Skip to content 
Mabatini Ward: A Profile of Development and Challenges in Mathare Constituency.
Mabatini ward, located within Mathare Constituency in Nairobi County, is experiencing significant developments amidst persistent socioeconomic challenges. This densely populated informal settlement has become the focus of recent government initiatives aimed at improving infrastructure, education, and housing conditions for residents. This report explores the current state of Mabatini, examining its geographical context, demographic profile, housing market, land tenure issues, and ongoing development projects
No properties found in this location.
Geographical and Administrative Context.
Mabatini is one of six administrative wards within Mathare Constituency, which itself is one of the seventeen constituencies in Nairobi County. Mathare Constituency covers approximately 3.00 square kilometers (1.2 square miles), making it the smallest constituency in Nairobi. Created prior to the 2013 general election when Starehe Constituency was split up, Mathare borders Kiambu Constituency to the north, Kasarani Constituency to the east, Eastleigh portion of Kamukunji Constituency to the south, and Pangani portion of Starehe Constituency to the west and southwest.
Mabatini Ward (County Assembly Ward No. 1446) specifically comprises the Mabatini (4B and Gitathuru) Sub-Location of Nairobi County. The ward occupies approximately 0.40 square kilometers and has a population of about 28,260 residents, making it one of the most densely populated areas in Nairobi. This high population density, combined with unplanned settlement patterns, creates significant challenges for urban planning and service delivery.
Settlement Characteristics.
Mabatini forms part of the larger Mathare Valley, which is the second largest informal settlement in Kenya after Kibra. The settlement has developed organically without comprehensive planning, resulting in an irregular arrangement of structures and limited access to essential services. Most dwellings in Mabatini are single-story structures, contrasting with more affluent areas of Nairobi where multi-story buildings predominate.
The informal nature of development in Mabatini has led to significant infrastructure deficiencies. Residents face challenges including inadequate access to electricity, water, and proper roadways. The area’s topography and proximity to the Nairobi River further compound these issues, with the river transversing the constituency causing environmental hazards, particularly during rainy seasons.
Land Tenure and Housing Issues.
Land for sale in Mabatini Mathare: Land Ownership and Contestation.
Land ownership in Mabatini has historically been contested, with multiple stakeholders claiming rights to the land. In August 2021, a significant legal victory was achieved when the Environment and Lands Court in Nairobi barred the government from evicting more than 1,000 squatters from Mathare Mabatini village. The court ruled that the land should be allocated to the residents on a communal basis. This ruling represented a major step toward securing tenure for residents who had occupied the public land for over 40 years.
The land contestation in Mathare features various actors including land buying companies/cooperatives, local administration, village leadership, brokers, land grabbers, politicians, and structure owners. Recently, youth born and raised in Mathare have increasingly agitated for land rights, seeking to participate in the local rental housing market which they believe has been dominated unjustly by established power brokers and external actors.
1 Bedroom Property & Houses for Rent & Sale in Mathare Nairobi: Housing and Rental Market.
The housing landscape in Mabatini and the broader Mathare area is changing rapidly. The area has seen a significant increase in permanent housing materials since 2000, with a growing trend toward multi-level structures, most prominently high-rise tenements. This “tenement invasion” (as described by some residents) is pushing up rental prices and resulting in increased displacement of low-income renters.
As of November 2019, rent in newly constructed tenements in Mathare ranged from Ksh 4,500 (USD 45) to 5,000 (USD 50) per month, with tenants typically required to pay a deposit equivalent to one month’s rent as security. These prices are often unaffordable for many local residents, who find themselves displaced as properties are rented to people from outside the community.
In the broader Kenyan context, house prices have been declining recently. The Kenya Bankers Association Housing Price Index shows that house prices dropped by 1.1% in the third quarter of 2024 compared to the previous quarter and fell 14.28% year-on-year. However, it’s unclear if this national trend has benefited residents of informal settlements like Mabatini, where housing affordability remains a critical issue.
Recent Infrastructure Development: Education Infrastructure.
Mabatini has historically faced a significant deficit in educational facilities, particularly public schools. According to reports, there were no public/government-operated primary schools in Mabatini ward, which instead relied on 28 private/non-government primary schools serving 5,948 learners. This situation has begun to change with recent government initiatives.
In March 2025, President William Ruto visited Mathare and broke ground for the construction of Mabatini Primary School. The project includes the construction of 12 classrooms and represents a significant investment in public education infrastructure for the area. Additionally, there is an ongoing tender for the construction of a single-story administration block with 5 offices, 1 staffroom, and a ramp for persons with disabilities at Mabatini Primary School, indicating continued development of this facility.
Water Infrastructure.
Water access has been a persistent challenge in Mabatini, contributing to sanitation issues and health problems. To address this, the Nairobi City County has initiated a tender (NCC/W&S/T/495/2024-2025) for the drilling of two boreholes with 48cm elevated pressed panel steel tanks on 18m steel towers within Mabatini Ward. This project, scheduled for completion in 2025, aims to improve water access for residents and alleviate related health and sanitation challenges.
Housing and Urban Renewal.
President Ruto’s March 2025 visit to Mathare also included the inspection of affordable housing projects in the area. These initiatives align with broader government efforts to improve housing conditions in informal settlements. The Mathare zonal development plan, a collaborative initiative by various organizations including Muungano Support Trust, Muungano wa wanavijiji, University of Nairobi, and the University of California Berkeley, focuses on infrastructure upgrading as a driver for incremental slum upgrading.
The recent launch of the Nairobi River Regeneration project may also benefit Mathare residents. This project includes the construction of a 60-kilometer sewer stretch to prevent solid waste from being deposited into the Nairobi River and plans for 50,000 units of social housing on reclaimed land, providing decent homes for those previously displaced due to floods.
Socioeconomic Challenges.
Despite recent development initiatives, Mabatini faces significant socioeconomic challenges. High levels of unemployment contribute to food insecurity and associated mental health issues. The area’s dense population and poor environmental conditions contribute to health problems, including tuberculosis, diarrhea, and cholera.
Climate change has further exacerbated existing vulnerabilities. Floods disrupt kitchen gardens and livelihoods, while droughts lead to exorbitant food prices. Community discussions have highlighted the need for improved sanitation, waste management solutions, and flood mitigation measures.
Conclusion
Mabatini ward in Mathare Constituency represents both the challenges and potential of informal settlements in Nairobi. While significant issues remain in terms of housing affordability, land tenure security, and access to basic services, recent government initiatives signal increased attention to the area’s development needs. The construction of educational facilities, water infrastructure, and affordable housing projects offers hope for improved living conditions.
The 2021 court ruling allocating land to residents on a communal basis represents a significant step toward secure land tenure, though implementation challenges remain. The ongoing “tenement invasion” continues to transform the physical landscape of the area, with implications for affordability and community cohesion.
As Mabatini continues to develop, balancing the needs of long-term residents with broader urban development objectives will be crucial. Collaborative approaches involving government, civil society, and residents themselves—as evidenced in the Mathare zonal development plan—offer the most promising path toward sustainable and inclusive development for this dynamic but challenged urban community.
Related
1.What are the current house prices in Hospital?
2.How has the infrastructure development in Huruma impacted property values?
3.Are there any upcoming infrastructure projects in Ngei?
4.What are the main challenges faced by residents in Mlango Kubwa?
5.How does the population density in Kiamaiko affect land prices?
Related
1.What are the current house prices in Hospital?
2.How has the infrastructure development in Huruma impacted property values?
3.Are there any upcoming infrastructure projects in Ngei?
4.What are the main challenges faced by residents in Mlango Kubwa?
5.How does the population density in Kiamaiko affect land prices?