Matungulu North Ward: A Comprehensive Profile of Geography, Development, and Real Estate.

Matungulu North Ward represents one of the five administrative divisions within Matungulu Constituency, which itself forms a significant part of Machakos County in Kenya. This detailed examination explores the geographic features, demographic composition, economic landscape, ongoing infrastructure developments, and real estate market trends that characterize this evolving rural area.

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Geographic and Administrative Context.

Matungulu Constituency is one of eight electoral constituencies within Machakos County, Kenya. The constituency is subdivided into five administrative wards: Tala, Matungulu North, Matungulu East, Matungulu West, and Kyeleni. Matungulu North Ward specifically comprises five distinct sub-locations: Uamani, Kiboko, Kayata, Kyanzavi, and Kwakumbu. The ward is predominantly rural in character and has been the focus of rural development planning studies by institutions such as the University of Nairobi, which conducted a Rural Planning Studio in the area to address sustainable resource management and infrastructure development challenges.

In context of the broader Matungulu Sub-County, the area covers approximately 581.4 km² with a population density of 277.9 people per square kilometer as of 2019. This relatively low density reflects the ward’s rural nature and suggests significant potential for future development and expansion.

Demographic Profile.

According to the 2019 census data, Matungulu Sub-County had a total population of 161,557, representing significant growth from 124,736 in 2009 – an annual population change of 2.6%. The population is almost evenly distributed between males (81,145) and females (80,407), with 5 individuals identified as intersex.

The age distribution shows a relatively young population, with 53,669 residents under 15 years of age and 98,436 between 15-64 years. Only 9,446 residents are 65 years or older, indicating a demographic profile typical of developing regions with high birth rates and increasing life expectancy. This youthful demographic structure suggests growing demand for housing, education facilities, and employment opportunities in the coming years.

Real Estate Market: Land Prices.

Land prices in Matungulu North show considerable variation based on location, proximity to main roads, availability of utilities, and plot size. Current market offerings provide insight into the range of investment opportunities available:

Prime Land on Sale in Matungulu –Matungulu North Specific Prices:

Residential plots (standard 50×100 size) in Matungulu North are available starting from KSh 650,000.
Quarter-acre plots are marketed at approximately KSh 700,000.
Larger land parcels suitable for subdivision, such as 5 acres in Joska (within Matungulu North) located 3km off Kangundo Road, command prices of KSh 10,000,000 per acre.

Residential Land for Sale Kangundo Road -Broader Matungulu Area Prices for Context:

Entry-level plots start from KSh 450,000 for basic undeveloped land.
Mid-range plots with ready title deeds average between KSh 1,100,000 and KSh 3,500,000.
Premium parcels located near major roads or with commercial potential range from KSh 3,800,000 to KSh 13,000,000 per acre.

The pricing pattern clearly demonstrates that proximity to Kangundo Road (a major transportation artery) and accessibility to utilities significantly impacts land values. Properties closer to developed areas like Joska and those with ready title deeds command premium prices compared to more remote locations.

3 Bedrooms Houses & Apartments for Sale in Matungulu-Housing Market.

Housing options in Matungulu North are primarily oriented toward single-family residences, with bungalows being the predominant housing type. The housing market shows signs of growth, particularly in areas with improving infrastructure:

A three-bedroom bungalow in Joska near Savannah (Matungulu North) is currently listed at KSh 6,500,000, offering 100 square meters of living space.

While limited specific housing data for Matungulu North appears in the search results, the ongoing infrastructure improvements and population growth suggest an emerging residential market. Most residents appear to purchase land and construct homes incrementally rather than buying completed properties, a common practice in developing rural-urban transition zones.

Infrastructure Development.

Recent years have seen significant infrastructure investments in Matungulu North and the broader Matungulu Constituency, funded through both county government initiatives and the National Government Constituencies Development Fund (NG-CDF):

Transportation Infrastructure:

The Machakos County government has undertaken extensive road improvements, with 155.2 kilometers graded in Matungulu Sub-County as part of the Barabara Mashinani Program.
Tender notices indicate ongoing maintenance of key access roads in the region, improving connectivity to major highways.

Water Infrastructure:

The County has implemented water access projects including installation of water tanks, drilling of boreholes, and construction of water pans and weirs.
A specific tender for “Construction of Kwa Kimiti Weir in Matungulu North Ward” indicates targeted water infrastructure development for the area.

Educational Facilities:

Construction of an Early Childhood Development Education (ECDE) center at Baringo in Kiboko Village within Matungulu North Ward.
The NG-CDF has allocated funds for construction and improvement of educational facilities across Matungulu Constituency.

Energy Infrastructure:

Implementation of renewable energy solutions, including solar installations at government facilities.
Installation of “Mulika Mwizi” (security lights) at market centers and public spaces.

Security Infrastructure:

The NG-CDF has funded construction of modern police infrastructure in Tala (one of Matungulu’s wards) to enhance security in the area and surrounding markets.

Development Planning and Future Outlook.

The Machakos County Annual Development Plan for 2025-2026 emphasizes three key pillars that will impact Matungulu North’s development trajectory: Food Security, Socio-Economic Empowerment, and Infrastructure Development. These priorities aim to transform the socio-economic conditions of residents through:

Continued investment in transportation networks to improve accessibility and stimulate economic activity.
Expansion of water and sanitation facilities to improve public health and agricultural productivity.
Enhancement of energy infrastructure, including renewable energy solutions.
Promotion of economic diversification, with emphasis on agriculture, manufacturing, and technology.

The University of Nairobi’s Rural Planning Studio in Matungulu North specifically focused on identifying challenges related to sustainable management of natural resources, provision of appropriate infrastructure, social services, and institutional arrangements. This academic attention suggests recognition of the area’s development potential and challenges.

Conclusion

Matungulu North Ward exhibits characteristics of a rural area in transition, with ongoing infrastructure developments, moderate population growth, and an evolving real estate market. Land prices vary significantly based on location and accessibility factors, while housing development remains predominantly owner-driven. The continued implementation of county and national government development plans will likely accelerate growth in the area, potentially increasing property values, particularly for parcels with strategic locations near transportation corridors and utility access points.

For investors and potential residents, Matungulu North presents opportunities in a developing area with improving infrastructure, though challenges related to rural service provision and accessibility remain. The area’s proximity to Kangundo Road and ongoing infrastructure improvements position it as an emerging growth zone within Machakos County’s broader development framework.

1. What are the current house prices in Kyeleni?

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

3. What recent infrastructure developments have taken place in Matungulu East?

4. Are there any upcoming projects in Tala?

5. How does the cost of land in Kathiani compare to other areas in Machakos County?