Bombolulu Area Profile: Real Estate, Infrastructure, and Development in Kisauni Constituency.

Bombolulu is a significant residential and commercial area located within Kisauni Constituency in Mombasa County, Kenya. While not officially designated as one of the seven county assembly wards in Kisauni (which include Mjambere, Junda, Bamburi, Mwakirunge, Mtopanga, Magogoni, and Shanzu), Bombolulu represents an important locality with distinct real estate characteristics and ongoing infrastructure developments. This report examines the current real estate market, infrastructure developments, and key area facts related to the Bombolulu area within the broader context of Kisauni Constituency.

Locations > Mombasa > Kisauni > Bombolulu

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Geographic and Administrative Context.

Kisauni Constituency is one of six constituencies in Mombasa County and is situated on the mainland north of Mombasa Island. The constituency has undergone significant administrative changes, most notably when Nyali Constituency was carved out from Kisauni following the promulgation of the new constitution in August 2010. Bombolulu appears to be situated in an area that connects to several key locations, including Kisauni proper, with important road links to VOK, Mkunguni, and Ziwa La Ng’ombe areas.

The area is strategically positioned relative to Mombasa’s urban development corridors. According to urban planning documents, existing urban centers in the mainland need strengthening, including nearby Kongowea (which hosts the largest market in Mombasa County) and Bamburi, where the artery road stretches to Kilifi County. This positioning places Bombolulu in a zone of potential growth and development within the county’s urban planning framework.

Real Estate Market Overview.

Property & Houses for Rent & Sale in Bombolulu Mombasa-Residential Property Prices.

The residential real estate market in Bombolulu offers properties across various price points, catering to different market segments:

Apartments for Sale:
- 3-bedroom apartments range from KSh 6,000,000 to KSh 14,000,000, with higher-end units featuring master bedrooms and servant quarters.
- Furnished 3-bedroom apartments are available for approximately KSh 6,300,000.
Bungalows in Bombolulu-Houses and Maisonettes:
- 3-bedroom maisonettes in gated communities range from KSh 10,500,000 to KSh 14,000,000.
- 4-bedroom maisonettes with executive finishes are priced around KSh 13,000,000 to KSh 18,500,000.
- 4-bedroom townhouses in exclusive areas like Bandari Villa are listed at approximately KSh 16,000,000.
Houses for Rent Bombolulu-Rental Properties:
- Short-term accommodations (Airbnb) for 1-bedroom units range from KSh 2,500 to KSh 3,500 per night.
- 3-bedroom bungalows for rent at approximately KSh 45,000 per month.
- Commercial spaces such as godowns (warehouses) rent for approximately KSh 80,000 per month.

The residential market in Bombolulu appears to be diverse, with options ranging from affordable short-term accommodations to upscale family homes in gated communities.

Residential Land for Sale in Kisauni-Land and Plot Prices.

Land prices in the Bombolulu area and broader Kisauni Constituency show considerable variation based on location, size, and development potential:

Property in Bombolulu for Rent & Sale-Residential Plots:

Quarter-acre plots in prime areas near Shanzu are priced at approximately KSh 15,000,000.
Smaller plots (50×100 feet) in areas like Mwandoni within Kisauni range around KSh 5,000,000.

Commercial Land:

One-acre plots in prime locations like Shanzu near Serena Hotel can command prices up to KSh 48,000,000.
Commercial plots with main road access in areas like Kisimani Bombolulu show significant premium over residential plots.

Mixed-Use Land:

One-eighth acre plots suitable for residential apartments in Bamburi area are priced at approximately KSh 3,800,000.
Plots with existing structures or incomplete buildings offer value-addition opportunities at varied price points.

Land values appear to be influenced by proximity to main roads, commercial centers like Naivas supermarket, and the coastline, with waterfront or near-beach properties commanding premium prices.

Infrastructure Development.

Road Network and Transportation.

Significant road infrastructure projects are underway or recently completed in the Bombolulu area:

Road Maintenance Projects:
- Performance-based routine maintenance of key road sections including Bombolulu-Junction Dr. Felix, Bombolulu-Kisauni, VOK-Mkunguni-Ziwa La Ng’ombe-A7 Junction, and Kiembeni-Kisauni Road under a package specifically designated for Mombasa County.
Urban Transport Planning:
- The broader transport infrastructure planning for Mombasa County includes efforts to address traffic congestion through alternative transport modes.
- Proposals include water transport, commuter railways, construction of a “second Nyali bridge” between Tudor area and Mshomoroni, and improvement of approach roads.
Urban Development Corridors:
- Implementation of a Northwest Corridor Development plan featuring a double ring road structure that would connect bypass and inner ring roads, potentially enhancing connectivity to and around Bombolulu.
- Special functional areas are being developed along ring roads to create subcenters for economic activity.

Utility Infrastructure.

Infrastructure improvements in the broader Kisauni area include:

Water Infrastructure:
- Water supply connections to residential plots in various settlements of Kisauni.
- Construction of water kiosks and ablution blocks in some areas to improve sanitation.
Digital Infrastructure:
- President William Ruto recently announced an initiative to establish ICT hubs in every ward across the country, utilizing funds from the Constituency Development Fund (CDF) and leveraging Kenya Power and Lighting Company (KPLC) power lines to provide free internet access.
- This initiative aims to enhance digital access, promote digital jobs, encourage digital commerce, and improve government service delivery.
Public Lighting:
- Installation of high mast lighting structures in various settlements to improve security and extend business hours.

Socioeconomic Profile.

While specific demographic data for Bombolulu is limited in the search results, the broader Kisauni Constituency context provides relevant insights:

Political Significance:
- Kisauni constituency has been described as “the hotbed of Mombasa politics,” with a dynamic electoral history that has seen representation from various political parties including FORD-Kenya, DP, ODM, and WDM-K.
- The current MP as of 2022 is Rashid Bedzimba of Azimio la Umoja coalition.
Economic Activities:
- The primary economic activities in the area revolve around tourism, medium and small-scale manufacturing, distribution, and retail businesses.
- Commercial properties like godowns (warehouses) in the Leisure area of Bombolulu indicate industrial and storage activities.
Development Priorities:
- Mombasa County’s development plans include revitalizing the economy, improving access to clean water and sanitation, solving transport challenges, and investing in education.
- There’s an emphasis on leveraging technology for development and positioning Mombasa as a “Smart City”.

Future Prospects and Investment Outlook.

The future development trajectory for Bombolulu appears promising based on several factors:

Strategic Location:
- Positioned within a key development corridor in Mombasa County, benefiting from planned infrastructure improvements.
- Proximity to tourist destinations and commercial centers enhances the value proposition for both residential and commercial real estate.
Infrastructure Development Pipeline:
- Ongoing and planned road maintenance projects will improve connectivity and accessibility.
- The proposed ICT hub initiative could significantly enhance digital infrastructure and create opportunities for technology-based businesses and remote work.
Urban Renewal:
- County-level focus on urban renewal and planning suggests potential for property value appreciation in well-positioned areas.
- The double ring road development concept could transform transportation patterns and create new commercial opportunities.
Challenges:
- Traffic congestion remains a significant challenge that could impact quality of life and property values if not effectively addressed.
- Water supply and sanitation infrastructure still requires significant investment in some parts of Kisauni.

Conclusion

Bombolulu represents a dynamic area within Kisauni Constituency with an active real estate market spanning various property types and price points. While not officially designated as one of the seven wards in Kisauni Constituency, it functions as a distinct locality with its own identity and development patterns.

The real estate market offers diverse opportunities from affordable rental properties to upscale gated communities, with prices reflecting the area’s desirability and strategic positioning within Mombasa County. Ongoing infrastructure developments, particularly in road networks and digital infrastructure, are likely to enhance connectivity and potentially drive property value appreciation in the medium to long term.

For investors and homebuyers, Bombolulu’s combination of established neighborhoods, ongoing infrastructure development, and strategic location within Mombasa County’s urban development framework presents compelling opportunities, though careful assessment of specific locations within the area remains essential given the variability in property values and infrastructure quality.

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