Mathare North and Makadara Constituency: A Comprehensive Area Analysis.

The urban landscapes of Mathare North and Makadara Constituency represent significant regions within Nairobi’s diverse metropolitan fabric, each with unique characteristics, challenges, and development trajectories. This report provides a detailed analysis of both areas, focusing on geographic information, housing and land markets, and recent infrastructure developments that are reshaping these communities.

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Geographic and Administrative Context: Makadara Constituency.

Makadara Constituency stands as one of Nairobi County’s seventeen constituencies, covering approximately 20km² in the central eastern and southern parts of the city. The constituency has undergone several name changes since independence, initially known as Donholm Constituency during the 1963 and 1969 elections, later as Bahati Constituency, and finally adopting its current name of Makadara in 1997.

Administratively, Makadara shares boundaries with Embakasi South to the south, Kamukunji and Starehe to the west, Embakasi East to the east, and notably, Mathare to the north. The constituency is divided into four wards: Harambee, Maringo/Hamza, Makongeni, and Viwandani. Currently, the Member of Parliament for Makadara is Hon. Aladwa.

Mathare North and the Broader Mathare Area.

Mathare is a collection of slums in Nairobi with an estimated population of approximately 500,000 people, with Mathare Valley alone—the oldest of the constituent slums—housing about 180,000 residents. The entire Mathare area covers 157 hectares, extending from Pangani down to Gitathuru river.

Geographically, Mathare is bounded by Pangani on the west side with a police station at its northernmost point, while Juja Road (a major thoroughfare in Nairobi’s Eastlands) separates Mathare from Eastleigh to the south. On the east side, Mathare borders Huruma. The area comprises 13 slum villages and maintains an extremely high population density of over 1,000 residents per hectare.

Historical Development

Mathare’s Evolution

Mathare’s history is deeply intertwined with Kenya’s struggle for independence. In the late 1950s, the area was dominated by “Mau Mau” freedom fighters who used it as a hideout for weapons and a venue for oath ceremonies. At that time, there were few authorized houses in the area due to inadequate sanitation and waste disposal services.

After Kenya gained independence, many landless people migrated to Nairobi seeking employment opportunities. Those unable to secure formal housing settled in Mathare Valley, which was government-owned and underutilized land. These settlers erected low-cost shanties while searching for employment, with many finding informal work at construction sites throughout Mathare. Some residents started brewing commercial changaa and busaa (illicit brews), while others established small food kiosks, green groceries, or engaged in hawking.

Makadara’s Political Legacy

Makadara Constituency has a notable political history, having been represented by several prominent figures including Mwai Kibaki, who later became Kenya’s president before moving to Othaya Constituency. The constituency was also formerly represented by Gideon Kioko Mbuvi (known as “Sonko”), who was elected in a 2010 by-election and later became the Governor of Nairobi County.

Real Estate Market Analysis.

3 Bedroom Houses For Sale in Mathare Area 4, Nairobi: Housing Prices and Property Types.

The housing market in Mathare North and Makadara reflects the socioeconomic diversity of these areas, with various property types available at different price points.

In Mathare North, a block of flats consisting of 51 single rooms is listed for sale at KES 15,000,000. This property, located in Area 4 James, generates a monthly rental income of approximately KES 200,000, with most units renting for KES 4,500, though some units command rents of KES 3,000 or KES 5,000.

In Makadara, particularly in the more developed BuruBuru area, a 4-bedroom maisonette is advertised for sale at KES 15,000,000. The property market in this constituency offers diverse options, including apartments, bungalows, houses, maisonettes, mansions, and townhouses/terraces. Prices vary significantly based on location, property type, and amenities.

Land for sale in Makadara Nairobi : Land Prices and Investment Opportunities.

Land prices in these areas reflect their strategic location within Nairobi and their development potential:

In Mathare North, a 3/4 acre freehold plot located approximately 1km from De LaRue and the Kenya School of Monetary Studies is listed for KES 55,000,000. This parcel is situated about 50 meters from the tarmac, has access to electricity and water, and features existing units that could be demolished for redevelopment.

In Makadara, land prices vary considerably:

A 0.25 acre (40 by 100) corner plot near Oryx Petrol station, described as ideal for highrise development, is priced at KES 20,000,000.
A substantial 5.88-acre plot in Ofafa, Makadara is listed for KES 420,000,000
A 1/2 acre plot along Jogoo Road near Uchumi, which includes a spacious 3-bedroom old bungalow, is available for KES 95,000,000

These prices reflect the growing demand for developable land in Nairobi’s rapidly expanding urban areas.

Recent Infrastructure Developments.

Both Mathare North and Makadara have seen significant infrastructure developments in recent years, aimed at improving living conditions and economic opportunities for residents.

Government-Led Initiatives in Mathare.

In March 2025, President William Ruto launched several key projects in Mathare, including:

Construction of an 800-bed dormitory at St Teresa’s Secondary School
Construction of 12 classrooms at Mabatini Primary School
Development of classrooms at Mathare Mixed Secondary School
Launch of a TVET program and last-mile electricity initiatives
Advancement of affordable housing projects.

Additionally, in November 2021, the government issued a tender for the proposed development of Mathare North modern market in Nairobi County, with a bid security requirement of KES 1,500,000. This market development represents a significant investment in the area’s commercial infrastructure.

Broader Urban Renewal Efforts.

The Nairobi County Annual Development Plan for 2024/2025 outlines strategic priorities addressing challenges such as environmental degradation, housing deficit, traffic congestion, and aging infrastructure. This plan, the second in a series of five under the County Integrated Development Plan (CIDP 2023-2027), aims to transform Nairobi into “a city of order, dignity, hope and opportunities for all”.

In addition to specific area projects, President Ruto launched the Nairobi River Regeneration project in early 2025, which includes the construction of a 60-kilometer sewer stretch to prevent solid waste from entering the Nairobi River. This project is expected to benefit approximately 30,000 young people from Nairobi through employment opportunities, alongside plans for constructing markets and affordable housing.

Challenges and Future Outlook: Current Challenges.

Despite ongoing development efforts, both Mathare North and Makadara face significant challenges:

Mathare continues to struggle with overcrowding, with population density exceeding 1,000 residents per hectare. Historically, the area has experienced periodic gang violence, including conflicts between rival groups such as the Taliban (a Luo group) and the Mungiki (a Kikuyu group).

Both areas also contend with broader urban challenges affecting Nairobi, including environmental degradation, housing deficits, traffic congestion, high poverty levels, inequality, and aging infrastructure.

Real Estate Market Trends and Future Development.

The real estate market in Nairobi is experiencing significant changes in 2025, with several trends likely to impact Mathare North and Makadara:

Growing demand for affordable housing, driven by population growth and an increasing number of middle-income families seeking accessible homes
Integration of technology in property development, including virtual property tours, AI-driven valuations, and sophisticated property management tools
Significant growth in the commercial real estate sector, reflecting Nairobi’s emergence as a key regional business and trade hub
Substantial infrastructure improvements enhancing property accessibility and values in previously underserved areas
Rising demand for gated communities and mixed-use developments that offer security, convenience, and a sense of community

Conclusion

Mathare North and Makadara Constituency represent microcosms of Nairobi’s complex urban landscape, each with distinct histories, challenges, and development trajectories. While Mathare’s origins as an informal settlement continue to shape its development needs, Makadara represents a more established constituency with diverse residential and commercial zones.

Recent infrastructure investments indicate government commitment to improving living conditions and economic opportunities in these areas. The housing and land markets reflect both the challenges of urban development in Nairobi and the significant investment potential as the city continues to grow and evolve.

The future outlook for both areas will likely be shaped by the success of current infrastructure projects, the implementation of the County’s development plans, and broader economic trends affecting Nairobi’s real estate market. For residents and investors alike, understanding the specific characteristics and development trajectories of these areas is essential for making informed decisions in this dynamic urban environment.

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