Timbwani Ward: A Comprehensive Profile of Likoni Constituency's Largest Ward.

Timbwani ward stands as the largest electoral division within Likoni Constituency, an area characterized by its strategic location in Mombasa County and diverse population. This report examines Timbwani’s geographic, demographic, and economic landscape with particular focus on real estate trends and infrastructure developments as of April 2025.

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Geographic and Administrative Context.

Likoni Constituency, where Timbwani is located, occupies approximately 105.9 square kilometers of land area in the southeastern part of Kenya’s Coast Region, excluding an additional 30 square kilometers of water mass. The constituency is strategically positioned, bordering Changamwe Constituency to the west, Mvita Constituency to the north, the Indian Ocean to the east, and Kwale County to the south and western side.

Timbwani is one of five electoral wards that make up Likoni Constituency, alongside Bofu, Mtongwe, Likoni, and Shika Adabu wards. Among these, Timbwani holds the distinction of being the largest ward by area and population. The constituency falls under the administrative leadership of Member of Parliament Hon. Mishi Juma Mboko of the Orange Democratic Movement (ODM) party, who is currently serving her second consecutive term14.

Demographics and Social Composition.

Likoni Constituency, including Timbwani, is characterized by high population density, primarily attributed to the relatively low cost of housing and the perception of a secure environment. A notable feature of the constituency is its remarkable diversity, with representation from all 42 recognized tribes in Kenya.

Religious demographics reveal a predominantly Muslim population (43.4%), followed by Catholics (28.7%) and Protestants (23.1%), with smaller percentages practicing traditional religions (0.5%) or other faiths (4.1%). Timbwani Ward specifically hosted the largest portion of respondents (480 out of 900, or 53.3%) in a comprehensive community needs assessment, indicating its significant population size within the constituency.

The area has been described as a “poor slum area outside of Mombasa Island” in some documentation, highlighting socioeconomic challenges. However, it also features multiple educational institutions, with “many primary and high schools around,” providing educational access to the local community.

Real Estate Market Analysis: Cheap House for Sale in Timbwani, Likoni - Housing Prices.

The housing market in Timbwani and the broader Likoni area presents a stark contrast to other parts of Mombasa County. While the average price of houses across Mombasa is approximately KSh 146,000,000, properties in Likoni and specifically in Timbwani are significantly more affordable.

Current listings in Timbwani and adjacent Shelly Beach areas show self-contained houses ranging from KSh 1,350,000 to KSh 4,500,000. Specific examples include:

A 4-bedroom self-contained house near Ghazal Mosque in Timbwani for KSh 1,350,000.
A 5-bedroom self-contained house in Shelly Beach (Kwa Kioko) for KSh 1,400,000.
A 2-bedroom self-contained house in Shelly Beach with expandable backyard space for KSh 1,500,000.
A 3-bedroom house in Bofu with two 2-bedroom units and 3 shops for KSh 4,500,000.

These prices reflect the area’s position as an affordable housing option within Mombasa County, where high-end properties in areas like Nyali, Bamburi, and Kiembeni can command prices upwards of KSh 18,000,000.

Market Demand Trends.

Market research indicates that Likoni ranks 20th in property search interest in Mombasa County, accounting for 3.0% of total property searches as of January 2025. Timbwani specifically ranks 26th at 2.6%, while neighboring Bofu ranks 23rd at 2.8%. By comparison, premium areas like Bamburi and Nyali lead property searches at 11.9% and 10.2% respectively.

This data suggests that while Timbwani doesn’t command the highest demand in Mombasa’s property market, it remains a consistent area of interest, likely due to its affordability and growing infrastructure.

Land Prices and Investment Outlook: Land for Sale in Timbwani, Likoni - Current Land Valuation.

While specific land prices for Timbwani are not extensively documented in the search results, the coastal region of Kenya (including Mombasa, Diani, and Malindi) generally sees land prices averaging between KSh 5 million and KSh 15 million per acre as of February 2025. Prime coastal plots, particularly in tourist-focused areas like Diani, can command up to KSh 20 million per acre.

The affordability of land in satellite towns compared to metropolitan centers is notable across Kenya. In the Nairobi Metropolitan Area, for instance, satellite towns offer land at an average of KSh 16.1 million compared to the market average of KSh 130.9 million in core urban areas. This pattern likely extends to Timbwani and other Likoni wards as satellite areas to Mombasa Island.

Investment Trends and Forecast.

The Cytonn 2025 Markets Outlook report forecasts a 3.0% increase in land values for satellite towns from 2024 to 2025. For coastal areas, including regions like Likoni, several factors are driving land appreciation:

Tourism sector recovery and expansion is increasing demand for coastal properties
Urban sprawl as people seek more affordable housing options outside city centers
Infrastructure developments enhancing connectivity and accessibility

These trends suggest that Timbwani, as part of the coastal region and a satellite area to Mombasa Island, may experience moderate land value appreciation in the coming years, though likely not at the pace of premium coastal areas directly serving the tourism sector.

Infrastructure Development: Likoni Floating Bridge.

A significant infrastructure project directly impacting Likoni is the Likoni floating bridge, built at a cost of KSh 1.7 billion. However, according to Transport CS James Macharia, this bridge is scheduled to be dismantled in 2025 and relocated to another area such as Lamu. The bridge was designed as a temporary solution, featuring:

A 529-meter long floating section
54-meter approaches on either side
Pedestrian-only design with guard rails
35 double-body supported boats and 2 end boats with twin springboards
Expected lifespan of 50 years (though now being relocated much sooner)

The bridge was originally constructed to complement the existing ferry services, reduce overcrowding, and lower COVID-19 transmission risks by providing an alternative crossing for the approximately 300,000 daily commuters who use the Likoni channel.

Planned Permanent Solution.

The government has announced plans for a permanent solution to the Likoni crossing challenge – the Mombasa Gate Bridge, with an estimated cost of KSh 210 billion. This major infrastructure project would provide a lasting transportation link between Likoni and Mombasa Island, potentially transforming accessibility and economic opportunities for Timbwani residents.

Broader Infrastructure Outlook.

Kenya’s broader infrastructure development plans will likely impact Timbwani and Likoni, though with some potential limitations:

The government continues to pursue aggressive infrastructure development including roads, bridges, railways, and affordable housing.
However, a 7.6% reduction in allocation to the state department of roads in the supplementary budget for FY 2024/25 (from KSh 193.4 billion to KSh 178.7 billion) may slow some projects.
Analysts predict a potential decline in completed infrastructure projects and an increase in stalled projects due to financial constraints.

Socioeconomic Context and Development.

The National Government Constituency Development Fund (NG-CDF) plays a crucial role in Likoni’s socioeconomic development, focusing on projects with immediate socioeconomic impact aimed at improving lives, alleviating poverty, and addressing general development needs.

Timbwani specifically has been a focus area for organizations like Médecins Sans Frontières (MSF), which has conducted community health initiatives in the ward. Additionally, educational initiatives such as the Bookfeeding library at Timbwane Baptist Academy primary school provide valuable community resources, particularly for disadvantaged children in the area.

Conclusion

Timbwani ward represents a significant portion of Likoni Constituency both geographically and demographically. Its real estate market is characterized by affordability relative to other parts of Mombasa County, with housing prices substantially lower than premium areas. This affordability, combined with strategic infrastructure developments like the planned Mombasa Gate Bridge, positions Timbwani as a potential growth area for budget-conscious homebuyers and investors.

However, challenges remain, including socioeconomic constraints and uncertainty around the timeline for major infrastructure projects. As the largest ward in Likoni, Timbwani’s development trajectory will likely continue to be shaped by broader trends in coastal Kenya’s real estate market, government infrastructure priorities, and local socioeconomic initiatives.

For potential homebuyers and investors, Timbwani offers an entry point into Mombasa County’s real estate market at a fraction of the cost of more established areas, with the prospect of future appreciation driven by improved infrastructure and growing demand for affordable housing.

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