Skip to content 
Etenje Ward: A Comprehensive Overview of Geography, Real Estate, and Development
Etenje Ward is actually located in Mumias West Constituency, not Mumias East as mentioned in the query. This administrative area in Kakamega County, Kenya, has seen gradual development in recent years with several infrastructure projects enhancing its appeal. This report examines the geographical characteristics, housing market, land prices, and infrastructure developments in Etenje and surrounding areas as of April 2025.
No properties found in this location.
Geographical Context and Demographics.
Etenje is one of four wards that make up Mumias West Constituency in Kakamega County, Kenya. The constituency was formed when the former Mumias Constituency was divided into Mumias West and Mumias East. With approximately 28,162 residents occupying an area of 50.60 square kilometers, Etenje Ward has a population density lower than some neighboring wards.
The ward comprises parts of Bukaya, Emukhuwa, Buchifi, and Masinjira sub-locations of Kakamega County. Administratively, it’s designated as County Assembly Ward No. 1022, forming an integral part of Mumias West Sub-county’s total population of 111,862 spread across 165.3 square kilometers.
Population projections for the broader Mumias West Sub-county indicate growth to approximately 128,015 residents by the end of 2025, with a corresponding population density of 774 people per square kilometer. This represents a steady increase from previous years, reflecting the region’s gradual demographic expansion.
Economic and Environmental Characteristics.
Etenje Ward is situated in what is classified as the Lower Medium Potential zone of Kakamega County, which covers the southern portions including Butere, Khwisero, Mumias East, Mumias West, and Matungu areas. The primary economic activities in this zone include sugarcane farming, with some diversification into maize, sweet potatoes, tea, groundnuts, and cassava cultivation.
Real Estate Market: House Prices and Trends.
The housing market in Etenje Ward specifically lacks comprehensive documentation, with no specific property demand trend data available for houses in Etenje as of March 2025. However, examining the broader Kakamega County and neighboring wards provides useful context for understanding property values in the area.
House for Sale in Etenje, Mumias East – Housing Prices in Surrounding Areas.
Properties in neighboring Mumias Central show a range of housing options and prices:
- A three-bedroom bungalow in Lumino, Mumias Central is listed at KSh 8,500,000.
- A two-bedroom apartment in Al Karim, Mumias Central is available for KSh 12,000,000
In other parts of Kakamega County, housing prices vary considerably:
- A three-bedroom house in Likuyani is priced at KSh 3,500,000.
- Rental properties in Mumias Central show monthly yields of approximately KSh 70,000 for a multi-unit building.
According to Cytonn’s 2025 Real Estate Markets Outlook, the Upper Mid-End apartment market in Kenya shows annual returns averaging 7.1%, while Lower Mid-End satellite apartments (which would include areas like Etenje) have seen returns averaging between 8.3% and 9.3%. The performance is characterized by a modest yearly price appreciation of 0.4% in FY’2024, suggesting a relatively stable market with moderate growth.
Land Market: Prices and Investment Opportunities.
Land prices in and around Etenje show considerable variation based on location, proximity to infrastructure, and development potential.
Plots for Sale in Etenje, Mumias East – Current Land Listings and Prices.
While specific listings for Etenje are limited, nearby areas provide a benchmark for land prices:
- Prime plots in Mumias Central range from KSh 1,500,000 to KSh 22,000,000, with the higher prices typically associated with commercial potential or strategic locations
- Agricultural land in Mayoni, not far from Etenje, is listed at approximately KSh 1,350,000 per acre
- A 100 x 50 plot in Matungu is available for KSh 900,000
The variance in prices reflects different factors including:
- Proximity to major roads (plots touching the Mumias/S.t Peters school/Ekero tarmac command higher prices)
- Development status (plots with existing structures or utilities fetch premium prices)
- Size and intended use (commercial vs. residential)
According to the 2025 market outlook data, land in the Nairobi Metropolitan Area has seen an average annualized capital appreciation of 2.7% in FY’2024, with projections suggesting continued modest growth of 3.0% in FY’2025. While Etenje is not in the Nairobi area, these trends often influence regional markets throughout Kenya.
Infrastructure Development.
Recent years have seen significant infrastructure investments in Etenje Ward and the broader Mumias West Sub-county, enhancing connectivity and access to essential services.
Road Infrastructure.
A notable development was the “10KM Road Programme” initiated in October 2021, which included road construction in Etenje Ward alongside other wards in Mumias West Sub-county (Mumias Central, Mumias North, and Musanda). This program has improved connectivity within the ward and to surrounding areas.
Visual documentation confirms the development of “Bitumen standard roads at Mumias triangle in Mumias West Sub-County,” representing a significant upgrade from earlier gravel roads. These improvements align with the county’s strategic focus on enhancing road infrastructure to facilitate economic activities and improve access to markets and social services.
Water Projects.
In November 2023, the “Etenje Ward Based Water Project” was proposed for construction in Mumias West Sub-County. This initiative aims to improve access to clean water for residents, addressing one of the critical infrastructure needs in the area. The project represents part of Kakamega County’s broader commitment to enhancing water infrastructure across its constituencies.
Development Frameworks.
The Kakamega County Integrated Development Plan outlines several priorities that directly impact Etenje Ward, including:
- Continued focus on infrastructure development to increase access to clean and safe water
- Improving road networks to enhance connectivity and market access
- Supporting agricultural diversification beyond sugarcane farming
Conclusion.
Etenje Ward, situated in Mumias West Constituency rather than Mumias East, represents a developing area within Kakamega County with moderate population density and a predominantly agricultural economy. While specific property data for Etenje is limited, the surrounding real estate market shows modest growth with land prices varying significantly based on location and development potential.
Recent infrastructure investments, particularly in roads and water projects, indicate a commitment to improving the ward’s development status. These improvements are likely to enhance property values and quality of life for residents over time, though the pace of appreciation remains moderate compared to more urban centers in Kenya.
For potential investors or residents, Etenje offers relatively affordable land prices compared to more developed areas, with recent infrastructure developments potentially positioning the ward for future growth and appreciation.
Related
1. What are the current house prices in Lusheya/Lubinu?
2.How have land prices in Malaha/Isongo/Makunga changed over the past five years?
3.What recent infrastructure developments have taken place in East Wanga?
4. Are there any upcoming real estate projects in Mumias Central?
5.How does the cost of living in Mumias North compare to other areas in Kakamega County?