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Kimaeti Ward, Bumula Constituency: A Comprehensive Profile.
As of April 2025, Kimaeti Ward stands as a vital administrative unit within Bumula Constituency, characterized by its evolving real estate market, educational institutions, and ongoing infrastructure development. This report examines the geographical, demographic, economic, and infrastructural aspects of this region in Bungoma County, Kenya.
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Geographical and Administrative Context.
Kimaeti is one of the seven County Assembly Wards that constitute Bumula Constituency in Bungoma County. Bumula Constituency was established for the 1997 elections after being carved from Kanduyi constituency in 1996. The constituency spans approximately 347.8 square kilometers with a population of about 202,133 according to the 2013 census.
Kimaeti Ward forms part of the administrative structure of Bungoma County, which is divided into nine constituencies including Bumula. Electoral data indicates that Kimaeti Ward had 8,944 registered voters as of September 2005. The current Member of Parliament for Bumula Constituency is Nelson Jack Wamboka from the DAP-K party, who was elected in 2022.
Bumula District, with its headquarters in Bumula town, is one of the nine districts that constitute Bungoma County, with Kimaeti being a significant ward within this administrative framework. The constituency borders Uganda to the west and includes other wards such as South Bukusu, Bumula, Khasoko, Kabula, West Bukusu, and Siboti.
Educational Infrastructure.
Kimaeti hosts several educational institutions that serve the local population. Kimaeti R.C Primary School is a public educational institution managed by the central government/DEB that offers the Kenya Certificate of Primary Education (KCPE). This co-educational day school has:
- 11 classrooms.
- Total student enrollment of 956.
- 12 government teachers (3 male, 9 female).
- Student-teacher ratio of 38.2.
- Student-classroom ratio of 86.9.
Additionally, St. Michael Nakhwana Secondary School is a public secondary institution located in Kimaeti Ward. In 2021, the school initiated a tender for “Construction and equipping of three (3) classrooms” to enhance its infrastructure.
Real Estate Market.
1/4 an Acre for Sale in Kimaeti-Land Prices.
Land values in Kimaeti and surrounding areas reflect the rural yet developing nature of the region. Current pricing indicates:
- 0.2 hectares (approximately half an acre) of land in Kimaeti is valued at KES 550,000.
- Agricultural land in Kimaeti is available at KES 350,000 per acre for parcels of around 2 acres.
- Neighboring areas within Bumula Constituency show varying prices:
- Burangasi: 0.4ha at KES 700,000.
- Kimwanga (with tarmac access): 0.4ha at KES 1,400,000.
- Nang’eni: 0.1ha at KES 330,000.
- Musakasa: 0.2ha at KES 420,000.
These prices reflect the relatively affordable nature of land in Bumula Constituency compared to urban centers like Nairobi, making it attractive for residential, agricultural, and investment purposes.
Houses & Apartments for Sale in Kimaeti-Housing Market.
Although specific housing price data for Kimaeti is limited, we can gain insight from broader market trends:
The Kenya Bankers Association Housing Price Index (KBA-HPI) reported in February 2025 that house prices nationwide fell by 3.4%, with a quarterly decline of 1.1% in Q3 2024 and a 14.28% year-on-year decrease. This general downward trend likely affects property values in Bungoma County, including Kimaeti.
In the broader Bumula area, a furnished 11-bedroom property (described as a former private school) on a half-acre plot was listed at KES 5,000,000, indicating the price range for institutional-scale properties in the region.
The KBA-HPI analysis from Q1 2024 indicates significant variations in housing prices based on property types:
- Maisonettes averaged KES 23.57 million.
- Townhouses averaged KES 22.92 million.
- Apartments averaged KES 14.51 million.
- Bungalows averaged KES 10.84 million.
However, these figures reflect national averages, with prices in rural areas like Kimaeti likely being substantially lower.
Infrastructure Development.
Recent infrastructure development in and around Kimaeti indicates ongoing efforts to improve connectivity and public services:
Road Network Improvements.
The Kenya National Highways Authority (KeNHA) Strategic Plan 2023-2027 includes the Mungatsi – Kimaeti – Lwakhakha (B141) Road for design review. This indicates significant attention to improving the road network connecting Kimaeti to neighboring areas.
A specific project for “Routine Maintenance and Spot Improvement of Kimaeti – Lwakhakha (B141) Road” was initiated in November 2024, demonstrating active infrastructure development in the area.
Similarly, the Kenya Rural Roads Authority (KeRRA) announced a tender for “ROUTINE MAINTENANCE & SPOT IMPROVEMENT OF BUMULA-LUMBOKA (LUNAKWE-LUMBOKA-NASIANDA) C808 ROAD” in November 2024, with tender number KeRRA/08/39/BGM/2024/2025-004. This project further enhances connectivity within Bumula Constituency.
Educational Facility Enhancements.
In addition to the aforementioned classroom construction at St. Michael Nakhwana Secondary School, the National Government Constituencies Development Fund (NG-CDF) for Bumula Constituency is funding renovation works of 10 classrooms and an office at Bunambobi Primary School in Bumula Sub County, with the tender closing in January 2025.
Economic Context.
While detailed economic data specific to Kimaeti is limited, the broader context suggests that the area has a predominantly agricultural economy. Land listings frequently mention “fertile land,” indicating the agricultural potential of the region. The affordable land prices compared to urban areas like Kikuyu (where 1/8 acre can cost KES 1.5M to KES 20M depending on location3) suggest Kimaeti remains largely rural, though developing.
The presence of educational institutions and ongoing infrastructure development points to gradual economic growth and investment in public services.
Conclusion.
Kimaeti Ward in Bumula Constituency represents a rural yet developing area within Bungoma County, characterized by relatively affordable land prices, ongoing infrastructure development particularly in road networks, and investment in educational facilities. While housing market data specific to the area is limited, broader national trends indicate a general decrease in housing prices, which may enhance affordability for potential homeowners.
The continued investment in road infrastructure, particularly the improvement of the Kimaeti – Lwakhakha (B141) Road, suggests potential for improved connectivity and economic development in the future. For investors and residents alike, Kimaeti offers relatively affordable real estate options with prospects for appreciation as infrastructure development continues.
Related
1.What are the current house prices in Bumula?
2.How do land prices in Kimaeti compare to other areas in Khasoko?
3.What recent infrastructure developments have taken place in South Bukusu?
4. Are there any upcoming projects planned for Siboti?
5. How has the housing market in Kabula evolved over the past few years?