Ngando Ward: A Comprehensive Profile of Dagoretti South's Evolving Neighborhood.

Ngando ward in Dagoretti South constituency represents one of Nairobi’s rapidly evolving peri-urban neighborhoods. Located approximately 7.9 kilometers northwest of Nairobi’s central business district, this area exemplifies the urban transformation occurring in Kenya’s capital. This report examines Ngando’s geographical characteristics, demographic profile, real estate market trends, and recent infrastructure developments to provide a comprehensive understanding of this dynamic area.

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Geographic and Administrative Context.

Ngando is strategically positioned within Nairobi’s expanding metropolitan area. The neighborhood straddles Ngong Road to the north, borders Riruta to the north, and the Ngong Racecourse to the south. Administratively, Ngando is one of five wards in Dagoretti South Constituency, alongside Mutu-ini, Riruta, Uthiru, and Waithaka, covering a compact area of 3.2 square kilometers.

Dagoretti South Constituency was established in 2013 when the former Dagoretti Constituency was divided, with the western and southern parts forming Dagoretti South, while the southeast stretch was incorporated into Kibra Constituency and the remainder combined with part of Westlands to create Dagoretti North Constituency. The entire constituency spans 25.30 square kilometers and falls entirely within Nairobi County, with John Kiarie currently serving as the Member of Parliament under the UDA party.

Demographic Profile.

According to available data, Ngando Ward has a population of approximately 31,769 residents, making it moderately populated compared to other wards in the constituency. This places it between the most populous ward, Riruta (65,320 residents), and the least populated, Mutu-ini (17,973 residents).

The larger Dagoretti area had 434,208 residents as of the 2019 census, with a relatively balanced gender distribution of 217,651 males and 216,526 females. The population pyramid shows a young demographic profile, with the majority of residents (112,325) aged between 20-29 years, followed by children aged 0-9 years (97,545). This youthful demographic profile has significant implications for housing needs, educational facilities, and employment opportunities in the area.

Socioeconomic Characteristics.

Ngando is predominantly characterized as a low-income neighborhood within the larger Dagoretti area. The area faces notable infrastructure challenges, including poor waste disposal systems, open sewers, and unpaved roads. These conditions reflect the broader urbanization challenges facing many of Nairobi’s rapidly growing peri-urban areas, where infrastructure development has not kept pace with population growth.

Real Estate Market Analysis.

50 by 100 Plots for Sale in Ngando, Dagoretti South – Residential Property Prices.

The residential real estate market in Ngando offers relatively affordable housing options compared to more central Nairobi neighborhoods. Current sales listings show one-bedroom apartments priced at approximately KSh 4,700,000, while studio apartments are available for around KSh 2,300,000.

The rental market displays a range of options to accommodate diverse income levels:

Three-bedroom houses command monthly rents of KSh 30,000
Two-bedroom apartments range from KSh 20,000 to KSh 28,000 per month
One-bedroom units are available between KSh 15,000 and KSh 20,000 monthly
Bedsitters (single rooms) provide more affordable options at lower price points

These prices position Ngando as a relatively affordable housing alternative compared to central Nairobi neighborhoods like Westlands, Upperhill, Kilimani, and Parklands, where one-bedroom apartments typically start at KSh 50,000 per month,

Investment Potential.

According to the Cytonn 2025 Markets Outlook, Dagoretti (which includes Ngando) is identified as an investment opportunity area for lower mid-end apartments. The area demonstrates strong performance metrics with:

Annual returns averaging 11.5% (compared to the market average of 6.5%)
Rental yields of approximately 9.6%
Price appreciation of 1.9%

These indicators suggest that despite being a low-income area, Ngando and the broader Dagoretti region offer attractive investment potential for real estate developers focusing on affordable housing solutions.

Commercial Land for Sale in Ngando, Dagoretti south – Land Prices.

Land in Ngando is primarily marketed for commercial and high-density residential development, with premium prices commanded by plots near Ngong Road and the Racecourse area. Current listings show:

A quarter-acre commercial plot off Ngong Road priced at KSh 30,000,000.
A half-acre prime plot in the Ngando Racecourse area, suitable for high-rise rental developments, listed at KSh 75,000,000.

These prices reflect the development potential of strategically located land within Ngando, particularly for commercial ventures and multi-unit residential projects. The broader land sector in the Nairobi Metropolitan Area has a positive outlook, with prices expected to increase by approximately 3.0% in the 2025 fiscal year.

Recent Infrastructure Developments: Road Infrastructure Improvements.

Significant road infrastructure projects are currently underway in Ngando, addressing one of the area’s most pressing infrastructure challenges. The Kenya Urban Roads Authority (KURA) is implementing several key projects:

Upgrading of Mama Wahu Road to bitumen standards, with a 6-month contract period and 3-month defect liability period.
Construction of Lenana B Road in Ngando Ward.

These projects are part of a broader initiative to rehabilitate Nairobi’s road infrastructure, which was announced following discussions between President William Ruto, national government agencies, and the Nairobi City County Government. The road improvements aim to enhance accessibility, reduce transportation costs, and stimulate economic activities within Ngando.

Water and Sanitation Infrastructure.

Water and sanitation services in Ngando are set to improve significantly through several ongoing projects:

Construction of reticulation sewers using OD 200 to OD 300 Double Wall Corrugated (DWC) Pipes, with approximately 640 consumer connections planned across Dagoretti, Ngando, Riruta, Kawangware, Kangemi, and Uthiru areas.
Implementation of the KFW-funded Water and Sewerage Services Extension Project, which is converting existing dry latrines to water-based systems in peri-urban and informal settlements including Ngando.
Installation of approximately 12km of OD160 – OD200 tertiary sewers to facilitate connections.

These initiatives directly address critical public health concerns in Ngando and will substantially improve living conditions for residents upon completion.

Educational Facilities.

A significant milestone in educational infrastructure was achieved with the inauguration of Lenana School Primary in Ngando Ward in 2024. This development is particularly noteworthy as:

It represents the first public primary school in Ngando Ward.
The facility includes 22 classrooms capable of accommodating over 1,500 learners.
The school was established following a tragic incident in 2019 at a private school in the ward where eight children died when a classroom collapsed.
President William Ruto has committed to constructing 24 additional classrooms for the school to enhance learning capacity.

The establishment of this school is part of a broader educational improvement initiative in Dagoretti South, which has seen six new schools opened in 2024 through the National Government Constituencies Development Fund (NG-CDF).

Conclusion

Ngando Ward in Dagoretti South represents a neighborhood in transition, facing challenges typical of rapidly urbanizing areas while simultaneously experiencing significant infrastructure development. The area offers relatively affordable housing options within the Nairobi Metropolitan Area, with strong investment potential in the residential sector despite its classification as a low-income neighborhood.

The ongoing infrastructure developments—particularly in road networks, water and sanitation systems, and educational facilities—indicate a positive trajectory for Ngando’s future development. These improvements are likely to enhance the quality of life for residents, increase property values, and attract further investment to the area.

For potential investors, homebuyers, and residents, Ngando presents a complex but promising opportunity, characterized by affordable entry points into Nairobi’s real estate market, ongoing infrastructure enhancements, and proximity to the city center. As these development initiatives continue to materialize, Ngando is positioned to become an increasingly attractive residential and investment destination within Nairobi’s expanding urban landscape.

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