Tulimani, Mbooni Constituency: Area Profile, Property Prices, and Infrastructure Development

Tulimani Ward stands as one of the six county assembly wards within Mbooni Constituency, a significant electoral region in Makueni County, Kenya. This comprehensive analysis explores the geographical characteristics, demographic patterns, current property market, and recent infrastructure initiatives in this dynamic area.

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Geographic and Administrative Context

Tulimani is officially designated as County Assembly Ward No. 0411 within Mbooni Constituency (electoral constituency No. 083) in Makueni County. The ward encompasses several sub-locations including Iani, Kalawani, Mavindu, Itetani, Yandue, and Mbanya. Mbooni Constituency itself is divided into two administrative sub-counties-Mbooni West and Mbooni East-and borders five neighboring constituencies: Mwala, Machakos Town, Kaiti, Makueni, and Kitui Rural.

The constituency occupies a substantial geographical area of 949.2 km², contributing to Makueni County’s total area of 8,034.7 km². Notable physical features in the broader region include the Mbooni hills in Mbooni sub-county, which form part of the county’s distinctive landscape.

Demographic Profile

Population statistics reveal Tulimani as the most populous location within Mbooni Constituency, with 39,789 residents according to available data. The entire Mbooni Constituency has experienced population growth, with more recent figures indicating a total population of 209,012 residents, up from earlier records of 184,624.

The constituency demonstrates interesting demographic patterns:

Gender distribution shows a slightly higher female population, with a gender index of 1.09 women to men.
The area contains 38,712 households with an average household size of 4.77 persons.
Population density stands at approximately 194.5 people per square kilometer.
Registered voters in Tulimani ward number 13,329, comprising a significant portion of the constituency’s electoral base.

Property Market Analysis

Houses and Apartments for Sale and Rent in Tumaini-Residential Property

The residential property market in Tulimani appears limited based on current listings. A notable property currently available is:

A 6-bedroom unfinished house priced at KSh 4,000,000.
Located in a prime area approximately 100 meters from the tarmac road.
The structure covers 100 square meters and includes 3 bathrooms.
Listed as a “distress call sale”.

Tumaini 6-Acre Farmland for Sale -Land Prices

Land values in Tulimani and surrounding areas vary considerably based on location, accessibility, and available amenities:

Premium Agricultural Land:
- A 15-acre agricultural property in Machakos-Tulimani area priced at KSh 25,000,000 (approximately KSh 1.67 million per acre).
- Features include solar-powered borehole, water storage tanks, greenhouse with drip irrigation, farm house, river frontage, electricity access, and complete fencing.
Regional Land Prices (Makueni County):
- Agricultural land in Mbooni listed at KSh 800,000 per month (unusual pricing structure).
- Land in Makindu ranges from KSh 350,000 to KSh 500,000 per acre.
- Sultan Hamud properties priced around KSh 1,000,000 per acre.
- Land near Wote-Makindu road at approximately KSh 450,000 per acre.
- Agricultural land in Mtito Andei at KSh 180,000 per acre for larger parcels.

This price variation reflects differences in development potential, agricultural capability, and infrastructure access across the region.

Recent Infrastructure Development

Tulimani has experienced significant infrastructure improvements in recent years, enhancing community livability and economic potential:

Transportation Infrastructure

The Tulimani Road Improvement project represents a major infrastructure investment, featuring:

Mechanical road widening and heavy grading spanning approximately 20 kilometers.
Manual excavation works and installation of publicity sign boards.
Project documentation indicates formal approval processes involving the Road Inspector, Principal Roads Engineer, Director of Infrastructure & Public Works, and Chief Officer of Infrastructure & Public Works.

Educational Facilities

As recently as February 2025, Makueni County has strengthened educational infrastructure in Tulimani Ward:

Construction of state-of-the-art Early Childhood Development Education (ECDE) classrooms.
Notable progress at educational facilities in Kyooni and Wambuli.
Initiative aligns with Governor Mutula Kilonzo Jr.’s focus on infrastructure development.
The project aims to boost school enrollment and provide quality early education environments.

Water Access Improvements

Water infrastructure development has addressed critical community needs:

The Water Project has supported sustainable water access for Tulimani Community 1A.
Previously, residents relied on distant water sources including River Kamulo (2km away) and River Tyaa (5km away).
Water infrastructure improvements aim to provide reliable, safe water access closer to homes.

Conclusion

Tulimani Ward in Mbooni Constituency demonstrates a complex socioeconomic landscape with ongoing development. While property markets remain relatively modest compared to urban centers, the area shows potential through strategic infrastructure investments. Recent improvements in road networks, educational facilities, and water access systems indicate a trajectory toward enhanced quality of life and economic opportunity for residents. These developments position Tulimani as an area of interest for both residential settlement and agricultural investment within Makueni County.

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