Gikomba and Eastleigh: A Comprehensive Analysis of Nairobi's Dynamic Neighborhoods.

This research report explores the current state of Gikomba and Eastleigh in Nairobi, Kenya, examining their historical significance, economic vitality, property markets, and infrastructure developments. Recent government initiatives and challenges threatening these vibrant commercial centers highlight the complex interplay between urban development, community livelihoods, and environmental considerations in Kenya’s capital city.

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Historical Background and Area Facts: Gikomba Market: Evolution and Significance.

Gikomba market, located in Pumwani Ward in Nairobi’s Kamukunji sub-county, represents one of Nairobi’s most vibrant commercial hubs with a rich history dating back to the 1960s. The market gained prominence as the go-to destination for second-hand clothes, locally known as “mitumba” in Kiswahili, which were initially brought in by Asian traders. Its origins can be traced to a period when railway workers from Muthurwa flocked to the area seeking household essentials and affordable clothing.

The market’s rapid growth prompted government intervention in 1952, with the provision of iron sheet shelters for traders and the erection of a barbed wire fence to manage the bustling commercial activities. Today, Gikomba resembles a patchwork of stalls from above, with some sheltered by iron sheet roofs while others remain exposed to the elements. The market has expanded beyond clothing to include shoes, vegetables, furniture, and household accessories, making it a comprehensive shopping destination.

Despite its informal appearance, Gikomba plays a crucial role in Nairobi’s economy. The market has produced numerous millionaires who have built successful businesses despite challenging conditions. The presence of major bank branches along New Pumwani Road testifies to the substantial financial activity generated in this area.

Eastleigh: Commercial and Residential Hub.

Eastleigh, also situated within Kamukunji constituency, has developed into a significant commercial and residential district with distinct characteristics from neighboring Gikomba. The area features more formalized business structures and has become known for its bustling commercial streets, particularly the 2nd Avenue which leads to the main market area.

The neighborhood has faced infrastructure challenges, including water supply issues, frequent power outages, and road deterioration that have hampered business operations and residential quality of life. However, recent government attention suggests a shifting focus toward improving these conditions.

Property Market Analysis.

The housing market in Eastleigh has demonstrated resilience and growth despite broader economic challenges. As of January 2025, the average house price in Eastleigh stood at £324,000, representing a 3.5% increase from £313,000 in January 2024. This growth rate slightly outperforms the broader South East region of the UK, which saw a 3.5% increase during the same period.

Property values in Eastleigh vary significantly by type:

Detached properties command the highest prices, averaging £544,000
Semi-detached properties are valued at approximately £352,000
Terraced properties average £282,000
Flats and maisonettes are the most affordable at around £176,000

The rental market in Eastleigh has shown even stronger growth, with the average monthly private rent reaching £1,155 in February 2025, reflecting a substantial 6.3% increase from £1,086 in February 2024. This growth exceeds the regional average and indicates strong rental demand in the area.

Land for Sale in Gikomba, Eastleigh – Land Prices and Commercial Property.

Land values in both Gikomba and Eastleigh reflect their prime locations near Nairobi’s central business district and their commercial potential. However, there is a notable price differential between the two areas:

In Gikomba:

Commercial plots are listed for approximately KSh 50,000,000
A significant 7.5-acre parcel in nearby Shauri Moyo is listed for KSh 850,000,000, indicating the substantial value of large development parcels in the vicinity

In Eastleigh:

Land prices range from KSh 66,000,000 to KSh 205,000,000 depending on size and location
A standard 50×100 plot is priced at approximately KSh 70,000,000
Prime 100×100 plots can command up to KSh 205,000,000
Plots near key commercial streets or with redevelopment potential for high-rise buildings typically fetch premium prices

The commercial property market also shows activity, with shops available for sale ranging from KSh 1,800,000 to KSh 3,500,000 depending on location and size. Warehouse spaces near City Stadium are available for KSh 250,000, indicating demand for logistics and storage facilities in the area.

Infrastructure Development and Government Initiatives: Recent Government Promises.

President William Ruto has recently committed to improving infrastructure in Eastleigh, focusing on three critical areas: water supply, road rehabilitation, and power reliability. In March 2025, he announced that the Northern Collector Tunnel would supply 140 million liters of water to Nairobi, though he emphasized the need for proper piping to ensure efficient distribution and prevent wastage. He directed Nairobi Governor Johnson Sakaja to oversee the implementation of an improved water piping system that would benefit all residents.

Road infrastructure is also receiving attention, with President Ruto promising to rehabilitate the crucial 2nd Avenue road within two to three months. This road serves as a primary route to Eastleigh’s commercial center and its improvement would significantly ease congestion and improve accessibility for businesses and customers.

To address frequent power outages affecting businesses, the President has directed local leaders to collaborate with Kenya Power to resolve electricity interruptions that have disrupted commercial operations. Additionally, plans for a 60km sewer line have been announced to improve drainage and sanitation conditions in Eastleigh.

Gikomba Market Development and Challenges.

For Gikomba market, the Nairobi County government pledged to construct a three-bay fire station within six months (announced in April 2024) to address the recurring fire incidents that have plagued the market. This commitment came in response to numerous unexplained fires that have caused extensive damage to property worth millions of shillings.

A more comprehensive vision for Gikomba’s future was outlined in a concept proposal for a Gikomba Commercial Node Masterplan in August 2024. This proposal seeks to address social, economic, and environmental challenges by developing a viable commercial node that integrates community needs while fostering sustainable growth. Key features include structured market spaces, improved facilities for traders, enhanced connectivity, community spaces, and environmental strategies including green infrastructure and waste management systems.

Current Challenges and Controversies: Riparian Land Dispute and Eviction Threats.

Gikomba market faces an existential threat as approximately 70% of its structures have been deemed to be on riparian land. In May 2024, the government ordered the removal of structures next to the river, classifying them as illegal. This situation has created significant anxiety among hundreds of traders who fear losing their livelihoods.

The situation escalated in March 2025 when Nairobi County and the national government issued a public notice declaring that the Nairobi River corridor riparian land had expanded to 60 meters (30 meters as riparian corridor and an additional 30 meters as development area). This declaration affects the Nairobi river corridor and its tributaries from Naivasha Road to Ruai in Kasarani Constituency.

In response, the Mitumba Consortium Association of Kenya and individual traders have filed a court case protesting their looming eviction, which is intended to pave the way for affordable housing units. They argue that the government failed to involve stakeholders in the decision and that implementing the 60-meter riparian boundary would violate their property rights and lead to the displacement of millions of Kenyans who lawfully possess land along the corridor.

Perennial Fire Incidents.

Gikomba market continues to suffer from mysterious fires that destroy businesses and livelihoods. Most recently, on April 1, 2025, an early morning fire ravaged the ‘Kwa Mbao’ section of the market, destroying approximately 500 businesses. The blaze reportedly started around 4 am, and despite firefighters’ efforts, traders were unable to salvage their goods. One trader estimated his losses at nearly Sh2 million.

This incident followed another devastating fire in the same area on March 1, 2025. Gikomba has experienced numerous fires over the years, including a deadly one in June 2018 that killed at least 15 people and injured more than 60 others. The frequent nature of these fires has raised questions about their cau

Future Prospects and Development Outlook: Affordable Housing Initiative.

The government’s plan to develop affordable housing along the Nairobi River corridor represents both a challenge and an opportunity for Gikomba and surrounding areas. After the proposed evictions, the government aims to develop a Local Physical Development and Land use plan to provide a framework for river regeneration, flood hazard mitigation, and land redevelopment.

The Kenya Kwanza administration and Nairobi County government plan to focus on infrastructure development, social and affordable housing, and improved physical infrastructure. While these initiatives could potentially improve living conditions and urban planning in the long run, the immediate impact on displaced traders remains a significant concern.

Commercial Growth Potential.

Despite current challenges, both Gikomba and Eastleigh continue to demonstrate remarkable economic resilience and growth potential. The high land prices in Eastleigh reflect investor confidence in the area’s commercial future. Similarly, the ongoing trading activities in Gikomba, despite threats of demolition and recurring fires, underscore the market’s economic importance and adaptability.

The proposed Gikomba Commercial Node Masterplan, if implemented sensitively with community involvement, could transform the area into a well-organized, sustainable commercial district that preserves its economic vitality while addressing environmental and infrastructure challenges.

Conclusion

Gikomba and Eastleigh represent vital economic centers within Nairobi’s urban landscape, each with distinct characteristics and challenges. Gikomba market embodies the informal economy’s resilience and entrepreneurial spirit, having evolved from its origins in the 1960s into a comprehensive commercial hub despite recurring fires and environmental challenges. Eastleigh has developed as a more formalized commercial and residential district with significant property values but faces infrastructure limitations that recent government initiatives aim to address.

Both areas stand at a crossroads where government development plans, environmental concerns, and community livelihoods intersect. The outcome of current disputes over riparian land, the implementation of promised infrastructure improvements, and the realization of masterplan concepts will significantly shape the future of these neighborhoods.

For investors, residents, and policymakers, understanding the complex dynamics of these areas is essential for making informed decisions that balance economic growth, environmental sustainability, and community welfare in Nairobi’s evolving urban landscape.

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