Makina Ward: A Comprehensive Overview of Kibra's Dynamic Neighborhood.

Makina is one of the five vital wards within Kibra Constituency, a significant region of Nairobi that has experienced notable transformations in recent years. Despite its challenges as part of Kenya’s largest urban informal settlement, Makina presents a complex blend of community resilience, development initiatives, and evolving real estate dynamics. This report examines the area’s geographic and demographic characteristics, housing and land prices, and recent infrastructure developments that are reshaping this neighborhood.

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Geographic and Demographic Profile.

Makina ward constitutes one of the five administrative divisions of Kibra Constituency, which is situated approximately 5 kilometers from Nairobi’s Central Business District. The ward covers approximately 0.7 square kilometers and houses a population of about 25,242 residents according to available data. Makina forms part of the larger Kibera settlement, which is recognized as the largest urban informal settlement in Africa.

The area represents the rich cultural diversity characteristic of Kibra, with residents from various ethnic communities including Luos (who form the majority), Luhyas, Kikuyus, Nubians, and Kisiis. The Nubian community holds particular historical significance in the area, as they were among the first settlers in Kibra, which derives its name from the Nubian word meaning “forest” or “jungle.

Socioeconomic Context.

Makina, like other parts of Kibra, faces significant socioeconomic challenges. A 2009 survey indicated that the average resident in Kibera earns less than US$2 per day, placing many households in conditions of extreme poverty. The area experiences high unemployment rates, limited access to quality education, and health challenges including a 12% HIV prevalence rate. Despite these challenges, the community demonstrates remarkable resilience and entrepreneurial spirit, with many residents operating small businesses including vegetable stands, fish markets, grocery shops, hotels, and cyber cafes.

Real Estate Market Dynamics.

House for Sale in Makina Kibra – Housing Prices.

The housing market in Makina and the broader Kibra area presents a complex picture of both formal and informal housing options with varying price points. Recent data from the Kenya Bankers Association Housing Price Index shows that house prices across Nairobi dropped by 1.1% in the third quarter of 2024 compared to the previous quarter, with a significant year-on-year decline of 14.28%. This correction in prices has been attributed to reduced speculative buying and changing financing conditions.

In the formal housing market adjacent to Makina, properties in the Olympic area of Kibra are advertised at approximately KSh 11,000,000 for a development consisting of three 2-bedroom units with servant quarters. The National Housing Corporation has recently completed the construction of one to three-bedroom apartments called Olympic View Kibera, which are now available for purchase, representing new formal housing options in the vicinity.

Land for Sale in Makina, Kibra - Land Prices and Taxation.

Land in Kibra has been a subject of significant controversy and contestation, particularly regarding the “288 Acres” that was allocated to the Kibra Nubian Community in June 2017. While specific land prices for Makina are not directly stated in the available data, the context suggests that land values in this centrally-located area would be substantially higher than in Nairobi’s outlying areas, where plots in Juja (33km from the CBD) can be found for as low as KSh 500,000, and land in Ruai (23km from CBD) starts at approximately KSh 380,000.

Beginning January 1, 2025, Nairobi landowners, including those in Makina, will be subject to revised land rates. These rates are determined by land size and value, with plots under 0.1 hectares incurring an annual rate of KSh 2,560, plots between 0.1 and 0.2 hectares attracting KSh 3,200, land between 0.2 and 0.4 hectares being charged KSh 4,000, and plots exceeding 0.4 hectares incurring KSh 4,800. Additionally, residential, commercial, and agricultural properties will be taxed at 0.115 percent of their land value annually.

Infrastructure Development Initiatives: Special Planning Area Designation.

In a significant development for Makina and neighboring areas, the Nairobi Metropolitan Service in May 2020 declared four informal settlements in Kibra Sub County—Sarangombe, Laini Saba, Makina, and Lindi—as a special planning area. This declaration suspended all development plans for two years to prepare these areas for a participatory, economically feasible, socially and environmentally sustainable Physical Development Plan.

This initiative aims to facilitate the formulation of harmonized standards and guidelines for buildings and other forms of development as defined under the Physical and Land Use Planning Act of 2019. The University of Nairobi’s Urban Planning department has been involved in this process, working with a multisectoral team composed of government and non-government actors to support the Kibera community in developing their own plan.

Community Development Projects.

Makina is home to the Makina Community Development Project (MACODEP), a registered Community Based Organization that operates a medical clinic and Children’s Rescue Centre and School in the area. This organization focuses on enhancing the well-being of disadvantaged residents through healthcare provision, HIV/AIDS intervention, environmental sanitation, and economic empowerment initiatives.

Basic Infrastructure Improvements.

Through the efforts of the late MP Ken Okoth and non-governmental organizations like Shofco, Kibra, including Makina, has seen substantial improvements in basic infrastructure. Residents now have access to schools, hospitals including maternity homes, street lights, and improved roads. These developments represent significant progress in addressing the area’s historical infrastructural deficits.

Conclusion

Makina ward presents a microcosm of the challenges and opportunities facing urban informal settlements in rapidly developing African cities. While the area continues to grapple with poverty, inadequate housing, and limited access to essential services, significant efforts are underway to transform it into a well-planned neighborhood with improved infrastructure and living conditions.

The designation of Makina as part of a special planning area represents a critical step toward more sustainable urban development, potentially addressing long-standing issues of insecure tenure, inadequate housing, and limited infrastructure. Meanwhile, the current downward trend in housing prices might create opportunities for more affordable homeownership, though challenges remain in financing construction and development projects.

As Makina continues to evolve, balancing the needs of current residents, particularly those of lower income, with broader development goals will be essential to ensure that improvements benefit the existing community rather than displacing them through gentrification.

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