Kangundo Central and Kangundo Constituency: Area Profile, Property Market, and Infrastructure Development.

Kangundo Central and its surrounding constituency represent a growing area within Kenya’s expanding Nairobi metropolitan region. This comprehensive analysis examines the geographic, demographic, and economic characteristics of the area, with particular focus on the evolving property market and recent infrastructure developments that are reshaping this region of Machakos County.

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Geographic and Administrative Overview.

Kangundo Constituency is designated as IEBC number 077 electoral constituency in Kenya, forming one of eight constituencies within Machakos County (IEBC number 016). The constituency covers approximately 177 square kilometers and has a population of about 94,367 people. Originally split from Matungulu Constituency, its main town of Kangundo serves as a division within Kangundo District.

The constituency is divided into four county assembly wards:

North Ward (Population: ~22,396, Area: ~37.30 sq. km).
Central Ward (Population: ~24,850, Area: ~31.90 sq. km).
East Ward (Population: ~21,509, Area: ~53.00 sq. km).
West Ward (Population: ~25,612, Area: ~55.10 sq. km).

Kangundo Central, our specific area of focus, had a recorded population of 10,094 as of 2018. The town is situated at coordinates 1° 18′ 12″ S, 37° 20′ 53″ E, with a Köppen climate classification of Cwb, indicating a subtropical highland climate with dry winters.

Metropolitan Significance.

KangundoKangundo town, together with neighboring Tala, forms a significant urban area within Kenya. The combined Kangundo-Tala area has a population of 218,557 (as of 2009 census), making it the 9th largest urban area in Kenya. Importantly, Kangundo is part of the Eastern Nairobi Metropolitan Area, situated within Machakos County, which is one of four counties comprising the Greater Nairobi region—an area that generates approximately 60% of Kenya’s national wealth. Constituency has a total population of approximately 94,367 residents according to official constituency data. Within this broader context, Kangundo East Ward is home to approximately 21,509 residents, representing about 22.8% of the constituency’s total population. The ward’s population density calculates to approximately 406 people per square kilometer, reflecting a moderately populated semi-urban settlement pattern.

As part of Kenya’s electoral framework, Kangundo East is designated as County Assembly Ward No. 0383 within the national electoral system. The ward holds significant political importance within the local governance structure, contributing to the constituency’s overall representation in both county and national politics.

Property Market Analysis.

Houses & Apartments for Sale in Kangundo-House Prices and Availability.

As of April 15, 2025, Kangundo Central has 8 houses listed for sale, offering varying configurations from one to four bedrooms and different property types including detached bungalows and duplexes. The available houses represent diverse price points and stages of completion.

One notable listing is a four-bedroom, two-ensuite story house on a 50 by 100 feet compound that is 90% complete, requiring only finishing touches like painting and interior fixtures. Another premium offering is a fully finished 4-bedroom all-ensuite house in Joska along Kangundo Road, priced at KSh 12.5 million (slightly negotiable). This property includes modern amenities such as servant quarters, perimeter wall with gate, 18,000-liter water storage capacity, and comes with a ready title deed.

Kangundo Land for Sale-Land Prices and Investment Opportunities.

Land in Kangundo Central varies significantly in price based on location, accessibility, and proximity to main roads:

Residential plots in the area are available from KSh 600,000 per plot.
“Tulivu Gardens offers land at KSh 985,000 per acre, located 1.5 km from Kangundo Road.
Plots at Kantafu along Kangundo Road (approximately 200 meters from the main road) sell for around KSh 1,200,000 per acre.
Premium plots located 250m from Kangundo Road near the Catholic shrine, with ready title deeds for 1/8 acre (50*100) parcels are available at KSh 800,000.
Larger investments are also available, such as a 100-acre parcel 3.7 km from Maraa along Kangundo Road, priced at KSh 4 million.

In the broader Kangundo area, property prices range widely, with the majority of listings falling between KSh 700,000 and KSh 2 million (35 listings), followed by properties in the KSh 2-13 million range (22 listings).

Market Trends.

The Kenyan housing market has been experiencing a price correction, with the Kenya Bankers Association Housing Price Index showing a 1.1% drop in the third quarter of 2024 compared to the previous quarter, and a more significant 14.28% year-on-year decline. According to Dr. Samuel Tiriongo, KBA Director of Research, this trend reflects “a correction in prices due to reduced speculative buying and changing financing conditions”.

Despite this general market cooling, areas along Kangundo Road—including Joska, Malaa, Kamulu, Mutalia, and Kantafu—are described as “prime investment hotspots” offering affordability compared to more central Nairobi locations. The area’s property market benefits from flexible payment options, with some developers offering installment plans up to 12 months for land purchases.

Infrastructure Development.

Infrastructure development represents a significant catalyst for growth in the Kangundo area, with several major projects underway or recently completed.

Road Expansion.

The Kenya National Highways Authority (KENHA) has begun the long-awaited expansion of Kangundo Road, which runs from Caltex Umoja area off Outer Ring Road all the way to Kangundo town in Machakos County. This major infrastructure project is expected to bring substantial benefits to satellite towns along the route, including Ruai, Kamulu, Joska, Mutalia, and Malaa.

The road expansion addresses several critical needs:

Accommodating the rising middle-class population in satellite towns.
Supporting the increasing demand for affordable housing.
Connecting growing population centers to the Nairobi Metropolis.
Opening new markets and reducing commute times.

Public Transport Facilities.

In mid-2024, Governor Wavinya Ndeti commissioned the Kangundo Bus Park, emphasizing her administration’s commitment to strengthening the transport sector as a key driver of local economic development. During the commissioning, she noted that “Transport remains a key pillar in economic development and my Government is keen in putting in place better policies to support and grow the transport sector in Machakos county”.

County Development Plan.

The Machakos County Annual Development Plan for 2025-2026 allocates substantial resources for infrastructure modernization and expansion, including energy infrastructure, water and sanitation facilities, and transportation networks. These improvements are expected to boost economic activity while raising the standard of living for local residents.

The plan estimates a total resource requirement of KSh 32.09 billion for the 2025-2026 period, with funding derived from equitable share distributions, conditional and non-conditional grants, county revenue, and development partners.

Conclusion

Kangundo Central and the broader Kangundo Constituency represent an area in transition, benefiting from strategic infrastructure investments while offering relative affordability compared to more central parts of the Nairobi metropolitan region. The ongoing road expansion projects, particularly the Kangundo Road development, are likely to enhance connectivity and accelerate economic development throughout the area.

For property investors and homebuyers, the region offers diverse options across various price points, with opportunities in both developed areas near main roads and emerging neighborhoods further from the center. While Kenya’s broader property market has seen price corrections, the strategic location of Kangundo within the Nairobi metropolitan area, coupled with infrastructure improvements, positions it favorably for long-term growth and development.

1. What are the current house prices in Kangundo North?

2. How much does land cost per acre in Kangundo East?

3. Are there any recent infrastructure developments in Kangundo West?

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5. How has property prices in Katangi changed over the past five years?