Comprehensive Analysis of Masii, Mwala Constituency: Area Facts, Real Estate Market, and Infrastructure Development.

The Masii area within Mwala Constituency, Machakos County is experiencing significant development driven by infrastructure projects despite facing economic challenges. This report examines the geographical characteristics, real estate market trends, ongoing infrastructure projects, and economic profile of the region, providing valuable insights for residents, investors, and policymakers interested in this evolving part of Kenya.

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Geographical and Demographic Profile.

Mwala Constituency is one of eight constituencies in Machakos County with an estimated terrain elevation of 834 meters above sea level. The constituency covers approximately 1,018 square kilometers and has an estimated population of 163,032 residents. According to the 2009 National Population and Housing Census, Mwala had 35,593 households with a population density of 160.17 persons per square kilometer, which is significantly higher than the national average of 66 persons per square kilometer.

The constituency is administratively divided into six wards:

Mbiuni.
Makutano/Mwala.
Masii.
Muthetheni.
Wamunyu.
Kibauni.

Masii, which is the focus of this report, is one of the larger population centers in the constituency with 26,717 residents. As of August 2022, Masii ward had 18,523 registered voters, making it one of the most politically significant wards in the constituency. The area is predominantly inhabited by the Akamba people, who form the majority of Machakos County’s population.

Administrative Leadership.

The current Member of Parliament for Mwala Constituency is Hon. Eng. Vincent Musyoka Musau (alias Kawaya), who was elected under the United Democratic Alliance (UDA) party in the 2022 general election. The constituency has been represented by various leaders since its establishment in 1988, with representation from different political parties reflecting Kenya’s evolving political landscape.

Real Estate Market Analysis.

Property in Masii for Rent & Sale-Housing Market Trends.

The housing market in Masii and the wider Machakos County has been experiencing a downward price correction in recent periods. According to the Kenya Bankers Association Housing Price Index (KBA-HPI), house prices dropped by 1.1% in the third quarter of 2024 compared to the previous quarter and fell by a significant 14.28% year-on-year. This decline reflects a market correction due to reduced speculative buying and changing financing conditions.

While this price drop creates opportunities for potential homebuyers, it presents challenges for real estate developers. The construction sector in Kenya contracted by 2.0% in the third quarter of 2024, signaling difficulties for builders. However, increased cement consumption from 1.96 million metric tonnes in the second quarter to 2.20 million metric tonnes in the third quarter of 2024 suggests ongoing construction activity, likely driven by government-backed housing projects and infrastructure development.

Rental properties in Masii are relatively affordable, with single rooms available for approximately KSh 2,500 per month. Accommodation options include guest houses such as Rowells Guest House and Coffee House, which caters to travelers visiting the area.

Residential Land for Sale in Masii-Land and Plot Prices.

Land prices in Masii and surrounding areas vary depending on location, proximity to main roads, and available utilities. Based on current listings, the price range is as follows:

Masii Area:
- Agricultural land in Masii-Mbaani Village: KSh 500,000 per acre (with good access road, electricity, and water).
- Land in Masii-King’atuani village: KSh 900,000 per acre.
- Prime five acres about 3km from Masii town: KSh 700,000 per acre (total KSh 8,000,000).
- Land at Masii Kitooni: KSh 1,300,000 per acre.
- Commercial plots in Masii town: KSh 1,500,000 per plot.
Surrounding Areas in Mwala Constituency:
- Land at Masii Makutano (fenced): KSh 850,000 per acre.
- Plots at Makutano junction: KSh 699,000 per plot.
- Prime acres at Machakos junction/Makutano: KSh 11,000,000 per acre for four acres.
- Irrigation land touching Athi River at Wamunyu: KSh 850,000 per acre.

The variation in land prices reflects factors such as soil quality, proximity to urban centers, availability of utilities (electricity and water), and access to transportation infrastructure. Properties closer to main roads and trading centers command premium prices compared to those in more remote locations.

Infrastructure Development Projects.

Mwala Cluster Water Supply Project.

The most significant infrastructure development in the region is the Mwala Cluster Water Supply Project, which aims to address the chronic water shortage in this semi-arid area. This massive water and sanitation project will benefit over 100,000 residents of Mwala constituency.

Key details of the project include:

Funding: Jointly financed by the Government of Kenya and the African Development Bank (AfDB) under the Kenya Towns Sustainable Water Supply and Sanitation Program (KTSWSSP).
Budget: KSh 1.7 billion (approximately $583 million).
Beneficiary Areas: Mbiuni, Kabaa, Mwala, Makutano, and Masii Trading Centres and their environs.
Project Components:
- Construction of a 3.5m high weir on the Ndarugu River at Munyu in Kiambu County.
- Laying of 4.48 km of raw water gravity mains.
- Construction of a 6,600 m³/day water treatment plant with a 1,000 m³ clear water storage tank.
- Installation of 80 km transmission and distribution network.
Current Status: 33% completion rate as of April 2025.
Expected Completion: December 2025.

The project has faced delays due to non-performance issues with the previous contractor, leading to termination and re-advertisement for a new works contractor. Despite these challenges, the project remains a critical intervention for improving water access in the region.

County Development Initiatives.

The Machakos County Annual Development Plan for 2025-2026 outlines several infrastructure enhancement projects that will benefit Masii and other parts of Mwala Constituency. The plan focuses on three main pillars:

Infrastructure Development: Substantial allocation for modernization and expansion of energy infrastructure, water and sanitation facilities, and transportation networks.
Economic Diversification: Promotion of agriculture, manufacturing, and technology sectors.
Social Inclusion and Empowerment: Initiatives to improve gender equality, social equity, and access to healthcare, education, and social safety nets.

These development initiatives are expected to boost economic activity and improve the standard of living for local residents.

Economic Profile and Development Outlook.

Economic Activities.

The economy of Masii and the wider Mwala constituency is predominantly agricultural. Over 70% of wage earners in the constituency are engaged in agriculture and small-scale trading activities, including crop farming, animal husbandry, small-scale poultry keeping, fruit farming, and boda boda (motorcycle taxi) operations.

The area faces several economic challenges, including:

Land fragmentation into uneconomical parcels.
Environmental degradation through sand harvesting.
Limited water resources for domestic and agricultural use.
Inadequate educational facilities and teaching staff.

Development Indicators.

Mwala Constituency has a Human Development Index of 0.54, which is slightly below the national average of 0.561. The poverty level stands at 41%, which is better than the national poverty level of 45.9%. These statistics indicate moderate development with room for improvement.

Machakos County as a whole has shown economic growth, with the Gross County Product estimated at KSh 313.56 billion in 2020, representing a growth of 5.5% from 2019. The county’s economy is driven by manufacturing (20% of GCP), agriculture (17%), and real estate (10%).

Future Prospects.

The implementation of the Mwala Cluster Water Supply Project is expected to transform the economic landscape of Masii and surrounding areas. Reliable water supply will enable:

Expanded agricultural activities, including irrigation farming.
Growth of local businesses.
Improved health outcomes due to better sanitation.
Reduced time spent fetching water, especially for women and children.

Additionally, the county’s focus on economic diversification and infrastructure development as outlined in the Machakos County Annual Development Plan 2025-2026 provides a framework for sustainable growth and improved livelihoods for residents of Masii and the wider Mwala Constituency.

Conclusion

Masii in Mwala Constituency presents a complex picture of development challenges and opportunities. While the area faces economic and infrastructure constraints typical of semi-arid regions in Kenya, significant investments in water infrastructure and county development initiatives signal positive prospects for future growth.

The declining real estate prices create opportunities for new homeowners and investors, while the relatively affordable land prices make the area attractive for agricultural and residential development. The successful completion of the Mwala Cluster Water Supply Project will be a game-changer for the region, potentially catalyzing economic transformation and improving quality of life for residents.

For potential investors and residents, Masii offers reasonable entry points into the real estate market with promising mid-to-long-term prospects as infrastructure development projects reach completion. The area’s proximity to Machakos town and connections to major road networks further enhance its development potential, making it a noteworthy location to watch in Kenya’s evolving rural-urban landscape.

1. What are the current house prices in Mbiuni?

2. How much does land cost per acre in Makutano/Mwala?

3. What recent infrastructure developments have taken place in Muthetheni?

4. Are there any upcoming housing projects in Wamunyu?

5. How has the real estate market in Kibauni changed over the past year?