Ngong CBD: An Analysis of Kajiado West's Emerging Urban Center.

Ngong CBD has emerged as a significant urban center in Kajiado County, experiencing rapid transformation through infrastructure development, population growth, and real estate investments. This report examines the key aspects of Ngong CBD, including area facts, housing and land prices, and recent infrastructure developments that have shaped its growth trajectory.

Locations > Kajiado > Kajiado West > Ngong CBD

No properties found in this location.

Geographical and Administrative Context.

Ngong is strategically located near the Ngong Hills, alongside the Rift Valley, southwest of Nairobi. The area lies between longitudes 36° 36′ 21” E, 36° 51′ 0” E and latitudes 1° 18′ 20” S, 1° 27′ 35” S in Kajiado County. The town itself sits at an elevation of 1961 meters, while the iconic Ngong Hills reach approximately 2460 meters above sea level.

Administratively, Ngong is part of Kajiado North Sub-County and falls within Kajiado North Constituency. The broader Ngong Municipality comprises three major urban centers: Ngong town (the administrative and commercial hub), Ongata Rongai, and Kiserian (primarily service towns). This municipality spans across multiple wards, including Ngong, Oloolua, Olkeri, Nkaimurunya, and Ongata Rongai in Kajiado North Sub-County, as well as parts of Ewuaso Oo Nkidong’i and Keekonyokie Wards in Kajiado West Sub-County.

The population of Ngong was recorded at 107,188 according to the 2009 census, though this number has likely increased significantly given the area’s rapid urbanization. The town earned the nickname “The Bedroom Town of Nairobi” in the 1990s when many government employees relocated there after the government ceased providing housing accommodations.

Real Estate Market Analysis.

Housing Prices.

The Ngong area offers diverse housing options across different price ranges, making it attractive to various segments of homebuyers.

Houses for Rent in Ngong-Maisonettes.

Maisonettes remain popular in Ngong, with prices varying based on size, location, and amenities:

3-bedroom maisonettes range from KSh 10,000,000 to KSh 10,500,000.
4-bedroom maisonettes range from KSh 11,500,000 to KSh 16,000,000, with premium properties on larger plots reaching KSh 23,500,000.
5-bedroom maisonettes are priced around KSh 15,500,000 to KSh 19,500,000.

Most maisonettes include domestic staff quarters (DSQ or SQ) and are often situated in gated communities, particularly in areas like Matasia and Kibiku.

Bungalows for Rent in Ngong-Townhouses

The townhouse segment targets a slightly higher price point:

3-bedroom townhouses with DSQ start from KSh 9,700,000 to KSh 9,800,000.
4-bedroom townhouses with DSQ range from KSh 14,500,000 to KSh 28,000,000 depending on plot size and location.
5-bedroom townhouses command prices between KSh 23,000,000 and KSh 33,000,000, with the highest prices for properties on half-acre plots.

The Ngong real estate market shows particularly strong performance compared to other areas, with annual returns averaging 9.3%, outperforming the lower-middle market average of 5.5%.

Land prices

Land values in Ngong have shown significant appreciation over time, with various factors influencing pricing:

Residential Land for Sale in Ngong CBD-Residential Land.

1/8 acre plots range from KSh 2,200,000 in developing areas to KSh 14,000,000 for prime locations like those behind Milele Mall.
1/4 acre plots are priced around KSh 14,000,000.
1/2 acre plots in prime Ngong Town areas command up to KSh 49,800,000.
Full acre residential plots range from KSh 17,000,000.

Land for Sale Ngong CBD-Commercial and Mixed-Use Land.

Prime commercial quarter-acre plots near Milele Mall fetch approximately KSh 23,000,000.
Mixed-use plots in Ngong township start from KSh 3,300,000.
Larger commercial lands of 20 acres in Ngong Town are listed at KSh 34,000,000.

Historical data shows substantial appreciation in Ngong land values, with the average price per acre rising from KSh 10.3 million in 2012 to KSh 18.9 million by the end of 2017, representing a growth rate of 12.9% in 2017 alone. This trend has likely continued, particularly in areas benefiting from infrastructure development.

Infrastructure Development.

Ngong’s transformation has been accelerated by significant infrastructure investments that have enhanced connectivity, accessibility, and urban amenities.

Strategic Urban Planning.

The Ngong Municipality Integrated Strategic Urban Development Plan (ISUDP) 2020-2030 provides a comprehensive framework for the area’s development over a 10-year period. This plan was prepared by the Kajiado County Government with technical support from the Nairobi Metropolitan Service Improvement Project (NaMSIP) and funding from the World Bank. It addresses key urban development issues across Ngong, Ongata Rongai, and Kiserian, establishing guidelines for land subdivision, development, and zoning.

Road Network Improvements.

Several major road projects have enhanced connectivity to and within Ngong:

Ngong-Suswa Road: This KSh 4 billion, 70km road connecting Kajiado to Narok County has been a landmark project. Launched in 2018, the project stalled in 2020 but resumed, reaching 88% completion by December 2024. Expected to be fully operational by early 2025, this road will serve as an alternative route to Narok, Bomet, Nyamira, Kisii, Kericho, and parts of Nyanza.
Ngong Road Dualling: The dualling of Ngong Road in phases has significantly improved access between Nairobi CBD and Ngong Town, reducing travel time and congestion. Phase 1 has been completed, and Phase 2 was launched in March.
Urban Road Maintenance: The Periodic Maintenance of B19 Junction Road Ngong Phase 2 (Ngong Urban Area) is among the road improvement projects listed in government tender documents. Additionally, the county government has undertaken numerous road opening, grading, and murram projects totaling hundreds of kilometers.

Public Transport Infrastructure.

Ngong is set to benefit from major public transport initiatives:

Bus Rapid Transit (BRT) System: A KSh 43.4 billion Clean Bus Rapid Transit System was approved in December 2024. This project will connect Ngong Town and Tala, with construction scheduled to begin in 2025. The first phase covers 12.4km from Kenyatta National Hospital to Dandora, and by 2035, it is projected to transport 357,000 passengers daily using electric buses. The system will feature cashless fare collection, real-time passenger information, and GPS-based vehicle tracking.
Commuter Railway: The launch of the Riruta-Ngong commuter railway line by President William Ruto represents another significant transport development. An upcoming commuter station is currently under construction in Ngong, which will provide residents with an alternative means of commuting to Nairobi, helping to alleviate traffic congestion on Ngong Road.

Urban Amenities and Environmental Projects.

The Kajiado County Government has implemented integrated street lighting in Ngong and other towns, enhancing security and extending business hours. Additionally, a significant environmental initiative is underway with the Ngong River regeneration project scheduled for September 7-14, 2025. This seven-day intensive engagement project aims to transform a 15-km section of the Ngong River riparian corridor, improving environmental quality and creating vibrant green spaces.

Future Outlook and Investment Potential.

Ngong’s development trajectory suggests continued growth and opportunity, making it an attractive location for various types of investments:

Real Estate Investment Potential.

The real estate market in Ngong shows promising trends for investors, with residential properties in Ngong delivering annual returns averaging 9.3%, outperforming many other satellite towns. The area’s proximity to Nairobi, cooler climate, and natural beauty make it increasingly attractive for both residential and commercial developments.

Experts predict that as infrastructure continues to improve, property values will appreciate further, making current investments potentially lucrative in the medium to long term. Particularly promising investment areas include:

Affordable Housing: With rising demand for affordable housing options, developments targeting middle-income earners show strong potential.
Gated Communities: Security concerns and lifestyle preferences are driving demand for gated communities, which offer premium returns.
Commercial Real Estate: As the population grows, demand for retail spaces, office buildings, and hospitality establishments is increasing.
Eco-Friendly Housing: Growing environmental awareness is creating a market for sustainable housing developments that incorporate green building practices.

Infrastructure-Driven Growth.

The completion of major infrastructure projects, particularly the Ngong-Suswa road and the BRT system, is expected to trigger further economic development in Ngong. These improvements will enhance connectivity, reduce commuting times, and potentially attract businesses and services to the area.

Conclusion

Ngong CBD represents a rapidly evolving urban center within Kajiado County, characterized by significant infrastructure development, a dynamic real estate market, and strategic location advantages. The area’s proximity to Nairobi, ongoing infrastructure improvements, and natural amenities position it favorably for continued growth.

For investors, the diverse housing options, appreciating land values, and infrastructure-driven development present various entry points into the market. As the implementation of the Ngong Municipality Integrated Strategic Urban Development Plan continues through 2030, the area is likely to see enhanced urban planning, improved services, and increased economic opportunities.

The ongoing and planned infrastructure projects, particularly in transportation and road networks, will be critical factors in determining the pace and direction of Ngong’s development in the coming years. With construction of the BRT system and completion of the Ngong-Suswa road expected in 2025, the near future promises significant positive changes for Ngong CBD and surrounding areas.

1. What are the current house prices in Matasia?

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

3. What recent infrastructure developments have taken place in Mosiro?

4. Are there any upcoming projects planned for Merisho?

5. How has rapid urbanisation affected property prices in Ebulbul?