Huruma and Eastleigh: Urban Profile of Nairobi's Northeastern Neighborhoods.

Huruma and Eastleigh represent two distinct yet interconnected residential and commercial areas in Nairobi’s northeastern sector. This report provides a comprehensive analysis of these areas, focusing on their geographical features, demographic characteristics, real estate market trends, and recent infrastructure developments. The contrast between Huruma’s low-income residential character and Eastleigh’s vibrant commercial atmosphere illustrates the diverse urban landscape of Kenya’s capital city.

Locations > Nairobi > Eastleigh > Huruma

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Geographical Context and Area Facts.

Huruma: A Low-Income Residential Estate.

Huruma is a low-income residential estate located in the northeastern part of Nairobi. It occupies a strategic position, bordering Kariobangi and Dandora to the east, Moi Air Base to the south, Mathare to the north and west, and Eastleigh to the southwest. This densely populated area is primarily residential in character, with informal settlements comprising a significant portion of its housing stock.

The area has experienced notable challenges with infrastructure and building safety. In April 2016, during Kenya’s rainy season, Huruma witnessed a tragic building collapse that resulted in the deaths of 52 people. Following this incident, the building’s owner, Samuel Karanja Kamau, was charged with manslaughter. This event highlighted the persistent issues with building standards and construction oversight in the area.

Historically, Huruma has also faced challenges with fire incidents. County assembly records reference “Huruma Fire Victims 1 village,” a community formed after a devastating fire swept through the area, affecting approximately 1,050 households. The affected residents were allocated plots while awaiting more permanent resettlement solutions from the government.

Among Huruma’s notable residents is George Hussein Onyango Obama, the half-brother of former US President Barack Obama. This connection has occasionally brought international attention to the area.

Eastleigh: A Commercial Hub with Somali Influence.

Eastleigh is a bustling commercial and residential suburb located east of Nairobi’s Central Business District (CBD). It is primarily known for its vibrant commercial activities and is predominantly inhabited by members of the Somali community. This cultural influence has shaped Eastleigh’s identity as a distinctive business district with numerous shopping centers, markets, and small enterprises.

The area’s infrastructure features several numbered streets (such as Tenth, Eleventh, and Twelfth streets) and named roads like Athumani Kipanga Street. The neighborhood’s proximity to the Moi Air Base has influenced its development patterns, particularly regarding building height restrictions.

Eastleigh’s commercial character makes it a significant economic zone within Nairobi, attracting traders and shoppers from across the city. However, like many rapidly developing urban areas in Nairobi, it faces challenges with infrastructure maintenance, traffic congestion, and waste management.

Real Estate Market Analysis.

Housing Prices and Rental Trends.

Property in Huruma / Nairobi for Rent & Sale-Huruma Housing Market.

Specific housing price data for Huruma is limited in the available research. However, as a low-income residential area, property values are significantly lower than in middle and upper-income neighborhoods in Nairobi. The presence of informal settlements and concerns about building safety following the 2016 collapse have likely influenced property values in the area.

The Masha-Allah Plaza located on Outering Road represents one of the formal residential developments in Huruma. Unfortunately, specific pricing information for this development is not available in the current data.

Apartments / Flats for Sale in Eastleigh-Eastleigh Housing Market.

Rental prices in Eastleigh follow a tiered structure based on unit size:

One-bedroom apartments average KES 12,000 per month.
Two-bedroom apartments average KES 20,000 per month.
Three-bedroom houses average KES 30,000 per month.

These rates are relatively moderate compared to upscale neighborhoods in Nairobi, reflecting Eastleigh’s middle-market positioning. The area primarily features apartment buildings rather than standalone houses, aligning with its urban density and commercial focus.

In the broader Nairobi context, property prices have shown mixed trends. While property prices in Nairobi’s suburbs and satellite towns rose by 0.8% in the fourth quarter of 2024, Kenya’s overall housing market experienced a 3.4% price decline around February 2025. These conflicting trends suggest a complex market with significant variations across different neighborhoods and property types.

Land Prices and Investment Opportunities.

Developed Plot for Sale in Huruma Johnsanga Corner in Huruma-Huruma Land Market.

The search results do not provide specific land prices for Huruma in Nairobi County. The land listings referenced for “Huruma” appear to relate to a different locality near Eldoret rather than the Huruma estate in Nairobi.

Land & Plots for Sale in Eastleigh -Eastleigh Land Market.

Land in Eastleigh commands premium prices, reflecting its commercial value and development potential. The average price for a 1/8-acre plot (approximately 50 by 100 feet) is reported at KES 50,000,000.

Recent land listings in Eastleigh reveal the following price points:

50×100 plots range from KES 66,000,000 to KES 70,000,000.
Larger plots (100×100) can reach KES 205,000,000.
Prime development land with specific commercial advantages ranges from KES 92,000,000 to KES 160,000,000.
A 0.257-acre rectangular plot suitable for redevelopment is valued at KES 140,000,000.

These prices highlight Eastleigh’s status as a high-value commercial district where land is viewed as a premium investment. The significant variation in prices reflects differences in plot size, location within Eastleigh, proximity to major thoroughfares, and development potential.

Infrastructure Development and Urban Planning.

Water Infrastructure and Services.

Both Huruma and Eastleigh have experienced challenges with water supply reliability. In October 2023, these areas were among those affected by a temporary shutdown of the Ngethu Water Treatment Plant. The Nairobi Water and Sewerage Company (NWSC) announced that residents would experience dry taps while the company repaired a major leakage on the raw water pipeline between the Matara Raw Water Chamber and the treatment plant.

The water interruption affected a wide area including Eastleigh Air Force Base, Pangani, Huruma, Kariobangi, and Mlango Kubwa. This incident highlights the ongoing infrastructure challenges in Nairobi’s water distribution system, which particularly impact densely populated areas like Huruma and Eastleigh.

Transportation and Road Network.

Eastleigh has benefited from recent public transportation improvements. In December 2024, the Nairobi City County government announced 89 new matatu (public service vehicle) routes designed to improve access to the Central Business District. One of the key new routes connects Kikuyu Town to Eastleigh Section 3, passing through multiple neighborhoods and key CBD points.

This route enhancement aims to streamline public transport services and reduce congestion in Nairobi’s busy streets. The changes, published in a gazette notice on December 20, 2024, were implemented immediately and represent a significant update to the city’s transportation network.

However, infrastructure maintenance remains a challenge. Recent reports note that Tenth and Eleventh streets in Eastleigh have deteriorated despite recent tarmacking efforts. Similarly, traders and commuters have voiced concerns about raw sewage on Eastleigh’s Athumani Kipanga Street, indicating ongoing sanitation infrastructure issues.

Building Regulations and Development.

The development landscape in Eastleigh has been significantly influenced by its proximity to Moi Airbase. In 2024, President William Ruto issued seemingly contradictory directives regarding building height restrictions in the area.

Initially, President Ruto gave property developers in Eastleigh permission to construct high-rise buildings up to 30 stories tall, stating: “I am the commander-in-chief. In Eastleigh previously, you could not build more than a 12-storey building, but I have now declared that you can build up to 25- or 30-storey buildings.”

However, during the Kenya Air Force 60th Anniversary at Moi Airbase, the President reversed this position, stating that developers must ensure buildings maintain height standards as agreed upon by the Kenya Air Force and the Kenya Defence Forces. He emphasized that this would help ensure the Moi Airbase does not lose its premium position to buildings that pose a security threat.

This policy reversal creates uncertainty for developers and investors in Eastleigh, potentially impacting future construction projects and property values. The Nairobi county government has been tasked with ensuring developers adhere to these regulations.

Conclusion

Huruma and Eastleigh represent two contrasting yet interconnected neighborhoods in Nairobi’s urban fabric. Huruma continues to function primarily as a low-income residential area facing challenges with building safety, fire hazards, and basic infrastructure. Its development needs to focus on improving housing quality, water supply, and public safety.

Eastleigh, meanwhile, has evolved into a vibrant commercial hub with strong Somali cultural influences. Its property market shows robust demand for both commercial and residential spaces, with land prices reflecting its economic importance. The area’s future development will likely be shaped by the resolution of building height restrictions, improvements to street infrastructure, and enhancements to the public transportation network.

Both neighborhoods exemplify the complex challenges and opportunities facing Nairobi’s urban development. As the city continues to grow and evolve, strategic investments in infrastructure, clear regulatory frameworks, and inclusive planning approaches will be essential for creating sustainable, livable environments for residents across the socioeconomic spectrum.

Huruma