Huruma, Mathare Constituency: An Urban Profile, Real Estate Market, and Infrastructure Development.
Huruma ward, situated within Mathare Constituency in Nairobi County, represents one of Nairobi’s most densely populated urban settlements. This report examines the area’s geographic and demographic characteristics, analyzes the current real estate market, and highlights recent infrastructure developments that are reshaping this historically underserved community.
Geographic and Administrative Context.
Mathare Constituency, one of seventeen constituencies in Nairobi County, covers a compact area of approximately 3.00 square kilometers, making it the smallest constituency in Nairobi. Created prior to the 2013 general elections following a revision of Starehe Constituency boundaries, Mathare is administratively divided into six wards: Hospital, Mabatini, Huruma, Ngei, Mlango Kubwa, and Kiamaiko.
The constituency is strategically positioned in eastern Nairobi, bordered by Ruaraka Constituency to the north, Roysambu and Westlands constituencies to the northwest, Embakasi Central Constituency to the east, Kamukunji Constituency to the south, and Starehe Constituency to the west. Huruma ward specifically sits within this dense urban landscape as one of the six administrative divisions within Mathare.
According to demographic data, Mathare Constituency has a total population of approximately 193,416 residents. Huruma ward contributes significantly to this population figure, with the broader Mathare area characterized as an informal settlement grappling with challenges of overpopulation across its 13 villages. The constituency’s urban fabric represents one of the oldest and second-largest urban slums in Kenya after Kibera.
Real Estate Market Analysis.
Vacant Land / Plot for Sale in Mathare-Land Prices.
The real estate market in Huruma presents a complex picture, with land values reflecting both the area’s central location in Nairobi and the challenges of informal settlements. Available data indicates that developed plots in Huruma command substantial prices despite infrastructure limitations. For instance, a developed plot located in Huruma Johnsanga Corner, approximately 30 meters from the main road with connections to sewer lines and water systems, was listed for KES 30,000,000. This pricing reflects the premium placed on serviced land in proximity to transportation networks within Nairobi’s core areas.
Property in Huruma / Nairobi for Rent & Sale-Housing Market.
The residential property market in Huruma shows varied pricing depending on building type and condition. The area’s housing stock ranges from informal structures to more substantial multi-story buildings. A notable example from market listings shows a 5-storey building of rental flats in Huruma near Johnsanga off Juja Road and Outering Road priced at KES 15,000,000.This reflects the trend toward vertical densification in response to land scarcity and growing housing demand.
Rental housing in Mathare Valley, including Huruma, has been undergoing significant transformation. There has been a shift from traditional single-story informal structures toward multi-level buildings, with the built-up area in Mathare Valley increasing from 76% in 2009 to 82% in recent years. This vertical densification represents investors’ strategy to maximize returns, with tenements offering greater profitability than traditional informal housing units despite requiring higher initial capital investment.
Infrastructure Development Initiatives.
Huruma and the broader Mathare area have been the focus of several significant infrastructure development initiatives in recent years, aimed at improving living conditions and service delivery.
Kenya Informal Settlements Improvement Project (KISIP II).
As of 2024, the Second Kenya Informal Settlements Improvement Project (KISIP II) is implementing substantial infrastructure upgrades in Huruma. Specifically, the project includes construction of 0.973 km of road and drainage works, 0.973 km of footpath and drainage works, and installation of 55 street lighting poles along a 0.973 km stretch in Huruma Fire Victims 2 area. This project, funded by the World Bank and Agence Française de Développement, forms part of a larger initiative covering multiple informal settlements in Nairobi.
In August 2024, the Nairobi City County Government held pre-bidding meetings for the second phase of this informal settlement improvement program, which includes Huruma Fire Victims 2 and Mathare Fire Victims areas. The scope encompasses construction of roads and sewers totaling 5.143 km and 1.005 km respectively, with installation of 343 streetlights across five settlement schemes. The project completion date is targeted for December 2025.
Slum Upgrading Programs.
Following the designation of Mathare as a special planning area in July 2020 by the former Nairobi Metropolitan Service (NMS), a structured approach to upgrading has been implemented. This designation ensures that future developments adhere to a structured planning framework, representing a shift from ad hoc development toward more coordinated urban planning.
The Mathare Zonal Plan, developed through collaboration between community organizations and technical experts, recommended comprehensive infrastructure strategies including valley-wide trunk and household-level connections for water and sanitary infrastructure, improved roads and drainage systems, and universal access to electricity. This community-led approach to planning has enabled more targeted and relevant infrastructure investments.
Housing Improvement Initiatives.
The Muungano wa Ghetto housing initiative, originating from efforts in the 1990s to mobilize slum residents, has been working to improve housing conditions in Huruma. In 2003, Ghetto was designated for upgrading, and a Memorandum of Understanding between Nairobi County Government and Muungano wa Ghetto granted land to the community at no cost, with residents expected to redevelop the area.
The project initially constructed basic starter housing shells costing KES 160,000 per unit, later transitioning to more complete starter units at KES 250,000. To accelerate housing availability and lower financial barriers, the approach shifted to focusing on foundations at KES 50,000-60,000, making the 20% deposit more accessible. While the project faced disruptions during COVID-19, recent funding from the Livelihood Impact Fund (LIF) with support from FSD Kenya has revitalized housing development efforts.
Urban Challenges and Transformation.
Despite these improvement initiatives, Huruma continues to face significant urban challenges. The area struggles with limited access to clean water, electricity, and adequate drainage, posing serious health risks to residents. The densification of the built environment has placed additional pressure on already strained infrastructure networks.
The informal land market in Mathare continues to operate despite tenure uncertainties, facilitating the transition from traditional shacks to multi-story tenements. Land costs in the area decrease near waterways due to flooding risks and potential demolitions, creating a spatial pattern of varying property values based on environmental hazards.
Conclusion
Huruma ward in Mathare Constituency represents a community in transition, balancing the challenges of informal settlements with emerging opportunities through infrastructure investment and housing improvement initiatives. Recent development projects under KISIP II and other programs signal a renewed commitment to upgrading infrastructure and improving living conditions.
The real estate market reflects this transitional state, with property values showing significant variation based on location, infrastructure access, and building quality. The trend toward vertical densification through multi-story structures indicates a market response to land scarcity and growing housing demand.
As infrastructure improvements continue through 2025 and beyond, Huruma stands at a critical juncture in its development trajectory. The success of current initiatives will substantially influence the area’s future urban form, property market, and quality of life for its residents.
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