Namamali, Matungu Constituency: A Comprehensive Profile.

Namamali represents one of the key administrative wards within Matungu Constituency, situated in Kakamega County’s western region. This area combines rich cultural heritage with evolving infrastructure and development priorities that shape its current real estate landscape. The following analysis examines Namamali’s geographic, socioeconomic, and development characteristics while providing insight into current property values and infrastructure initiatives.

Locations > Kakamega > Matungu > Namamali

No properties found in this location.

Geographic and Administrative Context.

Namamali functions as one of the five established wards within Matungu Constituency, which itself covers approximately 275.8 square kilometers of western Kenya. The constituency was carved out of the larger Mumias Constituency in 1997 following concerns from residents about representation challenges. Administratively, Matungu Constituency comprises five wards: Koyonzo, Namamali, Kholera, Khalaba, and Mayoni. As of historical voting records, Namamali reported 9,978 registered voters, demonstrating its significant population density within the constituency framework.

Matungu Constituency borders Bungoma County to the North, Busia County to the West and Siaya County to the South, while also sharing boundaries with Mumias West, Mumias East, and Navakholo constituencies. This strategic position influences both its economic activities and development trajectory. The constituency is predominantly populated by the Wanga sub-tribe of the Luhya community, with some Bukusu presence, reflecting its rich cultural diversity.

The constituency’s name “Matungu” derives from the traditional instrument “Litungu” played by local residents, highlighting the area’s deep cultural connections. Historically significant, the region serves as the burial grounds for the Nabongo (Kings) of the Wanga Kingdom, cementing its importance in local heritage and identity.

Socioeconomic Landscape.

The economy of Namamali and the broader Matungu Constituency primarily revolves around agricultural activities, with sugarcane production dominating as the principal economic driver. Many residents work as farmers supplying raw materials to the Mumias Sugar Company, though this economic dependency has faced challenges in recent years with fluctuations in the sugar industry.

Matungu falls within the Lower Medium ecological zone of Kakamega County, where sugarcane production dominates alongside farming of other crops including maize, sweet potatoes, tea, ground nuts, and cassava. This agricultural foundation shapes not only economic activities but also land use patterns and property values throughout the region.

The constituency had a projected population of 202,848 by 2022 based on the 2009 census data, indicating steady population growth that influences housing demands and infrastructure needs. Currently, the constituency is represented in Parliament by Honorable Peter Oscar Nabulindo, who has prioritized educational infrastructure development among other initiatives.

Real Estate Market Analysis.

Land & Plots for Sale in Namamali, Matungu Constituency-Land Prices.

Land values in Namamali and the broader Matungu area reflect both agricultural potential and proximity to developing urban centers. Current listings show plots available at varying price points:

A 100 x 50 plot near Matungu CBD is priced at KSh 900,000. This particular property features year-round running water, transferable title deed documentation, and is marketed as suitable for both vegetable farming and brick manufacturing. The agricultural potential coupled with proximity to the central business district contributes to its valuation.
While specific to Namamali ward data is limited, neighboring areas in Kakamega County show significant variation in land prices. For context, residential plots in other parts of Kakamega range from KSh 550,000 for land in Malava to KSh 4,000,000 for a 1/8 acre in Irumbi, approximately 300m from a developed road.
Historical land transactions in Namamali include institutional purchases, such as the National Government Constituency Development Fund allocation of KSh 600,000 for purchasing one-acre land parcels for schools in the constituency, though not specifically in Namamali.

The presence of legal land disputes, as evidenced by cases like the one involving North Wanga/Namamali/624 land parcel, indicates active land transactions and ownership claims that typically characterize areas with appreciating land values.

Real Estate and Property for Sale and Rent in Matungu-Housing Market.

Housing prices in the broader region surrounding Namamali reflect diverse property types and values:

A three-bedroom house on 0.5 acres in Matete (Kakamega County) is listed at KSh 2,800,000.
Family residences on 50×100 plots located approximately 300m from the Kakamega-Webuye highway command prices of KSh 8,500,000.
Larger properties, such as a three-bedroom family house on one acre opposite Jamindas hotel, are valued at approximately KSh 16,000,000.
Mid-range housing options include three-bedroom houses with garage facilities on 50×100 plots priced at KSh 5,500,000.

While these examples represent the broader Kakamega housing market rather than Namamali specifically, they provide context for understanding regional property values and housing investment potential.

Infrastructure Development Initiatives.

Recent infrastructure developments in Namamali and Matungu Constituency demonstrate ongoing investment in public facilities and amenities:

Educational Infrastructure.

Matungu Constituency is experiencing significant educational infrastructure upgrades, with the MP recently delivering three classrooms and a science laboratory to St. Maurice Mwira Secondary School in Mayoni Ward. This development forms part of a broader initiative that aims to construct 20 additional storey buildings within the constituency. The National Government Constituency Development Fund has also supported various educational facilities, including construction projects at Namamali Muslim Primary School.

Public Utilities and Road Networks.

The broader Kakamega County, including areas adjacent to Matungu, is benefiting from the Second Kenya Informal Settlements Improvement Project (KISIP 2). This World Bank, French Development Agency, and European Union-funded initiative is investing Sh268 million in infrastructure upgrades across five informal settlements. While not directly in Namamali, these developments impact the regional infrastructure network that serves the area.

Within Mumias Municipality, which borders Matungu, the KISIP 2 project is upgrading roads to bitumen standards, constructing drainage systems, installing high-mast floodlights and street lights, and improving water access through piped connections and water kiosks. These improvements in neighboring areas likely influence property values and development patterns in Namamali as well.

Development Planning.

The Kakamega County Integrated Development Plan 2023-2027 and Annual Development Plan for FY 2025/26 outline various future infrastructure projects that will impact Namamali and Matungu. These plans prioritize six key development areas including:

Enhanced access to healthcare, water, and sanitation.
Infrastructure development and wealth creation.
Food security initiatives.
Quality education provision.
Social development enhancement.
Good governance promotion.

The County Annual Development Plan for FY 2025/26 indicates projected expenditure of KES 15.36 billion against a development envelope of KES 5.95 billion, with the resource gap of KSh 9.41 billion to be addressed through enhanced revenue generation and partnerships with development organizations.

Conclusion.

Namamali ward in Matungu Constituency represents a community with deep cultural roots experiencing gradual infrastructure development and evolving real estate dynamics. The area maintains its agricultural foundation while benefiting from strategic investments in education, transportation networks, and public utilities. Land prices remain relatively affordable compared to more urbanized parts of Kakamega County, offering investment potential for both agricultural and residential development.

The ongoing infrastructure upgrades in surrounding areas, coupled with planned county development initiatives, suggest continued improvement in living conditions and potentially increasing property values in the medium to long term. For residents and investors interested in Namamali, understanding both its cultural significance and development trajectory provides important context for property decisions and community engagement.

1. What are the current house prices in Mayoni?

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

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

4. Are there any upcoming real estate projects in Koyonzo?

5. How does the cost of living in Marenyo-Shianda compare to other areas in Kakamega County?