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Comprehensive Analysis of Tuuti, Kanduyi Constituency: Area Profile, Property Market, and Infrastructure Development.
Tuuti, also known as Marakaru/Tuuti, is a significant ward within Kanduyi Constituency that has been experiencing notable growth in both residential and commercial property markets alongside infrastructure improvements. This analysis explores the geographic and administrative characteristics of Tuuti, examines current property and land pricing trends, and investigates recent infrastructure developments that are reshaping this dynamic area of Bungoma County.
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Geographic and Administrative Overview.
Tuuti/Marakaru is one of eight wards within Kanduyi Constituency, which itself is one of nine constituencies in Bungoma County, Kenya. Kanduyi Constituency covers approximately 318.5 square kilometers and according to the 2019 census has a general population of 163,568 with an urban population of 38,407 people. The constituency is strategically located about 5 kilometers from Bungoma Central Business District, making it an important residential and commercial hub in the region.
Marakaru/Tuuti ward specifically has a population of approximately 10,521 residents according to InfoTrak data, representing about 12 points in a thousand-point scale of the county’s population distribution. Based on 2005 data, the ward had 7,790 registered voters, highlighting its significant electoral importance within the constituency. The ward is part of the Bungoma county local authority structure rather than the Bungoma municipality, distinguishing it from more urbanized wards like Khalaba, Mjini, Sinoko, and Stadium.
Politically, Kanduyi Constituency is currently represented in Parliament by John Makali of the Ford-K party, who was elected in 2021. Previous representatives include Wafula Wamunyinyi, who served multiple terms including 2013-2017 and 2017-2022 (though he switched to DAP midterm), and Alfred Khang’ati who served from 2007-2013. The constituency has historically been an opposition stronghold, with FORD-A and FORD-K winning the 1992 and 1997 elections with 33.25% and 80.88% of valid votes respectively.
Residential Areas and Settlement Patterns.
Tuuti features both rural and semi-urban settlement patterns, with residential areas spreading outward from key infrastructure nodes like the Tuuti Police Post and educational institutions such as Marakaru primary school. The area’s proximity to Bungoma town while maintaining its more spacious, less congested character makes it increasingly attractive for both residential settlements and commercial ventures.
Residential Property Market Analysis.
The residential property market in Tuuti and the broader Kanduyi area shows significant diversity in housing options and price points, catering to various market segments from affordable housing to upscale residences.
House Prices and Property Types.
In Kanduyi Zero Zero, which is one of Bungoma’s most sought-after residential areas, a spacious 4-bedroom house constructed in 2016 is currently listed at Ksh 12 million. This property sits on three full plots of land and features modern amenities including a study room, wet kitchen, dedicated laundry area, and a 45-foot borehole ensuring consistent water supply. The property exemplifies the higher-end residential market in the area, with its expansive land offering potential for future development or expansion.
In the core Tuuti area, a 3-bedroom brick house located near Kanduyi Stadium is available for KSh 4 million. The property sits on a quarter-acre plot and is marketed as suitable for redevelopment, indicating the evolving nature of the area and its potential for property transformation. The property includes two garages and a garden, reflecting the spacious nature of residential properties in this area.
Another notable listing in the MAKUTANO Kanduyi area features a 4-bedroom block-built house with a master ensuite bedroom priced at Ksh 3.9 million. This property sits on a 0.05 Ha plot and is situated within walking distance to Kanduyi market, offering both comfort and convenience. The home is secured with a perimeter wall and is strategically positioned near key amenities and upcoming developments, including the proposed Bungoma Mall, Siritamu Resort, Hunters Tuuti Sports Lounge, and educational institutions like Kibabi University.
Rental Apartment in Tuuti, Kanduyi – Rental Market.
The rental market in Kanduyi shows varied options, though specific data for Tuuti is limited. In the broader Kanduyi area, particularly in Khalaba, accommodations range from studio apartments starting at KSh 1,500 monthly to one-bedroom units at KSh 2,000 and two-bedroom apartments at KSh 3,000. Properties like Minari Homes offer these affordable options, indicating a market that caters to various income levels.
For short-term accommodations, several options exist including Antonio’s Guest House in Bungoma and Bungoma Midtown Hotel, with prices ranging from approximately $19-27 per night plus taxes. These establishments cater primarily to visitors and business travelers to the area.
Land Market Analysis.
The land market in Tuuti and surrounding areas of Kanduyi Constituency shows considerable activity, with varying prices based on location, accessibility, and development potential.
Prime Land Prices and Characteristics.
In Tuuti, a prime one-acre plot located opposite Hunters Paradise off Salmond Road is currently on the market. This land can be purchased either as a complete acre or subdivided into smaller plots priced at Ksh 500,000 each. The flexibility in purchase options makes this land accessible to different types of investors and homebuyers. The property comes with essential amenities including water and electricity lines, with title deeds available for direct transfer, making it immediately available for development.
Another notable listing is a prime plot near Tuuti Police Post priced at Ksh 800,000 with a negotiable first deposit. This property is strategically located with good accessibility, adding to its appeal for both residential and commercial development.
Plot for Sale in Tuuti, Kanduyi – Land Prices by Location and Size.
In Marakaru/Tuuti ward specifically, land prices show considerable variation:
- A quarter-acre plot located 200 meters from Marakaru primary school is listed at KSh 250,000
- Two plots with houses located 59 meters from a tarmac road along Mayanja are priced at KSh 950,000 per plot
- A plot located 300 meters from Santa Mara Resort is available for KSh 699,000
In the broader Kanduyi area, particularly in Khalaba, a third of an acre with direct transfer of ownership and located 100 meters from the Eldoret & Malaba highway is priced at KSh 4,500,000, showing the premium commanded by plots with prime locations near major transport corridors.
For larger agricultural parcels, 13 acres of fertile land in the broader Bungoma area is available at KSh 850,000 per acre with title deed available. For those seeking rocky terrain, 5 acres of rocky land at Luucho Hills near “honourable wetangulas kanduyi residence” is priced at KSh 900,000, described as highly fertile land ideal for various development purposes.
Infrastructure Development and Future Prospects
Recent years have seen significant infrastructure development initiatives in Bungoma County that directly and indirectly affect Tuuti and the broader Kanduyi Constituency.
Municipal Development Initiatives
A major development has been the creation of two additional municipalities (Webuye and Chwele) and expansion of boundaries for existing Bungoma and Kimilili municipalities. This administrative change has increased World Bank funding for urban infrastructure from Sh300 million to Sh1 billion, which will benefit the entire county including Kanduyi Constituency. This expanded funding will support improved infrastructure development throughout the region.
The Bungoma Municipality Integrated Development Plan outlines several strategic priorities that will impact Tuuti and surrounding areas. These include allocating land to meet future housing needs, promoting the municipality center as a world-class visitor destination, supporting local and neighborhood centers, and providing fit-for-purpose health, education, and community facilities in accessible locations.
Transport Infrastructure.
Transport infrastructure around Tuuti and Kanduyi is anchored by key national trunk roads including the A104 (Webuye-Malaba), C33 (Mumias-Bungoma), and C779 (Bungoma-Chwele). These roads provide critical connectivity to major urban centers and economic hubs, enhancing the area’s accessibility and economic potential.
The Bungoma County Integrated Development Plan 2023-2027 emphasizes increasing investments in transport infrastructure to lower business costs and improve competitiveness. These planned investments will likely enhance connectivity within Tuuti and to surrounding areas, potentially increasing property values and development opportunities.
Economic and Social Infrastructure.
The Bungoma County Integrated Development Plan outlines ambitious economic development initiatives including the establishment of an industrial park, empowerment of MSMEs through access to affordable credit and training, and increased agricultural and livestock productivity. These initiatives, when implemented, will create employment opportunities and stimulate economic growth in Tuuti and surrounding areas.
Social infrastructure development is also prioritized, with plans to improve health facilities, educational institutions, and community centers. The county plans to partner with the National Government to create over five thousand online jobs for youth through the Ajira Digital Programme, which could benefit residents of Tuuti and Kanduyi.
Upcoming Commercial Developments.
Property listings mention several upcoming commercial developments in the Kanduyi area that will enhance amenities and services for residents. These include the proposed Bungoma Mall, Siritamu Resort, Hunters Tuuti Sports Lounge, and Zuri Resort. These developments, when completed, will provide additional recreational, shopping, and entertainment options for residents and potentially increase property values in Tuuti.
Educational infrastructure is also significant in the area, with existing institutions including Kibabi University, St. Mary Kibabii High School, and Cardinal Otunga High School contributing to the area’s educational landscape. The Masinde Muliro Kanduyi Stadium represents an important sports and recreational facility for the community.
Conclusion.
Tuuti in Kanduyi Constituency presents a dynamic property market with a range of residential and land options at various price points. The area benefits from its strategic location within Bungoma County, with good connectivity to urban centers and essential services. House prices range from approximately KSh 3.9 million to KSh 12 million depending on size, amenities, and location, while land prices vary from KSh 250,000 for small plots to several million for larger or more strategically located parcels.
Current and planned infrastructure developments, including improved roads, municipal services, and commercial facilities, signal positive growth prospects for the area. The increased investment in urban infrastructure through World Bank funding, coupled with county-level development initiatives, positions Tuuti and the broader Kanduyi Constituency for continued growth and development.
For investors, homebuyers, and businesses considering Tuuti, the area offers a balance of affordable property options with significant potential for appreciation as infrastructure improvements and economic development initiatives are implemented. The flexible land purchase options, existing amenities, and planned developments make Tuuti an increasingly attractive location for both residential and commercial interests within Bungoma County.
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