Plots, houses and land for sale in Kisii Central, Nyaribari Chache.

Kisii Central is a key ward in Nyaribari Chache Constituency and the economic and administrative hub of Kisii County. This report looks into the area’s features, property market trends and recent developments that are shaping its growth.

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Geographic and Administrative Overview.

Nyaribari Chache is one of the nine electoral constituencies in Kisii County created in 1988 when it was split from Nyaribari Constituency. The constituency has six wards: Kisii Central, Bobaracho, Keumbu, Kiogoro, Birongo and Ibeno. Kisii Central Ward is significant as it hosts Kisii Town, the biggest urban centre in Kisii County. The ward is County Assembly Ward No. 1332 within the constituency’s administrative structure.

Kisii Central Sub-county shares boundaries with Nyaribari Chache Constituency making it an integrated administrative unit. The area is headed by a sub-county administrator appointed by the County Public Service Board to ensure coordinated governance and service delivery. Nyaribari Chache borders other constituencies including Nyaribari Masaba, Kitutu Chache South, Bobasi and Bonchari making it central in Kisii County’s political map.

The constituency is currently represented in Parliament by Hon. Zaheer Jhanda of UDA Party. While Keumbu is the constituency headquarters, Kisii Central Ward is the commercial and administrative centre due to its urban nature.

Demographic and Economic Profile.

Kisii Central Sub-County has a population of 166,906 according to recent census data comprising 81,330 males, 85,573 females and 3 intersex. This is approximately 13% of Kisii County’s total population of 1,266,860.Nyaribari Chache Constituency economy is a mix of urban commerce and rural agriculture. While Kisii Town in Kisii Central Ward is the commercial hub with banking, retail and service sectors, the surrounding areas are largely rural with mixed farming as the main economic activity. Rianyamwamu tea factory is a testament to the importance of cash crop farming in the area.

The constituency is also known for its educational institutions with 78 registered primary schools, 40 registered secondary schools, a National Polytechnic and a university. Notable schools include Kisii High School, Kereri Girls High School, St. Paul’s Amasago and St. Augustine’s Otamba Girls which contribute to the area’s social and economic development.

Property Market Overview.

Houses & Apartments for Sale in Kisii-House Prices.

Residential property market in Kisii Central and surrounding areas has significant price variations based on property type, location and investment potential. Current market trends show:

Single Family Homes:
- 5-bedroom maisonettes in Kisii CBD cost around KSh 20,000,000.
- 3-bedroom flat roof homes in the Nyanchwa area are priced at KSh 10,000,000.
- 4-bedroom modern bungalows with contemporary finishes sell at KSh 13,500,000.
Investment Properties:
- Residential apartment buildings with multiple units are investment opportunities:
  - A 38-unit apartment complex in Nyanchwa Estate with monthly rental income of KSh 480,000 is valued at KSh 65,000,000.
  - A 12-unit apartment building with KSh 144,000 monthly income is priced at KSh 32,000,000.

These figures show a robust residential market for both homeowners and investors. The price points indicate Kisii Central is an urbanizing area with growing demand for quality housing options.

Land & Plots for Sale in Kisii-Land Prices.

Land prices in and around Kisii Central vary greatly based on location, accessibility and development potential:

Urban and Peri-urban Land:
- Prime land in Kisii Town commands high prices, 0.5 acres in the municipality periphery near the central business district is valued at KSh 82,500,000. * Smaller plots for residential development like 50/80 plots with one-bedroom rental houses are priced around KSh 9,000,000.
Rural and Agricultural Land:
- In Nyaribari Chache, 1.25 acres with trees near Kiogoro Dispensary is priced at KSh 3,900,000.
- Generally, rural land in areas like Kisii ranges from KSh 3 million per acre for developed parcels to between KSh 500,000 and KSh 2 million for undeveloped rural land.
- The big price difference between urban and rural land reflects the premium placed on commercial and development potential in Kisii Central compared to agricultural value in outlying areas. This is typical of urban-rural gradients in developing real estate markets.

Recent Developments.

Infrastructure development in Kisii Central and Nyaribari Chache Constituency is gaining momentum with several projects ongoing or completed:

Road Network.

Kenya Rural Roads Authority (KeRRA) has commissioned the construction of a 26 km road network in Nyaribari Chache at Sh1.2 billion. This Nyabisabo–Amariba Road passes through Nyaguta, Riariga, Gesere, Mosasa and Getungurumu areas. The road is designed to benefit farmers by making it easier to move agricultural produce, particularly tea and milk to the market within the region. This is a big investment in rural accessibility and economic opportunities.

Spatial Plan.

The Kisii County government is developing a 10-year spatial plan to be completed by October 2025. The plan aims to:

Stimulate economic growth and sustainable development across the county.
Optimize utilization and management of natural resources.
Promote habitable human settlements with infrastructure.
Provide adequate infrastructure for socio-economic development.
Enhance internal and external connectivity.

Once completed, Kisii will be the 13th county in Kenya to have a spatial plan, positioning it for more structured development.

Broader Infrastructure.

Kisii County infrastructure, including Kisii Central has:

1,132.598 km of classified roads and 435 km of rural access roads.* 170.848km of tarmacked roads, 292.55 km of graveled roads and 669.2 km of earth roads.
One airstrip at Suneka that needs to be expanded to accommodate commercial jets.
Telecommunications infrastructure that serves 90% of households with mobile phone coverage.
Financial services infrastructure with ten major banks and five micro-finance institutions.

These are the existing facilities that the area has, while planned developments will address the current gaps especially in the transportation network.

Conclusion.

Kisii Central is the urban core of Nyaribari Chache Constituency, balancing its role as an administrative and commercial center with the largely agricultural character of the surrounding areas. Property prices reflect this urban-rural gradient with big premiums for land and housing in and around Kisii Town.

Recent developments especially the road network and spatial planning show that there is commitment to structured development that will further boost the area’s economy. These developments will increase property values and potentially narrow the urban-rural divide by improving connectivity and access to markets.

For investors, homebuyers and developers, Kisii Central offers many opportunities in a dynamic and evolving market. The area’s mix of urban amenities and rural character plus the ongoing developments positions it well for growth and development in the next few years.

1.What are the current house prices in Bobaracho?

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

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

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

5.How does the cost of living in Ibeno compare to other areas in Kisii County?