Musanda Ward: A Comprehensive Profile of Mumias West Constituency.

Musanda Ward stands as a significant administrative unit within Mumias West Constituency of Kakamega County, Kenya. Recent developments reveal a growing infrastructure landscape with the tarmacking of the Mumias-Musanda road progressing as of April 2025, alongside public participation forums led by Governor Fernandes Barasa. The area offers some of the most affordable land in the region, with prices ranging from KSh 450,000 to KSh 1,000,000 per acre, positioning it as an emerging investment destination. The establishment of Musanda Market and the nearby Mumias Industrial Park project signal significant economic transformation potential for this rural ward with a population of approximately 30,721 residents.

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Geographic and Administrative Framework.

Location and Demographic Profile.

Musanda is one of four wards within Mumias West Constituency, located in Kakamega County, Kenya. The constituency was formed following the division of the former Mumias Constituency into Mumias West and Mumias East constituencies. With an approximate population of 30,721 residents and covering approximately 45.40 square kilometers, Musanda represents a significant portion of the constituency’s total population of 111,862.

The ward comprises several sub-locations including Musanda, Bungasi, Eshihaka, and Eshikalame Sub-Locations within Kakamega County. This administrative unit is identified by County Assembly Ward Number 1023, forming part of the larger administrative structure of Kakamega County.

Administrative Structure and Representation.

Mumias West Constituency encompasses four wards:

Mumias Central Ward (population: 37,214).
Mumias North Ward (population: 15,765).
Etenje Ward (population: 28,162).
Musanda Ward (population: 30,721).

The political representation of Mumias West Constituency has been consistent, with Johnson Manya Naicca serving as the Member of Parliament since 2013 on the ODM party ticket. Local governance issues are addressed through the County Assembly, with Musanda having representation within this structure.

Land and Property Market Analysis.

Mixed-use Land for Sale in Musanda-Current Land Prices.

Musanda offers some of the most affordable land opportunities in Kakamega County, making it attractive for potential investors and settlers. Current property listings show:

Land in Musanda is listed at KSh 1,000,000 for 1 acre (described as “1 acre 8 points listed as 0.44ha”).
Historical data indicates that land has been available for as low as KSh 450,000 per acre in recent times.

Land for Sale in Musanda -Comparative Market Analysis.

When compared to neighboring areas, Musanda’s land prices remain relatively low:

Nearby Matungu has plots listed at KSh 900,000 for a 100 X 50 plot.
Prime land in Mayoni, Mumias, located 100 meters from the Mumias-Busia Road, is listed at KSh 1,600,000.
Land closer to Kakamega town center (within 6-10km from CBD) ranges between KSh 1 million to 3 million per plot.
Premium plots in Kakamega central areas can reach between KSh 1.5 million to 5 million depending on proximity to main roads.

Houses and Apartments for Rent and Rent in Musanda, Western, Kenya-Housing Market and Rental Rates.

While specific data for Musanda housing is limited, the general pricing guideline for Kakamega County provides insight into the housing market:

Single/double rooms: KSh 3,000 to KSh 5,000 per month.
Bedsitters: KSh 5,000 to KSh 7,000 per month.
One bedroom units: KSh 8,000 to KSh 13,000 per month.
Two bedroom units: KSh 12,000 to KSh 20,000 per month.
Three bedroom units: KSh 18,000 to KSh 30,000 per month.
Properties with their own compound: KSh 20,000 to KSh 30,000 per month.

The real estate market in Musanda and surrounding areas operates on a “willing buyer, willing seller” principle, with no strict governmental guidelines on property pricing.

Infrastructure Development Initiatives.

Road Construction Projects.

The transportation infrastructure in Musanda has seen significant developments in recent months:

Mumias-Musanda Road Tarmacking: President William Ruto inspected this critical infrastructure project in January 2025, which aims to improve connectivity and boost economic activities in the region. This project represents a significant upgrade to the area’s accessibility.
Musanda-Bungasi-Sigomere-Ugunja Roads: This project is mentioned in the 2025/2026 Energy, Infrastructure and ICT Sector Report from Kenya’s National Treasury, indicating ongoing or planned road development.

Market and Public Facilities Development.

The construction of Musanda Market Sheds in Mumias West is a significant infrastructure development aimed at enhancing commercial activities in the area. The detailed bill of quantities (BQ) for this project indicates a substantial investment in creating market infrastructure, which will provide organized spaces for local businesses and traders.

Public Participation in Development Planning.

On April 22, 2025, Kakamega Governor Fernandes Barasa engaged with Mumias West residents in a public participation forum held in Musanda Ward. During this session:

Residents actively participated in a question-and-answer session with the executive.
The governor addressed various issues including road tarmacking and the revitalization of Mumias Sugar.
The county emphasized reliance on Kakamega County’s transformative 3rd Generation Integrated Development Plan for Sustainable Development.

This forum demonstrates the local government’s commitment to inclusive decision-making regarding infrastructure and development projects in the area.

Economic Landscape and Future Prospects.

The Mumias Industrial Park Initiative.

One of the most significant economic development projects affecting Musanda and the broader Mumias West area is the Mumias Industrial Park project:

Spearheaded by the County Government of Kakamega.
48 acres allocated and an additional 152 acres mapped in Mumias West Sub-County for an Export Processing Zone (EPZ).
Aims to transform the region’s economy through industrialization.
Expected to create jobs and economically empower the local population.

The industrial park is designed to host various facilities including:

Factories for garments, leather, and agricultural equipment assembly.
Warehouses and real estates.
A data center and recovery points.
Agro-processing plants.
A shopping mall.

Agricultural Potential and Land Use.

The relatively affordable land prices in Musanda make it attractive for agricultural investments. Land listings mention properties with:

Running water all season.
Suitability for growing crops.
Potential for agricultural development.

The area’s rural character, combined with improving infrastructure, positions it well for agricultural ventures and farming activities.

Investment Outlook.

Several factors contribute to Musanda’s investment potential:

Affordable land prices compared to urban centers
Improving road infrastructure enhancing connectivity
Proximity to the planned industrial park
Public market development increasing commercial opportunities
Government focus on rural development and public participation

Conclusion.

Musanda Ward represents a microcosm of Kenya’s rural development story, balancing traditional agriculture with emerging infrastructure and economic opportunities. The ward’s relatively affordable land prices make it an attractive option for both residential settlement and investment, especially as infrastructure developments like the Mumias-Musanda road and Musanda Market enhance connectivity and commercial viability.

The public participation forums demonstrate a commitment to inclusive development, while major projects like the Mumias Industrial Park have the potential to transform the economic landscape of the entire sub-county. As these developments progress, Musanda is positioned to experience gradual urbanization and economic growth, potentially leading to appreciation in property values while maintaining its distinctive rural character.

For potential investors and residents, Musanda offers an opportunity to acquire land at relatively low prices in an area with improving infrastructure and proximity to planned industrial development, representing a balanced option between affordability and growth potential in Western Kenya.

1. What are the current house prices in Etenje?

2.How much does land cost per acre in Mumias North?

3.Are there any recent infrastructure developments in Mumias Central?

4. What types of properties are available for sale in Bunyala Central?

5. How does the cost of land in Bunyala West compare to other areas in Kakamega County?

1.What are the current house prices in Etenje?