Shirugu-Mugai Ward: A Comprehensive Profile of Malava Constituency.

Shirugu-Mugai stands as one of the seven administrative wards within Malava Constituency, located in Kakamega County, western Kenya. This profile explores the geographic and demographic characteristics of the area, current property market trends, and recent infrastructure developments that are shaping this evolving rural ward.

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Geographic and Demographic Profile.

Shirugu-Mugai Ward covers approximately 54.3 square kilometers within the larger Malava Constituency, which itself spans 423.3 square kilometers. The ward is administratively divided into 3 locations and 7 sub-locations, forming part of the constituency’s administrative structure that consists of five divisions, nineteen locations, and sixty sub-locations.

According to available demographic data, Shirugu-Mugai Ward has a population of approximately 14,151 residents. This represents a portion of Malava Constituency’s overall population, which was recorded at 205,166 in the 2009 National Population and Housing Census and was projected to reach 227,658 by 2012. Malava Constituency is one of the twelve constituencies that constitute Kakamega County, and it is designated as constituency number 201 within Kenya’s administrative structure.

The ward is one among seven administrative units within Malava Constituency, alongside West Kabras, Chemuche, East Kabras, Butali/Chegulo, Manda-Shivanga, and South Kabras. Each of these wards contributes to the unique socio-economic landscape of the constituency, with Shirugu-Mugai playing a significant role in the constituency’s development agenda.

Property Market Analysis.

Land & Plots for Sale in Shirugu-Mugai-Land Prices.

Land prices in Shirugu-Mugai Ward reflect the broader property market trends in Malava Constituency and Kakamega County as a whole. As of recent market assessments, one acre of land in Malava Constituency, where Shirugu-Mugai is located, is valued at approximately KSh 900,000. This pricing positions Malava in the mid-range of land values within Kakamega County, where prices vary considerably depending on location, proximity to urban centers, and infrastructure development.

For comparative context, land prices in neighboring areas of Kakamega County show significant variation:

Lubao: KSh 1,700,000 per acre.
Shianda: KSh 1,200,000 per acre.
Matungu: KSh 700,000 per acre.
Tande: KSh 950,000 per acre.
Bukura: KSh 1,200,000 per acre.
Musoli: KSh 800,000 per acre.

Recent land listings in the vicinity include a prime 3-acre parcel in Shihome, Malava Constituency, described as suitable for farming, construction, or settlement, indicating ongoing interest in land acquisition in the broader constituency area.

Houses & Apartments for Sale and Rent in Malava-Housing Market.

The residential property market in Shirugu-Mugai appears to be developing, albeit with limited formal listings on major property platforms. Despite searches on various property databases, specific residential listings for Shirugu-Mugai were not readily available, suggesting that the formal real estate market in this ward is still emerging14.

The broader Kenyan housing market has experienced a downward price correction, with the Kenya Bankers Association Housing Price Index (KBA-HPI) indicating that house prices dropped by 1.1% in the third quarter of 2024 compared to the previous quarter, with a substantial year-on-year decline of 14.28%. While not specific to Shirugu-Mugai, these trends likely influence property values in the ward as well.

Across Kenya, different housing types command varying price points, with townhouses averaging KSh 38.63 million, maisonettes at KSh 26.08 million, and high-end townhouses reaching approximately KSh 59 million. However, rural areas like Shirugu-Mugai typically have more modest housing valuations compared to urban centers.

Recent Infrastructure Development.

Educational Facilities.

Education infrastructure in Shirugu-Mugai is receiving significant attention as part of broader constituency development plans. Starting in the 2025/26 financial year, schools in Malava constituency, including those in Shirugu-Mugai Ward, will receive full allocations from the National Government Constituency Development Fund (NG-CDF). This initiative includes ambitious plans for providing two school buses per ward and constructing storey buildings in two schools per ward, emphasizing equitable distribution of educational resources across the constituency.

Specific educational infrastructure development in Shirugu-Mugai includes improvements to Shirugu Secondary School, with plans for:

Four new classrooms.
One ICT laboratory.
One staffroom.
Two administrative offices.
A targeted 80% completion rate for the project.

Water Infrastructure.

Water access is a critical development focus in Shirugu-Mugai. A significant infrastructure project, the “Shirugu-Mugai Ward Based Water Project in Malava Sub-County, Kakamega County,” was proposed as of November 30, 2023. This project aims to enhance water accessibility for residents, addressing one of the fundamental needs of the community.

County Development Initiatives.

Shirugu-Mugai is poised to benefit from the broader Kakamega County Annual Development Plan (CADP) for FY 2025/26, which outlines comprehensive development strategies across multiple sectors. The plan proposes a substantial investment of KSh 15.36 billion against a projected development envelope of KSh 5.95 billion.

The six priority areas identified in the county development agenda that will impact Shirugu-Mugai include:

Enhanced access to quality and affordable healthcare.
Water and sanitation improvements.
Supporting wealth creation and infrastructure development.
Sustaining food security initiatives.
Provision of quality education.
Enhancing social development and promoting good governance.

Commercial Development.

Commercial property interest in Shirugu-Mugai is evidenced by demand trends for commercial property in Kakamega County, where Shirugu-Mugai accounts for approximately 1.8% of total property searches, ranking 25th among all wards in the county. This indicates a modest but existing interest in commercial development within the ward.

Conclusion.

Shirugu-Mugai Ward in Malava Constituency represents a rural area undergoing gradual development and transformation. With land prices relatively affordable compared to more urbanized areas of Kakamega County, the ward offers potential for both residential and agricultural investment. The ongoing and planned infrastructure developments, particularly in education and water sectors, signal positive growth prospects for the area.

The ward’s integration into broader county development plans suggests continued improvements in essential services and infrastructure. For potential investors or residents, Shirugu-Mugai presents an opportunity to engage with a developing area that maintains strong connections to agricultural activities while gradually enhancing its basic infrastructure and services.

As development continues and more formal property markets emerge, Shirugu-Mugai may see increased integration into the wider Kakamega County economic landscape, potentially leading to appreciation in property values and improved quality of life for residents.

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

2. How has the infrastructure development impacted property values in Chemuche East?

3. Are there any upcoming infrastructure projects in Butali/Chegulo?

4. What are the average land prices per acre in Manda-Shivanga?

5. How does the cost of living in South Kabras compare to other areas in Malava Constituency?