Ngei Ward, Mathare Constituency: Area Profile, Housing Market, and Development Initiatives.
Ngei ward is one of the six administrative wards that make up Mathare Constituency, a densely populated area in Nairobi’s eastern region. This report examines the area’s geographical context, housing market dynamics, land values, and recent infrastructure developments to provide a comprehensive overview of this evolving urban settlement.
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Geographical and Administrative Context.
Mathare Constituency, where Ngei ward is located, is the smallest constituency in Nairobi, covering approximately 3.00 km² of land area. Created prior to the 2013 general election when Kasarani Constituency was split up, Mathare is one of the 17 constituencies in Nairobi County and among the 290 constituencies in Kenya. The constituency borders 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.
The six administrative wards that constitute Mathare Constituency are Hospital, Mabatini, Huruma, Ngei, Mlango Kubwa, and Kiamaiko. Together, these wards encompass 13 villages covering 157 hectares from Pangani to the Gitathuru River. The area is predominantly characterized by informal settlements, with Mathare being the oldest and second-largest urban slum in Kenya after Kibera.
With nearly 69,000 residents across the constituency, Mathare faces significant challenges related to basic infrastructure, including limited access to clean water, electricity, and adequate drainage systems. These conditions create serious health risks for residents and highlight the pressing need for development interventions.
Housing Market and Property Values.
The housing market in the Mathare area, including Ngei ward, presents a stark contrast to many other parts of Nairobi, reflecting its status as an informal settlement with emerging formal housing options.
Houses for Sale in Ngei, Mathare: Current House Prices.
Property values in Mathare are significantly lower than the Nairobi average, making it one of the more affordable areas for property investment in the capital. According to available data, the average price for properties for sale in Mathare is approximately KES 15,000,000. This figure is considerably lower than the Nairobi average of KSh 95,000,000 to KSh 99,000,000 for houses.
A specific example of property pricing in the area is a block of flats consisting of 51 single rooms in Mathare North. Most units in this development rent for KSh 4,500 per month, with some variations (three units at KSh 3,000 and three units at KSh 5,000), generating a total monthly income of KSh 200,000. This entire property was listed for sale at KSh 15,000,000.
Land for Sale in Ngei, Mathare: Land Values and Pricing Trends.
Land values in Mathare and surrounding areas remain lower than in prime Nairobi neighborhoods but are experiencing gradual appreciation as infrastructure improves. While specific land prices for Ngei ward are not directly available in the search results, broader Nairobi land trends provide context.
Across Kenya, land prices vary dramatically based on location, with costs ranging from KSh 500,000 per acre in rural areas to KSh 100 million near Nairobi’s central business district as of early 2025. Land in satellite towns around Nairobi has seen remarkable growth, with values increasing 9.61 times since December 2007, compared to a 6.32-fold increase in Nairobi suburbs.
For landowners in Nairobi County, including those in Mathare, new land rates will take effect from January 1, 2025, structured according to land size:
- Land not exceeding 0.1 hectares: KSh 2,560 per year
- Land between 0.1 and 0.2 hectares: KSh 3,200 per year
- Land between 0.2 and 0.4 hectares: KSh 4,000 per year
- Land exceeding 0.4 hectares: KSh 4,800 per year.
Additionally, for residential, commercial, agricultural, and all private and public valuation properties, the county has set a rate of 0.115% of the land’s value per year.
Recent Infrastructure Development.
Ngei ward 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.
Social Housing Projects
One of the most substantial developments planned for the area is the “Proposed Construction of Social Housing and Associated Infrastructure in Mathare 1 Constituency” project. This ambitious initiative covers approximately 7 acres and includes:
- 15 residential blocks with a total of 2,721 housing units.
- 668 one-room social housing units.
- 1,336 two-room social housing units.
- 668 three-room social housing units.
- 49 shop units
- Supporting amenities including a kindergarten, powerhouse, and garbage receptacles
- External infrastructure such as roads, parking areas, playfields, and landscaping
The project represents a significant investment in formal housing infrastructure and aims to address the housing shortage while improving living standards in the area.
Public Service Infrastructure.
Specific to Ngei ward, a tender was published on February 11, 2025, for “The Proposed Construction of Jitume Huduma Centre, ICT Hub and Administration Chiefs Office at Ngei Ward”. This development will enhance public service delivery and digital connectivity for residents, marking an important step toward improving governance and technological access in the area.
Environmental Rehabilitation.
The Mathare River, which runs through the constituency, has been the focus of rehabilitation efforts led by the Mathare Social Community Association (MaSCA). This initiative aims to transform the polluted waterway and its surroundings through:
- Clean-up activities and waste management systems
- Landscaping and soil conservation
- Development of parks, trails, and community infrastructure
- Engagement of local youth in implementation
A significant milestone in this project was reached in early 2023 when an acre of land surrounding the river behind the KINATCO Community Hall was donated for the creation of the Mathare Community Park. Initial activities have included waste removal, tree planting, park boundary demarcation, and construction of benches and walking paths.
Broader Development Framework.
These projects fall within a larger development context. In March 2020, former President Uhuru Kenyatta directed the then-operational Nairobi Metropolitan Service (NMS) to undertake slum upgrading in Nairobi. In July of the same year, Mathare was designated as a special planning area, establishing a framework for future development projects.
The current County Annual Development Plan for FY 2025/2026 continues this focus, aiming to address challenges such as poverty, inequality, environmental degradation, and inadequate social infrastructure across Nairobi County.
Challenges and Opportunities.
Despite the promising developments, Ngei ward and the broader Mathare area continue to face significant challenges. The area has historically struggled with issues related to gang violence, with incidents reported between rival groups such as the Taliban (a Luo group) and the Mungiki (a Kikuyu group).
The housing market faces a paradoxical situation where falling house prices (a 3.4% drop recently reported) create opportunities for potential homeowners while presenting challenges for developers. The construction sector contracted by 2.0% in the third quarter of 2024, indicating difficulties for builders, although cement consumption increased from 1.96 million metric tonnes to 2.20 million metric tonnes in the same period, suggesting ongoing construction activity.
Conclusion
Ngei ward in Mathare Constituency presents a complex picture of urban development challenges and opportunities. While the area continues to face issues related to informal settlements, inadequate infrastructure, and socioeconomic challenges, significant development initiatives are underway that could transform the urban landscape.
The social housing projects, public service infrastructure developments, and environmental rehabilitation efforts represent important steps toward improving living conditions for residents. However, the success of these initiatives will depend on continued investment, effective implementation, and community engagement.
As Nairobi continues to evolve, neighborhoods like Ngei have the potential to benefit from the broader urban development trajectory while addressing their unique local challenges. The ongoing and planned infrastructure developments provide a foundation for more inclusive growth and improved quality of life for residents in this historically underserved area of Kenya’s capital city.
Related
1.What are the current housing trends in Hospital, Mathare Constituency?
2.How has the infrastructure development in Mabatini impacted property values?
3.What are the most common types of properties for sale in Huruma?
4.How does the cost of land in Mlango Kubwa compare to other areas in Nairobi?
5.Are there any upcoming infrastructure projects planned for Kiamaiko, Mathare?
Related
1.What are the current housing trends in Hospital, Mathare Constituency?
2.How has the infrastructure development in Mabatini impacted property values?
3.What are the most common types of properties for sale in Huruma?
4.How does the cost of land in Mlango Kubwa compare to other areas in Nairobi?
5.Are there any upcoming infrastructure projects planned for Kiamaiko, Mathare?