Bukembe East Ward: A Comprehensive Profile of Kanduyi Constituency's Growing Region.

Bukembe East represents one of the eight wards in Kanduyi Constituency, Bungoma County, Kenya. This area has gained attention for its strategic location, agricultural potential, and ongoing infrastructure developments. This report examines the geographic, demographic, economic, and property market characteristics of Bukembe East while highlighting recent infrastructure projects that are shaping its development trajectory.

Locations > Bungoma > Kanduyi > Bukembe East

No properties found in this location.

Geographic and Administrative Context.

Bukembe East is administratively positioned as one of the eight wards within Kanduyi Constituency, which itself is one of nine constituencies in Bungoma County. Kanduyi Constituency was established for the 1988 elections and covers approximately 210.80 square kilometers. The constituency is situated about 5 kilometers from Bungoma Central Business District, making Bukembe East relatively accessible to urban amenities.

Kanduyi Constituency comprises eight wards in total: Tuuti/Marakaru, Khalaba, Township, Musikoma, Bukembe West, Bukembe East, West Sang’alo, and East Sang’alo. This administrative structure places Bukembe East within a broader development context that includes both urban and rural settings. The constituency falls under the jurisdiction of Bungoma County, with Kanduyi District headquarters located in Bungoma town.

Historical Background.

The name “Bungoma” has two possible origins according to local accounts. One version suggests the area was inhabited by a Kalenjin sub-tribe called “Bangot,” while another indicates it was a meeting place for Bukusu elders who used drums (“engoma”) to summon people to meetings—hence the name Bungoma, meaning “place of drums”. This cultural history continues to influence the identity of the region, including Bukembe East.

Demographic Profile.

According to the 2019 census, Kanduyi Constituency has a general population of 163,568 and an urban population of 38,407. However, an alternative source indicates that Kanduyi Sub-County has a total population of 226,322, suggesting possible variation in administrative boundaries or census periods.

Kanduyi Constituency, including Bukembe East, faces significant socioeconomic challenges. The area is described as home to “Kenya’s largest slum characterized by high poverty levels”. This poverty is concentrated in slum areas which are “the most disadvantaged and challenging due to the number of poverty stricken people”. This indicates that despite its development potential, Bukembe East and the broader Kanduyi Constituency continue to struggle with economic disparities.

Land and Property Market Analysis: Land Prices in Bukembe East.

The land market in Bukembe East shows moderate pricing compared to more urbanized areas of Bungoma County. A specific recent listing (April 2025) shows a 3/4 acre plot in Bukembe East priced at KSh 1.8 million (negotiable). This particular property, situated near Nzoia Sugar, comes with a title deed and access to basic utilities including water, electricity, and road infrastructure. The listing indicates the land is suitable for multiple uses, including farming, residential, or commercial development.

Land for Sale in Bukembe East, Kanduyi – Land Prices in Surrounding Areas.

For comparative context, land prices across Bungoma County vary significantly based on location, proximity to urban centers, and infrastructure access:

Plots in Bungoma Town (Township D) command premium prices, with some listings reaching KSh 25-30 million for prime locations.
Semi-urban areas like Marakaru/Tuuti have plots (50×100) priced around KSh 250,000 to KSh 950,000.
Agricultural land in West Nalondo is priced at approximately KSh 600,000 per acre.
Commercial plots near established infrastructure, such as those behind Petrcam Gas Station, are listed at KSh 600,000.

This price variance demonstrates that Bukembe East’s land values fall within the mid-range for the region, offering a balance between affordability and development potential.

House for Sale in Bukembe East, Kanduyi - Housing Market.

Data on house prices specifically in Bukembe East is limited, with market trend reports indicating insufficient data to establish average prices. However, the broader Bungoma area shows varied housing options:

A 3-bedroom house on 1/4 acre in Kamukuywa (without fixtures and finishings) is listed at KSh 1,750,000.
A newly built, fully furnished 3-bedroom mansion in Bungoma Town is priced at KSh 3,700,000.

The limited housing market data suggests Bukembe East remains primarily a land market rather than a developed housing market, presenting opportunities for residential development.

Recent Infrastructure Development: Transportation Network Improvements.

A significant infrastructure development affecting Bukembe East is the upgrading of the Kanduyi-Makutano road under the Kenya Urban Support Programme (KUSP). This project was agreed upon during a public participation exercise and is supported by the World Bank. Improved road infrastructure will enhance connectivity between Bukembe East and neighboring regions, potentially increasing land values and economic opportunities.

Market Infrastructure.

The Ministry of Housing and Urban Development has issued tender documents for the “Proposed Construction of Bukembe & Sirisia ESP Markets in Kanduyi & Sirisia Constituency, Bungoma County”. This development aims to improve commercial infrastructure in Bukembe, creating structured market spaces that can stimulate local trade and economic activity.

County-Level Infrastructure Initiatives.

The Bungoma County Integrated Development Plan (CIDP) 2023-2027 outlines broader infrastructure goals that will impact Bukembe East, including:

Increased investments in transport, ICT, and energy infrastructure to lower business costs and improve competitiveness.
Establishment of an industrial park to expand the manufacturing sector.
Development initiatives focusing on regenerating neighborhoods and supporting communities.

These county-level projects represent a comprehensive approach to infrastructure development that will benefit Bukembe East alongside other areas in Kanduyi Constituency.

Economic Activities and Potential.

Bukembe East’s economy is characterized by a mixture of agricultural and emerging commercial activities. The ward’s proximity to Nzoia Sugar Factory makes sugar cane farming a significant economic activity. The area’s fertile land supports various agricultural pursuits, as evidenced by land advertisements mentioning agricultural potential.

The Bungoma Municipality Urban Integrated Development Plan focuses on smart development initiatives, including:

Redeveloping parking lots and obsolete buildings into mixed-use projects featuring retail shops, office space, and high-density housing.
Building commercial and residential space around public transit stations.
Developing master-planned communities with high-density commercial and residential land uses.

These initiatives suggest that Bukembe East, as part of Kanduyi Constituency, is positioned for economic diversification beyond its traditional agricultural base.

Conclusion.

Bukembe East represents a developing ward within Kanduyi Constituency with moderate land prices, ongoing infrastructure improvements, and significant development potential. The ward benefits from its proximity to Bungoma town while maintaining more affordable land prices than urban centers. Recent infrastructure initiatives, particularly road improvements and market development, are likely to enhance connectivity and commercial opportunities.

However, challenges remain, including poverty levels and limited housing market development. The success of Bukembe East’s development will depend on the effective implementation of county-level initiatives outlined in development plans and the ability to leverage agricultural productivity while diversifying into commercial and residential development. For investors and residents alike, Bukembe East offers opportunities in a region poised for continued growth and infrastructure enhancement.

1.What are the current house prices in Bukembe West?

2.How much does land cost per acre in East Sang’alo?

3.Are there any recent infrastructure developments in Musikoma?

4.What are the most popular types of properties for sale in Khalaba?

5. How does the cost of living in Township compare to other areas in Kanduyi Constituency?