Likoni Ward: Comprehensive Profile of Mombasa's Coastal Urban Center.

Likoni ward stands as one of the five electoral subdivisions within Likoni Constituency, a dynamic and demographically diverse region in Mombasa County. This comprehensive analysis examines the ward’s geographic characteristics, demographic makeup, current real estate market trends, and ongoing infrastructure developments that are reshaping this coastal urban landscape in 2025.

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Geographic and Administrative Context.

Likoni ward is situated within Likoni Constituency, a significant administrative division located in the southeastern part of Kenya’s Coast Region. The constituency occupies approximately 105.9 square kilometers of land area, excluding an additional 30 square kilometers of water mass. Geographically, Likoni is positioned to the southwest of Mombasa Island at coordinates 4°5′4″S 39°39′40″E. The broader constituency is bordered by Changamwe Constituency to the west, Mvita Constituency to the north, the Indian Ocean to the east, and Kwale County to the south and western sides.

The administrative structure of Likoni Constituency includes five electoral wards: Likoni, Timbwani (the largest), Bofu, Mtongwe, and Shika Adabu. The constituency represents one of the six constituencies in Mombasa County and is currently represented in parliament by Mishi Juma Mboko of the Orange Democratic Movement (ODM) party. Likoni is demographically diverse, with the constituency housing representatives from all forty-two Kenyan tribes, making it a unique multicultural enclave within Mombasa County.

According to available population data, Likoni location had a population of 76,388 residents based on earlier census records, making it the most populated area within the constituency compared to other locations like Ganjoni (24,176), Mtongwe (27,251), and Shika Adabu (18,437).

Houses & Apartments for Sale in Likoni-Real Estate Market Analysis: House Prices.

The residential property market in Likoni has experienced notable fluctuations over recent years, with significant price adjustments observed between 2020 and 2025. Current data from early 2025 indicates stability in house prices after a period of substantial decline from previous peak values.

As of March 2025, the median price for houses in Likoni stands at KSh 50,000,000, a figure that has remained consistent since December 2024. This represents a considerable decrease from December 2022, when average home prices reached KSh 90,000,000, indicating a 44.4% reduction over this period. This downward adjustment aligns with broader real estate trends observed across Kenya, where the Kenya Bankers Association Housing Price Index (KBA-HPI) reported a 1.1% quarterly decline in house prices during Q3 2024 and a substantial 14.28% year-on-year decrease.

For specific property segments, three-bedroom houses in Likoni have maintained a median price of KSh 50,000,000 from December 2024 through March 2025. This represents a significant increase from December 2020, when three-bedroom properties averaged KSh 20,000,000, with listings ranging between KSh 12,000,000 and KSh 47,000,000Market data shows limited inventory with only one property listing tracked in the Likoni market during early 2025, suggesting either low market activity or limited real estate monitoring in the area. This contrasts with December 2020, when seven three-bedroom properties were listed simultaneously, indicating a more active market at that time.

Land Prices and Market Dynamics.

The land market in Likoni demonstrates considerable variation in pricing based on location, accessibility, size, and proximity to key amenities like beaches and major roads. Current market data from April 2025 reveals diverse pricing across different property types and locations within the ward and broader constituency.

Residential Land for Sale in Likoni-Beach and Premium Plots.

Beachfront and premium land parcels command the highest prices in the Likoni market:

A one-acre beachfront plot at Shelly Beach is priced at KSh 50,000,000, featuring an existing two-bedroom house and clean deed documentation.
Three-quarter acre plots near the beach range from KSh 15,000,000 to KSh 18,000,000, with a prime 3/4-acre plot listed at KSh 18,000,000 as of January 2025.
Beach plots of approximately 1/2 acre divided into four portions are available at KSh 2,700,000 per section, positioned just 10 meters from the shoreline.

Property for Sale in Likoni-Mid-Range Development Land.

Larger parcels suitable for development projects are available at varying price points:

A 2.7-acre parcel near the Dongo Kundu bypass, described as ideal for subdivision into residential estates, is priced at KSh 10,000,000.
Two acres of beachfront land on the Likoni creek with sea views is listed at KSh 10,000,000.
Eleven acres in Dongo Kundu, positioned 3 kilometers from the bypass with freehold title, is available at KSh 2,200,000 per acre.

Mixed-use Land for Sale in Likoni -Affordable Residential Plots.

The most accessible entry point to Likoni’s real estate market is through smaller residential plots:

Plots near Kibaki Estate, 300 meters from the main LungaLunga Highway, are priced at KSh 850,000 per plot.
Residential plots in the Shelly Beach area, located 1.5 kilometers from the beach, are available at KSh 650,000 per plot.
Various residential plots in the Likoni-Kwale border area, situated 500 meters from the tarmac road, are priced at KSh 490,000.
Smaller plots in Likoni Kibankani are available for as low as KSh 350,000.

The land market in Likoni shows considerable activity with at least 18 land listings active in April 2025, suggesting robust market engagement despite broader economic challenges facing Kenya’s construction sector, which contracted by 2.0% in Q3 2024.

Infrastructure Development Projects.

Likoni is experiencing transformative infrastructure development that promises to enhance connectivity, improve housing conditions, and boost economic activity in the region. Several major projects are currently in various stages of implementation.

The Mombasa Gate Bridge Project.

The most significant infrastructure initiative impacting Likoni is the planned Mombasa Gate Bridge, which will transform transportation between Mombasa Island and Likoni:

The Government of Kenya and Japan have signed a loan agreement for this KSh 210 billion project to replace the current ferry service.
The bridge will span 1.4 kilometers with a 660-meter central section and feature four traffic lanes.
Rising 69 meters at its highest point, the structure will accommodate ship traffic underneath.
Construction is expected to take 36 months and will employ approximately 80,000 Kenyans.
Upon completion, it will be the largest cable-stayed bridge in sub-Saharan Africa and serve as an iconic landmark and tourist attraction.

This bridge will replace the temporary Likoni floating bridge, which was constructed at a cost of KSh 1.7 billion but is scheduled for dismantling in 2025. The floating bridge, built by China Road and Bridge Corporation (CRBC) and overseen by the Kenya National Highways Authority (KeNHA), was intended as a temporary solution to ease pedestrian congestion at the Likoni ferry crossing.

Housing Development Projects.

Significant residential development is underway in Likoni, with the most substantial being the Likoni Flats Estate Redevelopment:

This comprehensive redevelopment project on Plot No. MOMBASA/MS/BLOCK I/1840 involves demolishing existing structures to construct 1,364 new housing units across 53 blocks.
The KSh 4.798 billion development spans 11 acres with a built-up area of 118,817 square meters.
The project features a gated residential community with green spaces, a multipurpose community hall, commercial spaces, wastewater treatment plants, and photovoltaic street lighting.
This development represents a major modernization of housing infrastructure in Likoni.

Additionally, other housing developments appear to be in progress, including the Mizzima Housing estate and the Likoni flats/customs estate, with reports indicating 90% completion of the first phase of the Buxton development.

Transport Infrastructure Challenges.

The Likoni Ferry service, while vital to the area’s transportation system, continues to face significant operational challenges:

The ferry service remains plagued by inefficiencies, safety concerns, and management issues.
A violent confrontation occurred at the ferry terminal on February 5, 2025, highlighting ongoing tensions surrounding the service.
The incidents underscore the urgent need for the Mombasa Gate Bridge to improve transportation reliability and safety.

Conclusion

Likoni ward represents a complex and evolving urban landscape within Mombasa County, characterized by demographic diversity, varied real estate pricing, and ambitious infrastructure development. The current real estate market shows a stabilization of house prices after significant declines, while land prices remain highly variable based on location and proximity to amenities.

The transformative infrastructure projects underway, particularly the Mombasa Gate Bridge and major housing developments, promise to enhance connectivity, improve living conditions, and potentially stimulate economic growth in the region. These developments may significantly influence future real estate values and investment opportunities in Likoni, making it a notable area to watch within Mombasa’s urban development landscape.

As these projects progress toward completion, Likoni’s accessibility, livability, and economic significance within Mombasa County are likely to increase substantially, potentially repositioning it as a more prominent residential and commercial center within Kenya’s coastal region.

1. What are the current house prices in Shika Adabu ward?

2. How do land prices in Mtongwe ward compare to other areas in Mombasa County?

3. What recent infrastructure developments have taken place in Bofu ward?

4. Are there any upcoming projects planned for Timbwani ward?