Mayoni, Matungu Constituency: A Comprehensive Area Analysis.

Mayoni, a key ward within Matungu Constituency in Western Kenya, represents an evolving rural settlement with growing infrastructure and development prospects. This analysis explores the geographical, demographic, economic, and developmental aspects of this region, providing insights into current market values and recent infrastructure initiatives.

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Geographic and Administrative Overview.

Mayoni Ward is one of five administrative wards within Matungu Constituency, covering approximately 49.8 square kilometers of the western Kenyan landscape. The ward is situated in Kakamega County’s Western Province. Matungu Constituency itself borders Bungoma County to the North, Busia County to the West, and Siaya County to the South, while also adjoining Mumias West, Mumias East, and Navakholo constituencies.

The constituency was established in 1997, carved from the larger Mumias Constituency following residents’ concerns about representation issues. Administratively, Matungu constituency comprises seven locations divided into 17 sub-locations, forming the foundation of civil service delivery. The five wards constituting the constituency include Koyonzo (the largest at 66.8km²), Kholera (61.8km²), Namamali (58.3km²), Mayoni (49.8km²), and Khalaba (the smallest at 39km²).

Historical and Cultural Context.

Historically, Matungu holds significant cultural importance as the burial grounds of the Nabongos (Kings) of the Wanga Kingdom. The predominant community consists of the Luhya sub-tribe, specifically the Wanga people who emerged as influential during colonial times when their king, Nabongo Mumia, collaborated with British authorities. The Bukusu community also constitutes part of the native population in this region.

Demographic and Economic Profile.

Based on the 2009 National Population and Housing Census, Matungu Constituency had a population of 183,544 (as of 2018) with projections reaching 202,848 by 2022. The constituency’s population density was approximately 665 persons per square kilometer, projected to increase to 735 by 2022.

The predominant economic activity in Mayoni and the broader Matungu area is agriculture, with sugarcane production being the primary commercial crop. Many residents are farmers who supply the Mumias Sugar Company with raw materials. Beyond sugarcane, farmers engage in growing maize, sweet potatoes, tea, groundnuts, and cassava. The area is also known for producing green vegetables that supply Matungu and surrounding areas.

Real Estate Market: Property and Land Prices: House for Sale in Mayoni, Matungu - House Prices.

The real estate market in Mayoni shows modest commercial and residential development. A notable property listing indicates commercial premises comprising three shops and four rental houses located approximately 300 meters from Matungu subcounty police offices, valued at KSh 3,000,000. This property includes additional adjacent land suitable for further construction and comes with a ready title deed.

Land for Sale in Mayoni, Matungu - Land Prices.

Land prices in Mayoni and surrounding Matungu area vary based on location, size, and proximity to amenities:

A 100 x 50 plot near Matungu CBD with running water and transferable title deed is listed for KSh 900,000. This plot is suitable for building and currently produces green vegetables for local markets.
A five-acre parcel in Matungu adjacent to River Nzoia, suitable for farming with proper transfer documentation, is priced at KSh 650,000 per acre (totaling KSh 3,250,000).
Prime agricultural land in Mayoni located 100 meters from the Mumias-Busia Road, featuring mature fruit trees (2 avocado, 2 mango, and banana plants), is available for KSh 1,600,000.
Land at Indoli on the Tarmac Road is priced at approximately KSh 1,500,000 per acre.

These listings reflect a developing real estate market with prices influenced by agricultural potential, water access, and road connectivity.

Recent Infrastructure Development.

Mayoni has experienced significant infrastructure development in recent years, enhancing connectivity, agricultural productivity, and resource management:

Transportation Infrastructure.

As of February 2025, the Kenya National Highways Authority (KeNHA) reported that construction of a new virtual weighbridge station at Mayoni is approximately 60% complete. This facility will supplement existing static weighbridge stations in Webuye, Malava, and Malaba to enhance enforcement of load limits, particularly targeting loose cargo trucks and cane transporters using Class A and B roads. This development is part of a broader national initiative by Transport Cabinet Secretary Davis Chirchir to expand the country’s weighbridge network.

Additionally, the Kakamega County Government initiated a road construction program in October 2021 covering multiple wards including Mayoni. This project aims to improve connectivity within the constituency and enhance access to markets and services.

Water and Irrigation Projects.

Two significant water-related projects are transforming agricultural potential in Mayoni:

In January 2025, the County Government of Kakamega issued a tender for the “Proposed Construction of Matungu Springs Community Water Project in Mayoni Ward”. This climate-resilient initiative is funded through the Financing Locally Led Climate Action (FLLoCA) Program.
The Nzoia River Basin Irrigation Project at Mayoni village represents a major agricultural infrastructure investment. This project aims to reduce economic vulnerability of local communities by establishing irrigation infrastructure that enables farmers to engage in sustainable agriculture throughout the year. Funded by the Kenya Climate Smart Agriculture Project (KCSAP), this initiative will benefit approximately 8,200 people (4,000 men and 4,200 women), including 80 vulnerable and marginalized groups such as youths, widows/widowers, orphans, persons living with disabilities, and HIV/AIDS affected individuals.

The project’s feasibility is supported by several factors including:

Abundant good quality water and fertile black clay soils favorable for commercial farming
Accessibility to markets in Mumias, Kakamega, and Bungoma towns through existing road networks

Educational Facilities.

Mayoni Township Primary School represents one of the key educational institutions in the area. This public primary school managed by the local government authority serves 943 students with 17 classrooms. With a student-teacher ratio of 49.6:1 and a student-classroom ratio of 55.5:1, the school provides basic education services to the local community.

Conclusion.

Mayoni in Matungu Constituency presents a developing rural settlement with significant agricultural potential being enhanced through recent infrastructure investments. The area’s real estate market shows modest growth with land prices reflecting agricultural value and growing connectivity. The ongoing and recently completed infrastructure projects—particularly in transportation and water management—signal a positive development trajectory for this region.

For investors and homebuyers, Mayoni offers affordable land options with improving infrastructure, while agriculturalists benefit from irrigation developments that enhance productivity and climate resilience. As these projects reach completion, Mayoni is likely to experience enhanced economic activity and potentially increased property values in the coming years.

1. What are the current house prices in Koyonzo?

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

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

4. Are there any upcoming projects planned for South Kabras?

5. How has the real estate market in Namamali changed over the past few years?