Lower Savannah: A Comprehensive Analysis of Embakasi East's Developing Neighborhood.

Lower Savannah stands as one of five key electoral wards within Embakasi East Constituency, a vibrant area of Nairobi County undergoing significant development. This report explores the geographical context, residential and commercial property market, ongoing infrastructure projects, and future prospects for this rapidly evolving neighborhood.

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Geographic and Administrative Overview.

Embakasi East Constituency spans approximately 64.70 km² (25.0 sq mi) within Nairobi County and comprises five electoral wards: Upper Savannah, Lower Savannah, Embakasi, Utawala, and Mihango. Created in 2013, the constituency emerged from the greater Embakasi Constituency and is currently represented in Parliament by Babu Owino of the Orange Democratic Movement (ODM) party. The constituency operates with a clear mission “to provide leadership and policy direction for effective and efficient management of the fund” while pursuing a vision of “equitable socio-economic development across Embakasi East Constituency”.

Lower Savannah Ward specifically serves as an important administrative division within the constituency, with local governance structures including an Area Chief (Joseph Ayecha as of February 2023). The ward boundary runs between Shauri Yako and central zones, establishing distinct neighborhoods within the area. The constituency’s leadership emphasizes core values of accountability, professionalism, and sustainable development in its governance approach.

Socioeconomic Landscape.

The area primarily consists of residential neighborhoods with growing commercial development along main roads. As part of Nairobi’s eastern expansion, Lower Savannah represents the city’s urban growth patterns with a mix of formal and informal settlements. The Kenya Informal Settlement Improvement Project II (KISIP II) has identified portions of the area for targeted infrastructure improvements, indicating the presence of informal settlements requiring development attention.

Real Estate Market Analysis.

Houses for Sale in Savannah: Residential Property Prices.

The residential property market in Lower Savannah and surrounding Donholm area shows considerable variation based on property type, size, and exact location. Houses for sale display a wide price range, reflecting the area’s diverse housing stock:

A 3-bedroom townhouse in Greenspan is priced at KSh 15,500,000.
A 4-bedroom maisonette in Phase 8, Greenspan commands KSh 25,000,000.
A 4-bedroom maisonette in Donholm Estate near Total Petrol Station along Donholm Savanna Road is listed at KSh 40,000,000.
More moderately priced 3-bedroom apartments in Nyayo Estate and Pipeline Estate are available for KSh 7,500,000 and KSh 7,000,000 respectively.

The rental market offers more affordable monthly payment options with:

Executive three-bedroom bungalows in Donholm available for KSh 50,000 per month.
Three-bedroom houses in Sabaki Mombasa Road area starting at KSh 20,000 monthly.
Various other residential options in nearby areas like Harambee Sacco and Mara Savannah at competitive rates.

Land for Sale in Lower Savannah, Embakasi: Land Values and Commercial Property.

Land prices in Lower Savannah and the broader Donholm area indicate high demand and increasing values, particularly for plots with commercial potential:

A 0.0705 hectare plot fronting the busy Donholm-Savanna road is priced at KSh 35,000,000.
A 100×100 plot touching Outering Road commands KSh 36,000,000.
Smaller plots in the area show more accessible price points, with an 80×20 land parcel in Donholm Savannah available for KSh 950,000.
Plots in Sossian estate opposite Nasra Gardens are selling for KSh 7,000,000 per plot.

The most significant commercial land opportunity in the area is a substantial 30.5-acre commercial property touching both Donholm Road and Manyanja Road, marketed at KSh 1.68 billion (approximately KSh 55 million per acre). This land is described as “ideal for residential houses, subdivision, industrial, commercial centre etc.

Infrastructure Development Initiatives.

Lower Savannah and the broader Embakasi East Constituency are benefiting from several infrastructure development programs aimed at improving living conditions and enhancing connectivity:

Kenya Informal Settlement Improvement Project II (KISIP II)

The Ministry of Lands, Public Works, Housing and Urban Development is implementing KISIP II in several Nairobi neighborhoods, including Embakasi Village within Embakasi East Constituency. While not specifically targeting Lower Savannah in the excerpts provided, the nearby developments include:

Road upgrading to bitumen standards with accompanying storm water drainage systems
Street lighting implementation with flood masts
Sewer line installation and network reinforcement
Footpath development for improved pedestrian access

These improvements are being funded through a collaboration between the World Bank via International Development Association (IDA), French Agency for Development (AFD), and the Government of Kenya at the county level.

Constituency Development Fund Projects.

The National Government Constituency Development Fund (NG-CDF) has allocated resources for several infrastructure projects in Lower Savannah, including:

Installation of a 30-meter security high mast with 8 security lights of 400 watts at the boundary between Shauri Yako and central zones, budgeted at KSh 4,203,567.81.
Similar security high mast installations in other wards including Upper Savannah, Mihango, and Embakasi.
Technology improvements including satellite antenna, router, digital access kits, and Wi-Fi installations at various public facilities.

Road Network Enhancements.

Road infrastructure has received particular attention, with improvements including:

Upgrading of connecting roads within neighborhoods.
Installation of culverts for improved drainage.
Grading and compaction of road surfaces.
Construction of storm water drainage systems along road networks.

Future Development Prospects: Property Tax Changes.

Beginning January 1, 2025, Nairobi landowners, including those in Lower Savannah, will begin paying revised land rates as announced by Governor Johnson Sakaja. These rates are based on land size and value, ranging between KSh 2,560 to KSh 4,800 annually, with residential, commercial, and agricultural properties taxed at 0.115% of their land value per year.

Special provisions have been made to address discrepancies, with landowners paying the higher of either the new rates or the 2022 rates. For cases where new rates exceed double the 2022 rates, property owners will pay double the previous rates. The county has also directed that those with objections continue paying old rates until their cases are resolved by the Valuation Court.

Strategic Development Planning.

The Nairobi City County Integrated Development Plan for 2023-2027 and the County Annual Development Plan for FY 2025/2026 outline further development priorities that will affect Lower Savannah and other areas of Embakasi East. These plans were developed through participatory processes involving public forums at ward and sub-county levels to identify localized priorities.

Conclusion

Lower Savannah within Embakasi East Constituency presents a dynamic area experiencing significant development pressures and opportunities. The residential and commercial property markets show robust demand with considerable price variations based on specific locations and property characteristics. Ongoing infrastructure projects through KISIP II and the Constituency Development Fund are addressing historical deficiencies in road networks, security lighting, and sanitation systems.

For potential investors, homebuyers, or current residents, Lower Savannah offers a mix of established neighborhoods and developing areas with improving infrastructure. The implementation of revised land rates in 2025 and continued public investment in basic services signal the government’s commitment to enhancing the area’s livability and economic potential.

As Nairobi continues its eastward expansion, Lower Savannah’s position within Embakasi East Constituency makes it an area worth monitoring for future development and investment opportunities, particularly as infrastructure improvements increase connectivity and property values in this evolving urban landscape.

1.What are the current house prices in Upper Savannah?

2.How has the infrastructure development impacted property values in Embakasi?

3.Are there any upcoming infrastructure projects in Lower Utawala?

4.What types of properties are most popular in Mihang’o?

5.How does the cost of land in Utawala compare to other areas in Nairobi?