Comprehensive Overview of Bumula Constituency: Area Facts, Real Estate Prices, and Infrastructure Development.

Bumula Constituency, located in western Kenya, represents a growing area with both challenges and opportunities. This report explores the key aspects of this constituency including its geographical characteristics, political representation, housing and land markets, and recent infrastructure investments that are shaping its development trajectory.

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Geographical and Administrative Overview.

Bumula Constituency is one of nine constituencies in Bungoma County, situated in the Western Province of Kenya. Established for the 1997 elections after being carved out from Kanduyi constituency in 1996, it covers an area of approximately 347.8 square kilometers. The constituency borders both Kakamega and Busia counties, creating a strategic location within the western region of Kenya.

According to census data, Bumula has a population of approximately 202,133 persons based on the 2013 census. The constituency is represented in parliament by Hon. Nelson Jack Wamboka of the Democratic Action Party of Kenya (DAP-K), who was elected in the 2022 elections. Previous representatives include Lawrence Simiyu Sifuna (1997), Sylvester Wakoli Bifwoli (2002-2013), and Mwambu Mabonga (2017).

Administrative Divisions.

Bumula Constituency is divided into several administrative wards, each with its own distinct characteristics and development needs:

South Bukusu Ward (10,827 registered voters)
Bumula Ward (11,518 registered voters)
Kimaeti Ward (8,944 registered voters)
West Bukusu Ward (4,606 registered voters)
Siboti Ward (4,015 registered voters)
Mukwa Ward (3,688 registered voters)
Namasanda Ward (3,665 registered voters)
Siritanyi Ward (1,968 registered voters)
Sio Ward (1,669 registered voters)
Musikoma Ward (1,528 registered voters)

These wards collectively had 52,428 registered voters as of September 2005, with the highest concentration in Bumula Ward and South Bukusu Ward.

Real Estate Market Analysis: House for Sale in Bumula, Bumula - Housing Prices.

The housing market in Bumula Constituency is still developing, with limited property listings specifically within Bumula itself. Available data shows:

Properties within Bumula:
- A furnished 11-bedroom block of flats in Sifuniame, Bumula is listed for KSh 5,000,000. This property, sitting on a half-acre plot, is actually a private school for sale with electricity connections.
Accommodations:
- Remarkable 1-bed Guest House in Bungoma, located in Bumula (Nakwana, Kimaeti area), offers basic amenities including Wi-Fi and free on-site parking.
Surrounding Areas (Bungoma County):
Housing prices in neighboring areas of Bungoma County provide context for potential property values in Bumula:
- 3-bedroom house in Sio Estate Musikoma: KSh 6,500,000
- 3-bedroom house in Muslim Street, Township D (furnished): KSh 3,700,000
- 3-bedroom house in Mukuyuni, Kamukuywa (furnished): KSh 2,850,000
- 4-bedroom bungalow in Webuye (furnished): KSh 6,500,000
- 3-bedroom bungalow in Kabuchai/Chwele: KSh 1,500,000

The price ranges indicate that housing in and around Bumula is relatively affordable compared to major urban centers in Kenya, with most residential properties ranging between KSh 1.5 million to KSh 6.5 million depending on size, location, and amenities.

Land for Sale in Bumula, Bumula - Land Prices.

Land remains a valuable asset in Bumula, with prices varying based on location, accessibility, and development potential:

Within Bumula:
- An affordable plot off the Mateka tarmac road in Bumula Constituency is priced at KES 195,000, marketed as ideal for land banking, building a rural home, or starting a land investment journey.
- 13 acres of fertile land with title deed available in Bumula is listed at KSh 850,000 per acre (approximately KSh 11,050,000 total).
Surrounding Areas (for comparison):
- Half-acre plot in Bukembe to Nasaka: KSh 600,000 per acre
- 50 by 100 plot in Ndengelwa Bungoma: KSh 800,000
- 3/4 acre plot in Bukembe East: KSh 1,800,000
- 62×100 ft plot in Sio Area: KSh 750,000

The broader real estate market outlook for Kenya in 2025 is positive for land investment, with analysts projecting a 3.0% increase in land prices. This growth is expected to be driven by factors including government efforts to streamline land transactions, growing demand for land driven by positive demographics, and infrastructure development projects opening up satellite towns for investment opportunities.

Infrastructure Development Initiatives.

Recent years have seen significant infrastructure investments in Bumula Constituency, aimed at improving the quality of life for residents and stimulating economic development.

Water Projects.

Access to clean water has been a priority for development in Bumula:

In January 2022, the Bungoma County government launched a water project in Bumula constituency to help residents access clean water for domestic use.
The project included drilling a borehole projected to produce 3,000 liters of water per hour, benefiting both schools and approximately 200 households.
The borehole was equipped with a solar hybrid pumping system, community water point, pipeline distribution, and a water kiosk.
This initiative was particularly significant as areas of Bumula had been experiencing acute water shortages, especially during drought seasons, which had contributed to social problems including cases of rape and underage pregnancies as girls and women walked long distances in search of water.

Road Development.

Transportation infrastructure is receiving attention through government funding:

The Kenya Rural Roads Authority (KeRRA) has tendered for the “Routine Maintenance and Spot Improvement of Bumula-Tulumba-Mayanja Mailo (Kibuke) – C817 Road” with an engineer’s estimate of KSh 5,753,000.
This road project is approximately 9.8 km long and is specifically reserved for contractors qualifying under the Persons with Disabilities (PWD) category.
The improvement of this road network is expected to enhance connectivity within the constituency and to neighboring areas, potentially stimulating economic activities.

Electricity and Energy Projects.

Significant investments are being made in electrification:

In late 2024, the Ministry of Energy through the Rural Electrification and Renewable Energy Corporation (REREC) earmarked Sh600 million to connect 5,400 households with electricity in Bungoma County.
Specifically for Bumula Constituency, the Ministry allocated Sh260 million for the electrification of 1,200 households, with Sh10 million dedicated to connecting 132 households at Lunakwe village.
A major initiative is the construction of the Bumula Energy Centre, launched in November 2024 with an initial investment of Sh60 million. This center will serve as a platform for showcasing renewable energy technologies, clean cooking solutions, and environmental conservation practices.
The energy center will offer training services, organize field days, and provide extension services on energy for residents of the entire county.

Education Infrastructure.

The National Government Constituency Development Fund (NG-CDF) is funding several educational infrastructure projects:

Renovation works for 10 classrooms and an office at Bunambobi Primary School.
Construction of 8 classrooms (storey building) at Machwele Primary School.
Construction of 8 classrooms (storey building) at Namanze Primary School.

These education projects demonstrate a commitment to improving learning environments and expanding access to education in the constituency.

Conclusion.

Bumula Constituency presents a picture of an evolving rural-to-semi-urban area that is experiencing targeted development in key sectors. The ongoing infrastructure investments in water, roads, electricity, and education are gradually transforming the region and may contribute to increased property values over time.

For potential investors or residents, Bumula offers relatively affordable land and housing options compared to more urbanized areas of Kenya, with prices that may appreciate as infrastructure improvements continue. The constituency’s strategic location near the borders of multiple counties, combined with these development initiatives, positions it as an area with growth potential in Western Kenya.

These improvements address some of the historical challenges faced by residents, particularly regarding access to essential services like clean water and electricity, which have been critical barriers to development. As these projects reach completion, they are likely to enhance the quality of life for residents while potentially stimulating further economic growth and investment in the region.

1.What are the current house prices in Khasoko?

2.How much does land cost per acre in Kabula?

3.What recent infrastructure developments have been made in Kimaeti?

4. Are there any upcoming real estate projects in South Bukusu?

5. How has the property market in Siboti changed over the past five years?

1.What are the current house prices in Khasoko?

2.How much does land cost per acre in Kabula?

3.What recent infrastructure developments have been made in Kimaeti?

4.Are there any upcoming real estate projects in South Bukusu?

5.How has the property market in Siboti changed over the past five years?

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