Dandora Area II: A Comprehensive Profile of Embakasi North's Urban Ward.
Dandora Area II, one of the five electoral wards in Embakasi North Constituency, represents a microcosm of Nairobi’s urban development challenges and opportunities. This report examines the current state of this urban locality, exploring its geographical context, demographic profile, real estate market, and recent infrastructure developments that are reshaping its future.
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Geographical Context and Administrative Position.
Dandora Area II is situated within Embakasi North Constituency, one of the seventeen constituencies in Nairobi County. Created in 2013 when Kasarani Constituency and Embakasi Constituency boundaries were revised, Embakasi North spans approximately 5.5 km² (2.1 sq mi). The constituency comprises five electoral wards: Kariobangi North, Dandora Area I, Dandora Area II, Dandora Area III, and Dandora Area IV. Administratively, Dandora falls under the Njiru sub-county of Nairobi, while Kariobangi North falls under Kasarani.
Dandora as a whole was established in 1977 with partial financing from the World Bank, originally conceived to provide a higher standard of housing for Nairobi residents. The area is located in the eastern suburbs of Nairobi, surrounded by neighborhoods including Kariobangi, Baba Dogo, Gitare Marigo, and Korogocho. Unfortunately, one of Dandora’s most defining features today is Nairobi’s principal dumping site, which creates significant environmental challenges for residents.
Demographic Profile.
Dandora Area II has an adult population of approximately 58,108 residents, according to demographic data. This makes it similar in size to Dandora Area I (58,110) but significantly smaller than Dandora Areas III and IV (88,041 and 88,043 respectively). The ward contributes to the larger Embakasi North Constituency, which has historically shown competitive political engagement with a voter turnout of 52.6% in recent elections.
The socioeconomic profile of Dandora reveals a predominantly middle and lower-class population. What began as a well-planned housing scheme has experienced gradual urban decay, with unplanned structures emerging over time. Despite these challenges, Dandora Area II has fostered a resilient community with active civic engagement through organizations like the Dandora Transformation League.
Real Estate Market Analysis.
Property in Dandora Area II for Rent & Sale-Housing Prices and Trends.
The real estate market in Dandora Area II offers relatively affordable housing options compared to other parts of Nairobi. Current listings show properties starting from KSh 4,500,000, with one-bedroom flats available for sale. Across Dandora generally, blocks of flats range between KSh 8,000,000 and KSh 11,000,000, with an average price of KSh 9,500,000.
These prices reflect the broader trend in Kenya’s housing market, which has seen prices decline by 1.1% in the third quarter of 2024 compared to the previous quarter, with a more significant year-on-year drop of 14.28%. This market correction has created opportunities for potential homeowners while presenting challenges for developers.
Mixed-use Land for Sale in Dandora-Land Prices and Investment Opportunities.
Land in Dandora Area II remains an accessible investment option for many Nairobians. Commercial plots in the area are listed at approximately KSh 3,300,000, with some properties already generating rental income. For instance, one commercial plot for sale offers a monthly income of KSh 25,000 from eight single rooms, highlighting the income-generating potential of property in the area.
In neighboring Dandora Phase 5, land prices are comparable, with plots listed at around KSh 3,500,000. These relatively affordable land prices, compared to other parts of Nairobi, represent investment opportunities despite the area’s challenges.
Recent Infrastructure Developments.
Transportation Improvements.
The most significant upcoming infrastructure development affecting Dandora Area II is the Green BRT Line 3 project. Nairobi has secured Sh43.4 billion in funding for this major transportation initiative, with construction set to begin in early 2025. The first phase will create a 12-kilometer route connecting Dandora to Kenyatta National Hospital along Juja Road, with electric buses to reduce greenhouse gas emissions. This project promises to transform mobility for Dandora residents, reducing commute times and improving access to the broader city.
The BRT Line 3, designated as “Chui,” will eventually run from Tala through Njiru and Dandora, continuing to the CBD, Show Ground on Ngong Road, and finally to Ngong. This comprehensive transportation network represents a significant investment in Nairobi’s eastern suburbs and will likely have positive effects on property values and economic opportunities in Dandora Area II.
Urban Renewal Initiatives.
A notable community-driven initiative is the “Model Street” project in Dandora Phase II, launched by UN-Habitat’s Public Space Programme in collaboration with the Making Cities Together coalition and the Dandora Transformation League. This project has transformed the physical appearance of a street with paving, painting, children’s play areas, and tree planting. The initiative has improved sanitation through clearing drains and introducing new rubbish bins, while better lighting has increased safety for residents and business owners.
The Model Street, officially named “Badilisha Street” (meaning “change” in Swahili), has enabled greater economic activity by allowing small-scale roadside businesses to thrive and operate for longer hours. This community-led transformation has improved relationships between local youth and authorities, creating unexpected collaborations in reclaiming and managing public spaces.
Public Services and Commercial Development.
Looking toward the future, Dandora is set to benefit from commercial infrastructure development with the planned construction of the Dandora E-Market Extension. This project, under tender number NCC/BHO/T/479/2024-2025, is scheduled to close bidding on March 21, 2025. This market extension will likely enhance commercial opportunities and potentially create employment in the area.
However, infrastructure development in Embakasi North has faced implementation challenges. An audit report from the National Government Constituencies Development Fund revealed significant underutilization of allocated funds, with Kshs. 200,152,650 (66% of the budget) remaining unused in a recent fiscal year. Many approved school infrastructure projects were not implemented despite funds being channeled to Project Management Committees. This highlights the gap between development planning and execution that sometimes hampers progress in the constituency.
Challenges and Future Outlook.
Despite promising developments, Dandora Area II continues to face significant challenges. The proximity to Nairobi’s principal dumpsite creates environmental hazards affecting residents’ health and quality of life. The area has historically struggled with issues of crime, youth unemployment, and inadequate sanitation.
Nevertheless, community-driven initiatives like the Dandora Transformation League demonstrate remarkable resilience and a path forward. Local organizations are actively working on children’s rights protection, advocacy for the girl child, community health initiatives, and educational programs through institutions like the Integrity Education Centre.
The upcoming transportation infrastructure, particularly the BRT Line 3, represents a significant opportunity for positive transformation. Improved mobility could enhance economic opportunities, potentially increasing property values and attracting further investment to the area.
Conclusion
Dandora Area II represents both the challenges and opportunities present in Nairobi’s rapidly developing urban landscape. While facing significant environmental and socioeconomic challenges, the area offers affordable housing and land options for investment. Recent and upcoming infrastructure developments, particularly in transportation and public space improvement, signal positive change for this community within Embakasi North Constituency.
The success of community-led initiatives like the Model Street project demonstrates that local engagement and international partnerships can create meaningful improvements in urban environments. As Nairobi continues its broader urban development agenda, including the implementation of the Nairobi Integrated Urban Development Master Plan, Dandora Area II stands to benefit from increased connectivity and infrastructure investment that could transform this historically overlooked community.
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1.What are the current house prices in Dandora Area IV?
2.How much does land cost per square meter in Dandora Area I?
3.Are there any recent infrastructure developments in Kariobangi North?
4.What types of properties are available for sale in Dandora Area III?
5.How does the property market in Imara Daima compare to other areas in Nairobi?