Greenspan and Donholm Area: A Comprehensive Overview.

Greenspan is a notable residential and commercial area within the larger Donholm region in Nairobi’s eastern suburbs. Once part of what was known as Donholm Constituency, the area now falls under Makadara Constituency and Embakasi East Constituency in Nairobi County. This report explores the key aspects of this growing middle-income area including area facts, property prices, and recent infrastructure developments.

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Geographic Location and Administrative Boundaries.

Donholm estate is a residential area in the Eastern Region of Nairobi, comprising several estates including Harambee Sacco, Phase 5, Old Donholm, New Donholm, Phase 8, and Greenspan. While the Donholm Residential Estate is part of Embakasi East Constituency, what was formerly known as Donholm Constituency is now Makadara Constituency, containing the wards of Maringo/Hamza, Makongeni, and Viwandani.

Greenspan specifically is located along Savannah Road (also referred to as Savannah Dakar Road in some sources), approximately 12 kilometers east of Nairobi’s Central Business District. This strategic location makes it accessible to surrounding neighborhoods including Embakasi, Umoja, Buruburu, and other eastern suburbs.

Population and Area Size.

According to the 2009 Kenyan census, Embakasi East Constituency, which includes Donholm, covers approximately 64.8 square kilometers and has about 163,858 residents. Given population growth trends in Nairobi over the past 16 years, this number has likely increased significantly by 2025.

Transportation and Accessibility: Public Transport Options.

The area is well-served by multiple public transportation options:

Bus routes: 1961K, 33C, 34B, 19CJK, 1961KD, and many others connect Donholm to different parts of Nairobi
Nearest bus stations include Kisumu Ndogo (1 minute walk from Greenspan Mall), Caltex (6 minute walk), Doni (8 minute walk), and Umoja Stage (11 minute walk)

Transportation Costs.

Commuters from Donholm can expect the following fares:

Nairobi CBD to Donholm: Ksh 30-50 during off-peak hours, Ksh 70 during rush hour
Monthly commuting budget (CBD-Donholm): approximately Ksh 2,800
Donholm to nearby areas: Fedha (Ksh 20), Pipeline (Ksh 20), Allsops (Ksh 50), Cabanas (Ksh 50), Mlolongo (Ksh 70)

Traffic Conditions.

The main traffic pain points for residents are the Muthurwa area and Outer Ring Road as one enters Donholm. Residents have cited traffic congestion on Outer Ring Road as one of their dislikes about the area.

Housing and Real Estate: House for Sale in Greenspan, Donholm - Housing Types.

The Donholm area features diverse housing options:

Apartment buildings with varying numbers of bedrooms
Single-family house units in modest compounds
Terraced maisonettes
Most homes are three-bedroom houses built on eighth-acre plots

Property Prices for Sale.

Property prices in Greenspan and the broader Donholm area vary widely based on property type and specific location:

Residential Properties.

3-bedroom mansions with servant quarters: Ksh 14,700,000 – 16,000,000
3-bedroom townhouses with DSQ (Domestic Servant Quarters): Ksh 16,000,000
3-bedroom mansionettes: Ksh 11,000,000 – 15,500,000
4-bedroom bungalows with DSQ: Ksh 15,000,000
2-bedroom bungalows with additional separate two bedrooms: Ksh 15,500,000

Rental Apartment in Greenspan, Donholm: Multi-Unit Properties.

Twin 3-bedroom houses: Ksh 24,000,000
Block of flats with mixed units (bedsitters, one-bedrooms, shops, two-bedrooms): Ksh 75,000,000
Apartment blocks with monthly rental income: Ksh 90,000,000

Rental Prices.

The rental market in Greenspan offers various options:

- 1-bedroom apartments: Ksh 15,000 per month
- 3-bedroom apartments with parking: Ksh 50,000 per month

Land for Sale in Greenspan, Donholm: Land Prices.

Land prices in the area reflect its growing popularity and development potential:

0.5 acres in Tena (suitable for high-rise redevelopment): Ksh 35,000,000
0.0705HA plot fronting Donholm-Savanna road: Ksh 18,000,000
80 by 20 land at Donholm Savannah: Ksh 15,000,000
Plots touching Outering Road: Ksh 7,000,000 per plot
Smaller plots at Sossian estate: Ksh 950,000

Commercial Infrastructure: Greenspan Mall.

Greenspan Mall is a major commercial center in the area:

Located on Savannah Road in Donholm
Sits on 3.8 hectares (9.5 acres) of land
Offers approximately 16,105 m² (155,477 sq. ft.) of Gross Lettable Area
Provides 1,000 parking spaces
Opened in 2012
Four-story structure housing over 60 retail outlets

The mall features modern facilities including escalators and 24-hour CCTV surveillance, and hosts numerous businesses including:

Naivas Supermarket (anchor tenant occupying 37% of the GLA)
Banks: Standard Chartered, Bank of Africa, Ecobank
Food outlets: Java House, Chicken Inn, Pizza Inn
Healthcare: Aga Khan Hospital
Retail: Bata, Safaricom Shop
Entertainment: Cinema

The mall was fully owned by South Africa’s Stanlib Investments through its investment vehicle ILAM Fahari I-Reit, making it Kenya’s first NSE-listed real estate investment trust.

Utilities and Services: Water Supply.

Water in Donholm comes from multiple sources:

Nairobi Water company (piped water available Thursdays through Friday)
Private boreholes
Water tankers from vendors

Water availability is a concern raised by residents, who wish for more consistent supply.

Safety and Security.

The area is generally considered safe, with 9 out of 10 residents surveyed describing it as secure. Good estate planning has contributed to Donholm being well-organized and therefore “unlikely to attract criminal harm”.

Recent Infrastructure Development.

Recent and ongoing infrastructure projects in the area include:

Donholm and Savannah Sewer Rehabilitation and Upgrade Project: This project is part of Nairobi County’s infrastructure development initiatives mentioned in the 2024 Nairobi Metropolitan Area Infrastructure Report.
The County Annual Development Plans for 2024/2025 and 2025/2026 outline broader development priorities that will impact Donholm, focusing on:
- Addressing rapid population growth
- Environmental degradation mitigation
- Land scarcity solutions
- Housing deficit reduction
- Traffic congestion management
- Reducing poverty and inequality
- Upgrading aging infrastructure

Resident Perspectives.

What Residents Like About Donholm.

Good security
Excellent accessibility to Nairobi CBD with multiple transport options
Affordable food prices
Social amenities like Greenspan Mall

What Residents Dislike About Donholm.

Accumulating dirt in the town center
Increasing population density
Informal structures at the town center
Water supply challenges
Traffic congestion on Outer Ring Road

Conclusion

Greenspan in Donholm represents a growing middle-income residential area in Nairobi’s eastern region. With property prices ranging from affordable to upper-middle income levels, it offers diverse housing options. The area benefits from good transport connections, significant commercial infrastructure centered around Greenspan Mall, and ongoing development projects aimed at improving service delivery. Despite challenges with water supply and traffic congestion, residents generally view the area positively, highlighting its security and accessibility as major advantages.

Infrastructure development plans from Nairobi County suggest continued investment in the area, particularly in sewerage systems and other public utilities, which should enhance living conditions for residents in the coming years. As Nairobi continues to expand eastward, Greenspan and the broader Donholm area are likely to see further growth and development.

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