offers relatively affordable housing options compared to western Nairobi neighborhoods, with good transport links to the CBD and proximity to the international airport. The continued infrastructure improvements are likely to further enhance property values in this evolving Nairobi neighborhood.

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