Comprehensive Guide to Mumbuni North Ward, Machakos Town Constituency.

Mumbuni North Ward represents one of the key residential and commercial areas within Machakos Town Constituency, playing an important role in the broader economic and social landscape of Machakos County. This report explores the area’s key characteristics, property market dynamics, and recent infrastructure developments to provide a comprehensive understanding of this emerging ward.

Locations > Machakos > Machakos Town Constituency > Mumbuni North Ward

No properties found in this location.

Geographic and Administrative Context.

Mumbuni North is one of seven wards within Machakos Municipality, which serves as the administrative headquarters of Machakos County13. The ward is situated within the Machakos Town Constituency, historically one of the politically significant constituencies in the region. Machakos Municipality covers approximately 307 km² and is characterized by its colonial town structure surrounded by hills, creating both constraints and opportunities for urban development.

Administratively, Mumbuni North falls under Machakos Town Sub-County, which comprises seven wards including Kalama, Mua, Mutituni, Machakos Central, Mumbuni North, Muvuti/Kiima-Kimwe, and Kola. This administrative structure facilitates localized governance while maintaining connections to broader county development initiatives. The ward is situated approximately 3 kilometers from Machakos Central Business District, providing a strategic location that balances proximity to urban amenities with the benefits of suburban living.

Within the broader demographic context, Machakos County has a total population of 1,098,584 people spread across 264,500 households, with a population density of 177 persons per square kilometer. The Akamba people constitute the dominant ethnic group in the county, influencing the cultural and social dynamics of the area. The municipality’s population was 150,041 in the 2009 census and was projected to grow to 206,419 by 2020, indicating significant demographic expansion in recent years.

Industrial Land in Mumbuni North, Machakos for Sale-Land Market Analysis.

The land market in Mumbuni North and surrounding areas demonstrates significant variation in pricing based on location, accessibility, and development potential. Current market data reveals a structured pricing pattern for different plot categories:

Residential Land for Sale in Mumbuni-Residential Plot Prices.

Plots located approximately 300 meters from Mumbuni Girls High School and 3 kilometers from Machakos CBD show consistent pricing at KSh 2,000,000 for standard 50 by 100ft parcels. These plots come with available title deeds and represent the entry-level investment opportunity in the area. For investors seeking larger parcels, the same location offers 100 by 100ft plots, half-acre parcels, and full-acre options at proportionally higher prices.

Premium plots with superior features command higher prices in the market. For instance:

Plots with frontage to tarmac roads (50 by 80ft) are priced at approximately KSh 3,800,000, representing a significant premium for commercial potential.
Prime plots situated adjacent to Machakos Academy are listed at KSh 2,900,000, reflecting the value added by proximity to educational institutions.
Standard 50 by 100ft plots with utilities (electricity and water) and good access roads are priced at KSh 2,050,000.

For budget-conscious investors, opportunities exist in areas like Utooni Village within Mumbuni, where plots of 50 by 100ft are available at KSh 1,600,000, representing the lower price tier in the ward.

Larger agricultural or development parcels situated near Mung’ala AIC and approximately 4 kilometers from Machakos town center are available at KSh 3,000,000 for 3/4 acre parcels, providing opportunities for larger-scale developments.

Investment Considerations.

The land market demonstrates a clear correlation between pricing and infrastructure access. Plots with connections to utilities and proximity to tarmac roads command premiums of 25-90% compared to basic parcels. This pricing structure indicates the importance of infrastructure in determining land values, suggesting potential appreciation for well-located parcels as infrastructure development continues in the ward.

Residential Property Market.

The residential property market in Mumbuni North shows emerging development patterns with increasing rental options catering to different market segments.

Houses & Apartments for Rent and Sale in Mumbuni-Rental Market.

Current rental offerings in the Mumbuni area include:

Bedsitters in the Kwa Musyoka area renting for KSh 9,000 per month, situated approximately 100 meters from the main road.
One-bedroom apartments offering 37 square meters of living space priced at KSh 13,500 per month, representing the mid-tier rental market.

These rental prices indicate that Mumbuni North offers relatively affordable housing options compared to Nairobi’s satellite towns like Ruaka, where similar properties command higher rents. For context, three-bedroom apartments in Ruaka averaged KSh 55,000 per month in 2019, having grown at approximately 3% annually from 2016.

Property Value Trends.

While specific house price indices for Mumbuni North are limited, regional trends provide contextual understanding. Property markets in Nairobi’s satellite towns have shown mixed performance, with some areas experiencing price corrections. For instance, Juja recorded a 9.6% drop in house prices over a year in a recent market report, while areas like Ridgeways saw increases of up to 10.8%.

The market data suggests that Mumbuni North, as part of the broader Machakos metropolitan area, may benefit from the 45% increase in the ratio of property seekers to property listings observed in the regional market, indicating increased demand against restricted supply.

Infrastructure and Development Initiatives.

Recent years have seen significant infrastructure development in Mumbuni North and the broader Machakos County, positioning the area for potential economic growth.

Recent Infrastructure Projects.

A notable recent development is the tender issued in November 2023 by the County Assembly of Machakos for the “Construction Of Mumbuni North Ward Office Gate, Fencing, Car Shed, Rain Water Harvesting, Associated Electrical And Mechanical Works”. This project represents direct investment in administrative infrastructure within the ward, potentially improving service delivery to residents.

The Machakos County Annual Development Plan for 2025-2026 outlines a comprehensive approach to infrastructure development across the county, including:

Modernization and expansion of energy infrastructure, water and sanitation facilities, and transportation networks.
Economic diversification initiatives promoting sectors such as agriculture, manufacturing, and technology.
Social inclusion and empowerment programs focusing on gender equality, social equity, and access to affordable healthcare and education.

Development Context.

Machakos County had a Gross County Product of KSh 378,446 million (measured in current prices) in 2022, providing a solid economic foundation for continued development. The county’s strategic location within the Nairobi Metropolitan Region and its proximity to Nairobi (63 kilometers away) have contributed to its growth potential.

The county’s development plans align with broader national frameworks, including Kenya’s Medium-Term Plan IV, the National Spatial Plan, and global commitments such as the UN Sustainable Development Goals and African Union Agenda 2063. Specific to Machakos Town, the municipality benefits from relatively good road infrastructure and basic amenities that have attracted commercial investments, particularly in the financial, commercial, and service sectors.

Development expenditure estimates for 2024/2025 include allocations for “Mumbuni – Kiumbuni” projects, suggesting continued investment in local infrastructure. These investments are likely to enhance connectivity and access to basic services, potentially increasing property values in affected areas.

Conclusion.

Mumbuni North Ward represents an area of potential growth within Machakos Town Constituency, offering relatively affordable land and housing options compared to Nairobi’s satellite towns. The ward benefits from strategic positioning approximately 3 kilometers from Machakos CBD, providing a balance of accessibility and suburban character.

The land market demonstrates structured pricing based on location, infrastructure access, and development potential, with plots ranging from KSh 1,600,000 to KSh 3,800,000 depending on features and positioning. Recent infrastructure investments, including the construction of the Ward Office complex and broader county development initiatives, suggest continued enhancement of local amenities and services.

For potential investors, Mumbuni North offers entry-level opportunities in a developing market, with potential for appreciation as infrastructure improvements continue. The residential rental market remains affordable, with bedsitters and one-bedroom apartments available from KSh 9,000 to KSh 13,500 per month, potentially offering favorable yields for residential property investments.

The ward’s future development trajectory will likely be influenced by the implementation of Machakos County’s development plans focusing on infrastructure modernization, economic diversification, and social inclusion. As these initiatives progress, Mumbuni North may experience enhanced integration into the broader economic ecosystem of Machakos County and the Nairobi Metropolitan Region.

1. What are the current house prices in Muvuti/Kiima-Kimwe Ward?

2. How much does land cost per acre in Kalama Ward?

3. What recent infrastructure developments have taken place in Mua Ward?

4. Are there any upcoming infrastructure projects planned for Kola Ward?

5. How accessible is Machakos Central Ward to public transportation?