Comprehensive Analysis of Matungulu East: Geography, Real Estate, and Infrastructure Development.

Matungulu East represents a dynamic ward within Matungulu Constituency that has experienced notable development in recent years. This report examines the geographic attributes, administrative structure, real estate market, and infrastructure developments that characterize this growing area of Machakos County.

Locations > Machakos > Matungulu Constituency > Matungulu East

No properties found in this location.

Geographic and Administrative Overview.

Matungulu East is one of five wards that constitute Matungulu Constituency in Machakos County, Kenya. The ward covers approximately 40 square kilometers and shares administrative boundaries with other wards including Tala, Matungulu North, Matungulu West, and Kyeleni. According to 2009 census data, Matungulu East had a population of 21,725 residents distributed across several sub-locations including Katheka, Matheini, Kingoti, Kambusu, and Mwatati.

From an administrative perspective, Matungulu East falls under the broader Matungulu Constituency, which is one of eight constituencies in Machakos County. The constituency was established by the Independent Electoral and Boundaries Commission (IEBC) and was first represented in Parliament in March 2013 by Stephen Mutinda Mule of the Wiper Democratic Movement-Kenya. The ward forms part of the Kangundo-Tala Municipality, which spans both Matungulu and Kangundo Sub-Counties and encompasses a total of nine wards.

Historical Context.

The broader Matungulu area has a rich historical background dating back to the early 1920s when it was established as a settlement by the colonial government. The region is characterized by relatively flat terrain with one significant geographical feature—Ol Donyo Sabuk hill (meaning “Buffalo Hill” in Maasai). During the colonial period, many local residents were displaced as settlers established coffee plantations. Following Kenya’s independence in 1963, many settlers sold their plantations to local cooperative societies, allowing former squatters to establish ownership of previously uncultivated land.

Real Estate Market: Land Prices.

The land market in Matungulu East presents diverse investment opportunities across various price points. Current listings show considerable variation in pricing depending on location, proximity to infrastructure, and land size:

50 by 100 Plots for Sale in Matungulu East, Matungulu: Residential Plots.

In Kilimambogo, which falls within Matungulu East, 50×100 plots are currently available at approximately KSh 395,000. This represents some of the more affordable land options in the area, particularly for those seeking to build residential homes. The relatively lower price point compared to neighboring areas makes Matungulu East an attractive option for first-time land buyers.

For properties closer to major roads and commercial centers, prices increase significantly. Plots in areas like Malaa (within Matungulu East) range from KSh 650,000 to KSh 799,000 for standard 50×100 plots. These properties typically feature additional amenities such as:

Ready individual title deeds.
Access to water and electricity infrastructure.
Proximity to commercial areas.
Improved road access.

Land for Sale in Matungulu East, Matungulu: Larger Land Parcels.

For investors interested in larger land holdings suitable for subdivision or commercial development, Matungulu offers multiple options:

10-acre parcels in the Koma area (approximately 2km from Kenol tarmac) are priced at KSh 2,400,000 per acre.
Larger holdings of 12 acres in Kantafu (2km off Kangundo road) are listed at KSh 3,900,000 per acre.
Premium parcels touching major roads, such as 5-acre flat lands touching Koma-Kenol road, command higher prices of approximately KSh 6,500,000 per acre

The variation in land prices reflects the growing interest in Matungulu East as a residential and investment destination, with particularly strong demand along transportation corridors and near established commercial centers.

Housing Market and Property Prices.

The residential housing market in Matungulu East shows signs of growth, with several structured developments emerging in areas like Malaa. Current housing options focus primarily on single-family homes with modern amenities:

Cheap House for Sale in Matungulu East, Matungulu: Residential Housing Options.

Newly constructed 3-bedroom houses in the Malaa area of Matungulu East are currently priced between KSh 5,650,000 and KSh 6,500,000. These homes typically feature:

Plot sizes of 40×80 meters
Ensuite bedrooms (some with all three bedrooms ensuite)
Modern finishes including granite countertops
Walk-in closets
Approximately 138 square meters of living space
Gypsum ceilings and other contemporary finishes

Some developments offer unique payment structures to accommodate various buyer profiles, including deposit arrangements and installment plans. For example, one development in Malaa (Sunview Gardens) offers a payment structure requiring a KSh 1.5 million deposit and balance payments spread over 15 months.

Market Trends.

The housing market in Matungulu East operates within the broader context of Kenya’s real estate sector, which has experienced some downward price adjustments. According to the Kenya Bankers Association Housing Price Index (KBA-HPI), house prices across Kenya dropped by 1.1% in the third quarter of 2024 compared to the previous quarter, with a significant year-on-year decline of 14.28%.

This market correction reflects reduced speculative buying and changing financing conditions, which may present opportunities for potential homeowners while creating challenges for developers. Despite the general downturn, areas like Matungulu East maintain appeal due to their relative affordability compared to properties closer to Nairobi and their potential for appreciation as infrastructure improves.

Recent Infrastructure Development.

Matungulu East has benefited from several infrastructure initiatives in recent years, significantly enhancing its attractiveness for both residents and investors:

Road Infrastructure.

Through the Barabara Mashinani Program, Machakos County has invested in substantial road improvements across Matungulu. Specifically, 155.2 kilometers of roads were graded in Matungulu during the 2022-2023 implementation period. These road improvements have enhanced connectivity and accessibility throughout the ward, potentially contributing to increased land values in areas that previously had poor access.

Water Infrastructure.

The county’s comprehensive water program has improved access to clean water across Machakos, including Matungulu East. Recent initiatives include:

Installation of 50 water tanks county-wide
Drilling of 8 boreholes
Construction of 1 water pan, 1 mega dam, and 4 weirs

These water infrastructure improvements have benefited approximately 200,000 households across the county, providing increased access to clean water for domestic use. For Matungulu East residents, this represents a significant improvement in basic service delivery and quality of life.

Energy Infrastructure.

The county government has been promoting renewable energy adoption, including the installation of solar panels on government facilities. This push toward sustainable energy sources aligns with national goals and improves energy access in previously underserved areas. Several property listings in Matungulu East now highlight electricity connections as standard features, indicating improved power infrastructure coverage.

Commercial Infrastructure.

Development plans for 2024-2025 include the construction of Ngoliba and Donyo Sabuk ESP Markets in Matungulu. These market facilities will enhance commercial activities in the area, potentially creating new economic opportunities and improving access to goods and services for local residents.

Recreational Facilities.

Matungulu Stadium is reported to be in its final stages of completion, providing a valuable recreational asset aimed at nurturing local sporting talent. Once operational, this facility will enhance community engagement and provide opportunities for sports development in the area.

Economic Opportunities and Future Outlook.

Matungulu East’s strategic location within Machakos County positions it well for continued growth. Several factors contribute to its economic potential:

Agricultural Potential.

The area has traditionally supported agricultural activities, though recent drought conditions and unreliable rainfall patterns have affected agricultural productivity. Investment in irrigation infrastructure could help mitigate these challenges and enhance agricultural output.

Real Estate Development.

The growing demand for affordable housing outside Nairobi continues to drive residential development in areas like Matungulu East. Despite broader market challenges, the relative affordability of land and housing in the area presents opportunities for developers focusing on mid-market residential projects.

Commercial Growth.

Planned market developments and improved road infrastructure will likely stimulate commercial activity in the coming years. Small-scale retail, service businesses, and agricultural processing enterprises represent potential growth sectors.

Conclusion

Matungulu East presents a compelling case study in the development of peri-urban areas in Kenya. With its growing population, improving infrastructure, and relatively affordable real estate prices, the ward offers significant opportunities for residents, investors, and developers. While challenges remain—particularly regarding consistent water supply, reliable electricity, and all-weather road access—ongoing investments by both county and national governments suggest a positive trajectory for future development.

The current real estate market provides entry points for various investor profiles, from individual homebuilders seeking affordable plots to larger developers interested in subdivision projects. As infrastructure continues to improve and connectivity with surrounding economic hubs enhances, Matungulu East is well-positioned to experience sustained growth and development in the coming years.

1. What are the current house prices in Tala?

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

3. Are there any recent infrastructure developments in Kyeleni?

4. What types of properties are available for rent in Matungulu West?

5. How does the cost of living in Lower Kaewa/ Kaani compare to other areas?