Ndivisi, Webuye East Constituency: A Comprehensive Area Profile.

Ndivisi ward stands as one of the three administrative divisions of Webuye East Constituency in western Kenya. This report examines the geographic, economic, and demographic characteristics of Ndivisi, while providing current insights into the local real estate market and recent development initiatives in the area.

Locations > Bungoma > Webuye East > Ndivisi

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Geographic and Administrative Context.

Ndivisi is one of the three wards that constitute Webuye East Constituency, alongside Maraka and Mihuu wards. Webuye East Constituency covers an area of approximately 161.8 square kilometers in the western region of Kenya and is one of nine constituencies in Bungoma County. Administratively, Ndivisi ward encompasses Ndivisi location and several sub-locations including Sitabicha, Sinoko, Lutacho, Misemwa, Wabukhonyi, Makuselwa, and Marinda.

The constituency was established prior to the 2013 General Elections when the original Webuye Constituency was divided into Webuye East and Webuye West. In the regional context, Webuye East Constituency is bordered by several constituencies: Kimilili to the north, Tongaren to the northeast, Webuye East to the east, Kanduyi to the southwest, Kabuchai to the west, and Sirisia to the northwest.

The current Member of Parliament for Webuye East Constituency is Martin Pepela Wanyonyi of the FORD-K party, who was elected in the 2022 general elections. The constituency falls under the administrative jurisdiction of Bungoma County, which has experienced significant administrative changes over time, with Webuye East District having its headquarters in Webuye town.

Demographics and Cultural Landscape.

Demographically, Ndivisi ward had approximately 10,319 registered voters as of September 2005, when it was still part of the original Webuye Constituency. Though more recent population data specific to Ndivisi is not available in the search results, the constituency as a whole is predominantly inhabited by the Tachoni sub-tribe of the Luhya people.

The area features notable geographical landmarks, with Webuye town being home to the famed Nabuyole Falls on the Nzoia River, which serves as a tourist attraction approximately seven kilometers from Webuye. The wider region around Ndivisi includes other areas such as Lugulu, Milo, Maraka, Furoi, Lukusi, Lutacho, and Misikhu.

Economic Activities and Land Use.

The economy of Ndivisi and the broader Webuye East Constituency is primarily agricultural, with most residents engaged in farming cereals and sugarcane. The area is characterized by high population density, with land predominantly utilized for subsistence agriculture.

The economic context of the wider region has been influenced by the fortunes of industrial establishments in nearby Webuye town, particularly the Pan African Paper Mills, which closed in 2008 but later reopened under new ownership as Rai Paper Manufacturing Company. This industrial presence, alongside agricultural activities, forms the backbone of the local economy in the constituency.

Land and Property Market Analysis.

Cheap Land for Sale in Ndivisi, Webuye East – Land Prices.

The real estate market in Ndivisi offers varied investment opportunities, with land prices reflecting both location and size considerations:

In Ndivisi proper:
- One acre of land is priced at approximately KSh 1.2 million
- Four acres at KSh 1.3 million total
- Two acres at KSh 1.2 million per acre
In specific locations within Ndivisi ward:
- A half-acre plot in Sulungai, adjacent to the Misikhu-Ndivisi Road, is listed at KSh 950,000 (negotiable)
- In Sitabicha sub-location: 0.2 hectares at KSh 600,000 and 0.4 hectares at KSh 1.1 million
- In Makuselwa: One acre at KSh 1.2 million and half an acre at KSh 650,000

The land market in Ndivisi appears to be active, with numerous listings available for various plot sizes, suggesting healthy demand for real estate in the area.

Residential Properties

While specific house price data for Ndivisi is limited in the search results, there is evidence of residential property development in the area:

A prime residential property in Milimani Estate in Webuye is identified as NDIVISI/MIHUU/1547, measuring 0.030 hectares (0.074 acres)

In the broader Kenyan context, the Land Registry reported an average house price of £268,000 in February 2025, with prices remaining steady compared to January and showing a 5.4% year-on-year increase. Housing market forecasts for Kenya in 2025 project growth between 2% and 4%.

Recent Infrastructure and Development Projects: Road Infrastructure.

A significant infrastructure development affecting Ndivisi is the reconstruction of the Misikhu-Brigadier Road, which has been announced by President William Ruto. This project is set to commence with a new contractor after previous delays and substandard work. The 45-kilometer road, which has been under construction since 2016 at a total cost of Sh1.3 billion, is crucial for connecting farmers to markets.

The road project will be extended from Ndivisi-Lukuki to connect with the Lugulu-Kitale main road, substantially improving regional connectivity. This development is expected to have significant positive impacts on transportation efficiency, economic activities, and property values in Ndivisi and surrounding areas.

Education and Youth Development.

Webuye East Constituency has seen investment in education and youth development initiatives:

KCB Foundation and Webuye East Constituency have partnered on a KSh 5 million job creation program, with each contributing KSh 2.5 million
The program aims to provide 100 youth with National Industrial Training Authority (NITA) certified technical skills training at Matili Technical Training Institute
This initiative is being implemented in collaboration with the Webuye East National Government-Constituency Development Fund

County-wide Development Focus.

The Bungoma County Integrated Development Plan (CIDP) for 2023-2027 highlights several priority areas that will likely benefit Ndivisi, including:

Comprehensive farm input support and extension services
Development of cooperatives
Education support through bursaries and scholarships
Construction of Early Childhood Development Education (ECDE) centers and Vocational Training Centers
County-level health facilities improvement
County industrial park establishment
Road infrastructure upgrades

Future Outlook and Investment Potential.

The real estate sector in Kenya broadly is experiencing growth, with the construction market valued at $17.3 billion in 2022 and projected to grow at an annual rate exceeding 5% between 2024 and 2027. This positive outlook is supported by Kenya’s GDP growth projections of 5.2% on average between 2024 and 2026.

For Ndivisi specifically, several factors suggest potential for continued real estate value appreciation:

The improved road infrastructure connecting the area to major economic centers
The relatively affordable land prices compared to urban centers
The predominantly agricultural character of the area, providing opportunities for both farming and residential development
The ongoing government initiatives aimed at boosting economic activities in the region

Conclusion.

Ndivisi in Webuye East Constituency represents a primarily agricultural area with an emerging real estate market. Land prices remain relatively affordable compared to urban centers, ranging from KSh 600,000 for smaller plots to KSh 1.2-1.3 million per acre for larger parcels. The area is benefiting from significant infrastructure developments, particularly the Misikhu-Brigadier Road project, which will enhance connectivity and potentially drive up property values.

With its rich agricultural potential, growing infrastructure, and community development initiatives, Ndivisi offers opportunities for both residential settlement and investment, particularly for those interested in agricultural land or affordable housing development. As Kenya’s real estate sector continues to grow, areas like Ndivisi that combine rural charm with improving infrastructure may see increased interest from investors looking beyond the traditional urban centers.

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