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Comprehensive Analysis of Mumias Central, Mumias East Constituency: Area Facts, Real Estate Market, and Infrastructure Development.
The Mumias region in Kakamega County has undergone significant administrative changes and development initiatives in recent years. This analysis explores Mumias Central ward within the broader context of Mumias East Constituency, examining geographical characteristics, demographic trends, real estate market conditions, and recent infrastructure developments that are shaping this evolving area of western Kenya.
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Geographic and Administrative Context.
Mumias East is one of twelve constituencies in Kakamega County, Kenya, formed when the former Mumias Constituency was divided into two separate administrative units – Mumias East and Mumias West. Interestingly, while Mumias East is a constituency, Mumias Central is actually a ward within neighboring Mumias West Constituency, creating a somewhat complex administrative arrangement.
Mumias town itself is the second largest urban center in Kakamega County with strategic road connections to several important destinations including Kakamega (east), Busia (west), Bungoma (north), and Kisumu (south). The area’s geography is characterized by the presence of two major waterways – River Nzoia and River Lusumu – which pass close to the town and play crucial roles in local water supply infrastructure.
Demographic Profile.
According to the 2019 census, Mumias East Subcounty had a population of 116,851 residents, showing growth from the 100,956 recorded in the 2009 census. The gender distribution reveals a slightly higher female population with 60,953 females compared to 55,895 males, and the census also recorded 3 intersex persons.
The age distribution data shows a predominantly young population with 51,075 residents (about 44% of the population) aged 0-14 years, while 61,335 residents (approximately 52%) fall within the working-age bracket of 15-64 years. Only 4,438 residents (about 4%) were aged 65 years and above.
Within the administrative boundaries, Mumias Central Ward specifically had a population of approximately 37,214 residents according to constituency data, making it one of the most densely populated wards in the region.
Real Estate Market Analysis: House for Sale in Mumias Central, Mumias East - House Prices.
The real estate market in Mumias Central shows considerable variation in pricing based on property type, size, and specific location. Current listings show a 3-bedroom bungalow in Mumias Central priced at KSh 8,500,000, situated on a 100ft by 100ft plot with the advantage of access to both murram and tarmac roads. At the higher end of the market, a 2-bedroom apartment in the Al Karim area of Mumias Central is listed at KSh 12,000,000, indicating the premium placed on newer apartment developments in central locations.
Historical data provides some perspective on price stability. Throughout the period from August 2020 to January 2021, the average price for a 4-bedroom house in Mumias Central remained consistent at KSh 9,000,000, suggesting a relatively stable housing market during that timeframe. The data indicates limited inventory during this period, with only one property tracked in the market report, which may reflect either low market activity or limited data collection coverage.
Cheap Land for Sale in Mumias Central, Mumias East - Land Prices.
Land values in Mumias Central and surrounding areas vary significantly based on location, access to roads, and development potential. Prime plots in Mumias town command premium prices, with a notable listing in the Wanubi area touching Mumias/St. Peters School/Ekero tarmac priced at KSh 1,500,000. Similarly, a plot with existing income-generating potential (four single rooms with water and electricity) in Shikhambi was listed at the same price point.
In the broader Mumias East constituency, agricultural land is priced at approximately KSh 1,500,000 per acre, as evidenced by a listing for land at Indoli on the tarmac road. Land with strategic location advantages, such as a plot in Mayoni situated just 100 meters from the Mumias-Busia Road, commands a slightly higher price at KSh 1,600,000. These prices reflect the value placed on road accessibility and proximity to urban amenities.
Recent Infrastructure Developments: Water Supply Enhancement.
One of the most significant infrastructure improvements in the region has been the Mumias Water and Sanitation Project, which dramatically increased water production capacity from 1,618 to 15,000 cubic meters per day. This comprehensive project included the construction of a new water intake upstream on River Lusumu, approximately 28 kilometers from Mumias town. Additionally, a new reinforced concrete tank with a 5,000 cubic meter capacity was built at Ekero near Mumias town to boost water storage and improve distribution reliability.
The project expanded the distribution network with 13.030km and 14.750km long ferrous pipes (600mm and 500mm in diameter respectively), significantly enhancing water access for more than 150,000 people in the region. This joint initiative by the Government of Kenya and the World Bank has addressed a critical infrastructure need, supporting both residential quality of life and enabling economic activities.
In addition to this major water project, the East/Wanga Ward Based Water Project in Mumias East Sub-County represents another targeted intervention to improve water infrastructure in the constituency.
Informal Settlements Upgrade.
A transformative urban renewal initiative is currently underway in Mumias through the Second Kenya Informal Settlements Improvement Project (KISIP 2), which is upgrading three informal settlements in Mumias Municipality: Mjini, Lukoye, and Shibale. This comprehensive project, with a total allocation of KSh 152 million for these three settlements, is funded through a partnership between the Government of Kenya, Kakamega County, the World Bank, the French Development Agency, and the European Union.
The scope of improvements is substantial and includes:
- In Mjini: Upgrading 0.944 kilometers of Masanga road and Masanga link road to bitumen standard, constructing drainage systems, installing 26 street lights, and connecting 100 households to piped water.
- In Shibale: Upgrading 0.523 kilometers of roads near Shibale Primary School and St. Joseph High School to bitumen standards, constructing 2.092 kilometers of drainage, installing a high mast floodlight, and constructing five water kiosks.
- In Lukoye: Upgrading 0.88 kilometers of Lukoye loop road to bitumen standard and constructing 1.76 kilometers of drainage.
Additionally, the project includes installation of 47 solar street lights across the settlements and three floodlights to enhance security and extend business hours. The construction works for these improvements in Mumias are scheduled for completion by January 24, 2025, representing a significant near-term enhancement to urban infrastructure.
Economic Infrastructure: Revival of Mumias Sugar Company.
The ongoing efforts to revitalize Mumias Sugar Company represent a critical economic infrastructure development for the region. In January 2025, West Sugar Company initiated plans to revive the distillery and co-generation plants at Mumias Sugar Company following a directive from President William Ruto during his visit to the area. This revival is particularly significant because Mumias Sugar Company was historically a major employer in the region before its collapse.
The revival efforts have already shown promising results, with the company reporting 34,208 acres under cane cultivation and contracts with 27,000 farmers. The renewed operations include a farmer-friendly payment system that provides compensation within one week of cane delivery, a significant improvement over previous practices where farmers often waited over a year for payment.
On January 20, 2025, President Ruto flagged off the first bonus payments to cane farmers and announced the signing of the Sugar Act 2024, which introduces structured cane supply zones to improve efficiency in the industry. These developments signal a potential economic resurgence for an industry that has long been central to the region’s economy.
Development Vision and Future Prospects.
Leadership in Mumias East Constituency has articulated a comprehensive vision for development that emphasizes infrastructure enhancements, educational opportunities, and economic empowerment. Infrastructure development is positioned as pivotal to this vision, with stated goals to create “modern roads, reliable public transportation, and consistent access to clean water and electricity” throughout the constituency.
The vision also emphasizes educational improvements through investments in schools, teacher training, and scholarship programs. Economic empowerment initiatives focus on supporting local businesses, encouraging entrepreneurship, and reviving key economic pillars like the Mumias Sugar Company.
These development goals align with ongoing infrastructure projects and suggest a coordinated approach to addressing the region’s challenges. If successfully implemented, these initiatives could significantly enhance quality of life and economic opportunities in Mumias Central and the broader Mumias East Constituency.
Conclusion.
Mumias Central and Mumias East Constituency represent a region in transition, with significant infrastructure developments underway that have the potential to transform both living conditions and economic prospects. The real estate market shows relative stability in housing prices with considerable variation in land values based on location and development potential. Water infrastructure improvements have substantially enhanced capacity and access, while urban renewal initiatives are upgrading informal settlements with better roads, drainage, and lighting.
The revival of Mumias Sugar Company offers promise for economic resurgence, potentially creating jobs and stimulating ancillary businesses throughout the region. With articulated development goals focused on infrastructure, education, and economic empowerment, the region appears positioned for potential growth and improvement in coming years, though success will depend on effective implementation and sustainable management of these various initiatives.
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