Manyatta 'B' Ward: A Comprehensive Profile of Kisumu East's Developing Urban Settlement.

Manyatta ‘B’ ward in Kisumu East Constituency is undergoing significant transformation through infrastructure development projects aimed at improving living conditions and economic opportunities. This report examines the ward’s geographical context, property market trends, and ongoing development initiatives that are reshaping this formerly informal settlement into a more structured urban area. The current infrastructure developments are expected to substantially increase property values while enhancing connectivity and access to essential services.

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Geographic and Administrative Context.

Manyatta ‘B’ is one of the administrative wards within Kisumu East Constituency, which is one of seven constituencies in Kisumu County. Located approximately one kilometer from Kisumu’s Central Business District (CBD) and near the busy Kondele Junction, Manyatta ‘B’ serves as an important residential area for many working in the city center.

The ward is administratively unique, containing only one sub-location, unlike other wards in the region that may encompass multiple sub-locations. It falls under Kolwa West Location and is officially delineated as part of constituency code number 238.

Settlement Structure and Boundaries.

Manyatta ‘B’ consists of two major village units with distinct boundaries:

Kuoyo Village Unit: Encompasses the area from Auji through Flyover, Kuoyo Dispensary, Bata Toast, and extends to Nairobi Road.
Kanyakwar Village Unit: Covers the area from Auji through Carwash, along Magadi Road, and extends to Koyango.

The settlement is characterized by its distinctive “corners” which serve as important landmarks and meeting points for residents and visitors alike. These corners include Corner Legio, Corner Mbuta, Corner Maji, and Corner Mbaya, each with its own historical significance and character. Corner Mbaya, unfortunately, has gained notoriety for security concerns, while Corner Maji was historically important as a water collection point.

Property Market Analysis: Rental Apartment and House for Sale in Manyatta ‘B’, Kisumu East - Housing Prices and Rental Market.

The property market in Manyatta ‘B’ offers diverse options at various price points, reflecting the mixed socioeconomic status of its residents who range from low-income to middle-income earners. Current listings reveal the following trends:

Houses for Sale:
- A 2-bedroom house in Gudka Estate is listed for KSh 5,500,000 (approximately USD 42,300), with a floor area of 200 square meters.
- The property appears to be of relatively good quality with features such as full tiling, indicating some level of premium development occurring in the area.
Rental Properties:
- Bedsitters (studio apartments) are available for rent between KSh 5,000 to KSh 7,250 per month (approximately USD 38-56).
- Many rental units feature token electricity systems and independent water meters through KIWASCO (Kisumu Water and Sewerage Company).
- Newly built bedsitters are entering the market, suggesting ongoing residential development.

Land for Sale in Manyatta ‘B’, Kisumu East - Land Prices.

Land values in and around Manyatta ‘B’ show considerable variation based on location, accessibility, and proximity to main roads:

Residential Plots:
- A 0.04 hectare plot near Ogango is priced at KSh 1,200,000 (approximately USD 9,230), marketed as ideal for residential development or apartment buildings.
- A 0.13 hectare parcel at Kasule is listed for KSh 3,500,000 (approximately USD 26,920).
- A 1/8 acre plot suitable for rental apartment development is available for KSh 1,800,000 (approximately USD 13,850).
Commercial Land:
- Some plots are being positioned for commercial development, particularly those along or near main roads, with higher price points reflecting their business potential.

The land values appear to be on an upward trajectory, particularly as infrastructure development progresses, with real estate experts anticipating further appreciation once road networks and utilities are completed.

Recent Infrastructure Development: KISIP 2 Project Implementation.

Manyatta ‘B’ is currently benefiting from the Kenya Informal Settlements Improvement Project (KISIP 2), a comprehensive infrastructure development initiative funded by the World Bank and implemented by the Kenyan government. Key aspects of this program include:

Project Scope and Timeline:
- The project in Manyatta ‘B’ falls under “Lot 1” of KISIP 2, which commenced on January 18, 2024.
- The construction phase is scheduled for completion by January 18, 2025, followed by a one-year defects liability period.
- The total budget for the KISIP 2 project across multiple settlements is approximately KSh 1.3-1.4 billion.
Road Infrastructure:
- Several roads are under construction with varying completion percentages as of mid-2024:
  - White House-Kona Mbaya Road (59.4% complete)
  - Kajanta-Lovebar Road (66.0% complete)
  - Mosque-Kona Mbuta Road (38.6% complete)
  - Kona Mbuta-Kaego Road (34.4% complete)
- Magadi Sec Auji-Kuoyo Dispensary Road is being improved with a budget allocation of KSh 3,500,000.
- Many roads are receiving asphalt concrete surfacing, a significant upgrade from previous gravel or dirt conditions.
Water and Sanitation Works:
- Water supply infrastructure is being enhanced with approximately 13% of water and sanitation works completed as of mid-2024.
- Sewer works are progressing to improve waste management and public health outcomes.
Electrical Infrastructure:
- Street lighting and floodlight installations (approximately 10% complete) are being implemented to enhance security and extend business hours.
- Concrete foundations for floodlight masts have been constructed at strategic locations.

Community Impact and Resettlement.

The infrastructure development has necessitated some displacement and resettlement:

Project Affected Persons (PAPs):
- In Manyatta ‘B’, 15 structures were affected by the proposed development with 10 total Project Affected Persons identified.
- The county government has spent approximately KSh 12 million on compensating affected residents across the project areas.
Economic Opportunities:
- The construction projects have created employment opportunities for local residents.
- One resident employed on the Mosque-Kona Mbuta road project reported receiving weekly payments that help support her family’s basic needs and education expenses.

Socioeconomic Context and Development Outlook: Current Socioeconomic Status.

Manyatta ‘B’ has historically been classified as an informal settlement with socioeconomic challenges:

Population Characteristics:
- The area hosts residents of varied economic backgrounds, predominantly low-income to unemployed individuals, with some middle-income earners interspersed.
- The settlement is densely populated, characteristic of urban informal settlements in Kenya.
Land Tenure:
- The land in Manyatta ‘B’ is predominantly freehold, with title deeds belonging to the community.
- This tenure situation has complicated government-led development efforts, necessitating careful negotiation and compensation processes.

Development Outlook.

The ongoing infrastructure improvements are expected to significantly transform Manyatta ‘B’:

Economic Transformation:
- Enhanced road connectivity is anticipated to boost business activities and create new economic opportunities.
- Property values are projected to increase substantially as infrastructure improves, potentially changing the socioeconomic profile of the area.
Health and Security Improvements:
- Health infrastructure upgrades include the rehabilitation of Kuoyo Health Centre (KSh 1,700,000) and completion of Kuoyo OPD block (KSh 1,500,000).
- Security enhancements through street lighting are expected to address historical security concerns, particularly in areas like Corner Mbaya.
Tourism and Hospitality Development:
- The area currently hosts approximately 13 accommodation properties, including Greenview Guest House and Lorac Apartment.
- Improved infrastructure may attract further investment in hospitality facilities to serve visitors to Kisumu.

Conclusion.

Manyatta ‘B’ ward in Kisumu East Constituency is undergoing a significant transformation through the KISIP 2 infrastructure development program. The current property market shows moderate pricing for both land and housing, but these values are expected to appreciate considerably as infrastructure improvements progress. The ongoing road, water, sanitation, and electrical infrastructure developments represent a pivotal moment in the settlement’s evolution from an informal area to a more structured urban neighborhood.

The successful implementation of these infrastructure projects by January 2025 will likely catalyze further private investment in residential and commercial properties, potentially changing the socioeconomic landscape of Manyatta ‘B’. While the area faces challenges related to resettlement and historical socioeconomic constraints, the trajectory appears positive, with both government and community stakeholders aligned in the vision for a more developed and prosperous Manyatta ‘B’ ward.

For potential investors and residents, the current transitional period represents an opportunity to secure properties before the anticipated value appreciation following the completion of major infrastructure works. However, careful consideration should be given to specific location factors, security considerations, and ongoing regulatory changes that might affect property development in the area.

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