Mumias North Ward: A Comprehensive Overview of Mumias West Constituency.

The Mumias North ward represents a significant administrative division within Mumias West Constituency, exhibiting unique characteristics in terms of demographics, land utilization, and development initiatives. This analysis presents detailed information about the ward’s geographical features, property market trends, and infrastructure advancements through early 2025.

Locations > Kakamega > Mumias West > Mumias North

No properties found in this location.

Geographical and Administrative Context.

Mumias West Constituency stands as one of the twelve constituencies in Kakamega County, encompassing a total area of approximately 165.30 square kilometers with a population of 111,862 residents. Historically, this region emerged from the division of the former Mumias Constituency, which was established in 1966 and later split into Mumias West and Mumias East constituencies. The constituency currently operates under the leadership of Honorable Johnson Manya Naicca, who has represented the area since 2013.

Mumias North ward specifically constitutes one of the four administrative wards within Mumias West Constituency, alongside Mumias Central, Etenje, and Musanda wards.

With County Assembly Ward number 1021, Mumias North occupies approximately 35.70 square kilometers and hosts a population of about 15,765 residents. The ward primarily comprises the Nucleus Sub-Locations of Kakamega County, representing approximately 14.1% of the constituency’s total population.

Ward Structure and Neighboring Areas.

Mumias North shares boundaries with several significant locations:

To the south: Mumias Central ward (population approximately 37,214 across 33.60 square kilometers).
To the east: Etenje ward (population approximately 28,162 across 50.60 square kilometers).
To the west: Musanda ward (population approximately 30,721 across 45.40 square kilometers).

The ward’s strategic position within the constituency contributes to its role in the broader regional development framework, particularly concerning infrastructure and economic activities.

Real Estate Market Analysis.

Land Prices.

The land market in Mumias North and surrounding areas within Mumias West Constituency exhibits diverse pricing patterns based on location, proximity to infrastructure, and land use designation. Current pricing trends as of April 2025 reveal:

Land & Plots for Sale in Mumias North -Residential Land.

Standard residential plots in Mumias Central ward are priced at approximately KSh 1,500,000 per plot.
Prime plots in Mumias town (Wanubi area) are valued at KSh 1,500,000.
Plots near Mumias/St. Peters school/Ekero tarmac road command premium prices due to their strategic location.
A 50×100 plot at Lukoye Mumias, situated 100 meters from the tarmac, is listed at KSh 1,800,000.

Farmland for Sale in Mumias North-Agricultural and Mixed-Use Land.

Larger parcels in Mumias West sub-county are available at different price points: half-acre plots in Ematiti Village are listed at KSh 2,300,000.
Agricultural land in Harambee area is priced at approximately KSh 900,000 for 29 acres.
Plots in Mumias/Ekero measuring 0.05ha (approximately 1/8 acre) are available at KSh 500,000.
A 0.21-hectare shamba (small farm) near Makunga primary on Mumias road is priced at KSh 1,400,000 (negotiable).

The land market demonstrates considerable variability depending on factors such as proximity to main roads, available utilities, and development potential. Plots with access to tarmac roads and essential utilities generally command higher prices than those in more remote locations.

Housing Market.

The residential property market in Mumias North and surrounding areas presents diverse options across various price segments:

Property & Houses for Rent & Sale in Mumias Kakamega-Single-Family Homes.

A 3-bedroom bungalow in Lumino, Mumias Central, measuring approximately 1,200 square meters on a 100 ft × 100 ft plot, is priced at KSh 8,500,000.
Properties with access to both murram and tarmac roads command premium prices.

Houses for Sale in Mumias -Multi-Family Properties.

A 2-bedroom apartment in Al Karim, Mumias Central, measuring approximately 100 square meters, is listed at KSh 12,000,000.

The housing market in the broader Kenyan context has experienced a downward price correction, with national housing prices dropping by 1.1% in the third quarter of 2024 compared to the previous quarter and falling 14.28% year-on-year. While specific data for Mumias North is limited, the national trend suggests potential opportunities for homebuyers in the region, though developers may face challenges in an environment of declining prices and increasing construction costs.

Infrastructure Development.

Mumias North and the broader Mumias West Constituency have experienced significant infrastructure development initiatives in recent years, enhancing connectivity, utility services, and commercial facilities.

Road Infrastructure.

The most notable ongoing infrastructure project is the upgrading of the Mumias-Matawa-Indangalasia road to bitumen standard by the Kakamega County Government. This 10-kilometer road project, which commenced in January 2025, will:

Serve as a crucial link connecting three sub-counties: Mumias West, Matungu, and Ugenya.
Bridge Kakamega and Siaya Counties, enhancing regional integration.
Facilitate economic growth in line with county development priorities.
Connect the Matawa Organic Fertilizer manufacturing plant with nearby towns.
Improve transportation of raw materials, finished products, and labor to and from local facilities.

The project is expected to be completed in 2026, according to statements by Kakamega Governor Fernandes Barasa during his inspection tour in April 20255.

Water and Sanitation.

The Mumias Water and Sanitation Project, completed in 2014, significantly improved water access and sanitation in the region:

The project overhauled the previously existing water supply system at a cost exceeding KSh 1.6 billion.
Water production capacity increased from 1,618m³/day to 15,000m³/day, meeting projected demand of 14,769m³/day.
A new reinforced concrete tank with 5,000m³ capacity was constructed at Ekero near Mumias town.
The distribution network was expanded to include 13.030km and 14.750km long ferrous pipes of 600mm and 500mm diameter respectively.
Service coverage expanded to benefit more than 150,000 people in the region.

Commercial Infrastructure.

Several commercial development projects are planned or underway in the constituency:

Proposed construction of Shibuli and Musanda ESP Markets in Mumias West, which will enhance trading opportunities for local entrepreneurs.
A significant development project labeled “Proposed Construction + Finance of Mumias Smart City AHP” in Mumias West, with a substantial allocation (indicated as 1,995 in the tender documents, likely representing units or budget allocation in millions).

These commercial developments aim to stimulate economic activities and create employment opportunities within the constituency.

Development Challenges and Opportunities.

Land Management Issues.

Despite the development potential, the area faces several challenges related to land transactions:

Reports of unscrupulous land agents who advertise non-existent plots at inflated prices.
Increased land disputes, particularly when family members sell land without involving other family members.
Cases where multiple buyers are sold the same piece of land, leading to conflicts and sometimes violence.

These challenges highlight the need for due diligence when purchasing property in the region and potentially signal opportunities for improved land administration systems.

Economic Potential.

The ongoing infrastructure developments present numerous opportunities:

The upgraded road network will improve access to markets for agricultural produce.
The Matawa Organic Fertilizer manufacturing plant represents industrial growth potential.
The proposed Mumias Smart City project could significantly transform the urban landscape and economic profile of the area.
Market developments in Shibuli and Musanda will enhance commercial activities.

Conclusion.

Mumias North ward within Mumias West Constituency presents a dynamic landscape characterized by evolving property markets and significant infrastructure developments. The ward’s strategic position within Kakamega County, coupled with ongoing and planned infrastructure projects, positions it for potential growth despite challenges in the broader real estate market.

The current infrastructure initiatives, particularly the road upgrade project and planned commercial facilities, are likely to enhance connectivity and stimulate economic activities in the region. However, prospective property buyers should exercise caution due to reported land transaction challenges.

As these development projects progress through 2025 and beyond, they are expected to have substantial impacts on property values, economic opportunities, and quality of life for residents of Mumias North and the broader Mumias West Constituency.

1.What are the current house prices in Musanda?

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

3.What recent infrastructure developments have taken place in Mumias Central?

4. Are there any new housing projects in East Wanga?

5.How has the real estate market in Malaha/Isongo/Makunga changed over the past year?