Likoni Ward: Administrative Clarification, Area Facts, and Real Estate Market Analysis.

Before delving into the details, it’s important to clarify that Likoni ward is not actually part of Jomvu Constituency. Based on the available information, Likoni ward is one of the five wards within Likoni Constituency, while Jomvu is a separate constituency altogether in Mombasa County. This report will focus primarily on Likoni ward while providing contextual information about both constituencies.

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Administrative Structure and Area Facts.

Likoni Constituency Overview.

Likoni Constituency is one of the six constituencies in Mombasa County, located in the southeastern part of the Coast Region. It covers approximately 105.9 square kilometers excluding an additional 30 square kilometers of water mass. The constituency borders Changamwe Constituency to the west, Mvita Constituency to the north, the Indian Ocean to the east, and Kwale County to the south and west.

Likoni Constituency is divided into five electoral wards:

Likoni ward.
Timbwani ward.
Bofu ward.
Shika Adabu ward.
Mtongwe ward.

The constituency is densely populated, characterized by relatively low housing costs and a secure environment. One notable demographic feature is its diversity – Likoni Constituency has representation from all forty-two tribes in Kenya.

The current Member of Parliament for Likoni Constituency is Mishi Juma Mboko, who represents the Orange Democratic Movement (ODM) party. Political leadership in the constituency has changed hands several times since 1988, with representatives from various political parties including KANU, Ford-Kenya, Shirikisho, NARC, and ODM.

Jomvu Constituency for Context.

By comparison, Jomvu Constituency was carved out of Changamwe Constituency following the promulgation of the new Kenyan Constitution in 2010. It has a population of 163,566 according to the 2019 National population census and covers approximately 29.0 square kilometers. Jomvu Constituency contains three wards:

Jomvu Kuu ward.
Miritini ward.
Mikindani ward.

Jomvu Constituency is currently represented by Hon. Badi Twalib Bady of the Orange Democratic Movement (ODM).

Housing Market and Prices in Likoni.

The real estate market in Likoni exhibits considerable diversity in terms of property types and price ranges, catering to various income segments.

Houses & Apartments for Sale in Likoni -House Price Range and Types.

Houses in Likoni are available across a wide price spectrum:

Premium Properties:
- Beachfront property in Shelly Beach area: KSh 95,000,000, featuring 24 meticulously designed 2-bedroom units.
- House located on Likoni creek (approximately 50 meters from the ocean): KSh 38,000,000.
Mid-Range Properties:
- Block of 15 bedsitters and 4 single-room units with amenities such as borehole water, tiling, and prepaid electricity: KSh 14,500,000.
- Houses near Likoni Police Station with two 2-bedroom self-contained units plus 3 shops: KSh 4,500,000.
Cosy 3-Bedroom House for Sale in Likoni, Mombasa-Affordable Housing Options:
- Swahili house at Likoni Ushindi area with 9 occupied rooms, water and prepaid electricity: KSh 2,500,000.
- Swahili house at Mrima Maweni area with 10 occupied rooms generating monthly income: KSh 2,200,000.
- Swahili house at Lorry Bovu area next to Inuka police station: KSh 1,500,000.
- Self-contained houses in various locations priced between KSh 1,200,000 and KSh 1,400,000.

Rental rates in Likoni are relatively affordable, with two-bedroom houses advertised for approximately KSh 5,500 per month.

It’s worth noting that according to the Kenya Bankers Association Housing Price Index, house prices generally dropped by 1.1% in the third quarter of 2024 compared to the previous quarter and fell by 14.28% year-on-year. This downward trend may have influenced property values in Likoni as well, potentially making homeownership more accessible while creating challenges for developers.

Residential Land for Sale in Likoni -Land Prices in Likoni.

Land prices in Likoni vary significantly based on location, proximity to amenities, and development potential:

Premium Land:
- One-acre beachfront plot at Shelly Beach (with an existing two-bedroom house and clean deed): KSh 50,000,000.
- Two acres of beach land on the creek with sea views (suitable for hotel development): KSh 10,000,000.
Mid-Range Plots:
- Plots near Kibaki Estate (35 × 70 size, 300 meters from Main LungaLunga Highway): KSh 850,000 per plot.
- Plot with 4 rooms and wall (40 × 60 ft): KSh 750,000.
Mixed-use Land for Sale in Likoni -More Affordable Options:
- Residential plots in Shelly Beach (1.5 kilometers from the beach): KSh 650,000 per plot.
- “Mother title” land with 12 rooms (partially constructed): KSh 650,000.
- Land with partially started house (30 by 70 space, sufficient for 8+ rooms): KSh 430,000.

These prices demonstrate the significant variation in land values within Likoni, with beachfront and creek-side properties commanding premium prices while inland plots remain more affordable.

Recent Infrastructure Development.

While specific information about infrastructure projects directly within Likoni ward is limited in the search results, there are notable developments in the broader Mombasa region that likely impact Likoni residents:

Major Regional Projects.

The most significant recent infrastructure project in the region is the 30km Kwa Jomvu-Mariakani Road development launched by President William Ruto in February 2025. This KSh 10 billion project spans both Mombasa and Kilifi counties and is expected to ease traffic congestion while enhancing the efficiency of the Port of Mombasa. Though not specifically within Likoni ward, improvements to this key transportation corridor will likely benefit the entire region through improved connectivity and economic development.

Infrastructure Challenges.

A study conducted by The Coast Civil Society Network for Human Rights in December 2024 highlighted several infrastructure challenges in Mombasa County, including:

Inadequate drainage systems and flooding.
Poor road maintenance.
Irregular waste collection services.
Inadequate street lighting with 40% of businesses in some areas reporting security issues due to poor lighting.

These challenges likely affect residents of Likoni ward as well, indicating areas where infrastructure development is still needed.

Ferry Service.

The Likoni Ferry serves as a critical transportation link between Likoni and Mombasa Island. It serves both pedestrians and road traffic, including matatus bound for the southern districts of Kenya. This infrastructure element plays a vital role in the daily lives of Likoni residents who commute to Mombasa Island for work or other activities.

Conclusion

Likoni ward, situated within Likoni Constituency rather than Jomvu Constituency, offers a diverse real estate market with options ranging from affordable housing to premium beachfront properties. The area benefits from its proximity to Mombasa Island via the Likoni Ferry service while facing typical urban infrastructure challenges common throughout Mombasa County.

The housing and land markets in Likoni present opportunities for various investment levels, with prices that have likely been affected by the general downward trend in Kenyan housing prices observed in 2024. While specific information about infrastructure development projects directly within Likoni ward is limited, the broader regional investments such as the Kwa Jomvu-Mariakani Road project will likely have positive spillover effects for the area.

For potential investors or residents, Likoni presents a mix of opportunities and challenges characteristic of rapidly developing urban areas in coastal Kenya. The relative affordability of properties compared to other parts of Mombasa makes it an attractive option for those looking to enter the real estate market or establish businesses in the region.

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