Busia Land Prices 2025/2026 : Complete County Price Guide
Busia land prices in 2025/2026 reflect the county’s growing balance between border-driven commerce and its fertile agricultural hinterlands. From the bustling cross-border towns of Busia and Malaba to the rich farmlands of Matayos, Nambale, Amagoro, and Butula, the market offers a wide range of opportunities — for commercial investors, landlords, and smallholder farmers alike.
This Busia County Land Price Guide by Ewefu Hub synthesizes verified field data collected between 2024 and 2025. Prices listed here represent asking prices observed in real transactions and listings. Always conduct proper title searches, engage a licensed surveyor, and involve a lawyer before closing any land deal.
Disclaimer
- Prices shown are asking prices — most are negotiable.
- Some reflect distress sales where landowners needed quick cash.
- Brokers or middlemen may inflate rates. Always verify directly with the seller.
See also:
Why Busia Is an Attractive Land Market in 2025/2026
Border Trade and Logistics Growth
Busia and Malaba towns anchor Kenya–Uganda trade. The upgraded One Stop Border Post (OSBP) and new road networks have boosted demand for commercial plots, warehouses, and short-stay rentals.
Affordable Residential Areas
Satellite wards such as Matayos, Nambale, and Butula offer relatively cheap plots, attracting first-time buyers and small-scale developers.
Agricultural Potential
Busia’s riverine plains and Lake Victoria belt support rice, horticulture, and fish farming — making rural acreage ideal for agribusiness and investment farming.
Busia County Land Price Comparison (2025/2026)
Typical market sizes are 1/8 acre ≈ 50×100 ft. Non-standaImage alt text: “Busia land prices 2025/2026 map and price guide – Ewefu Hub”rd plots converted to per-acre equivalents.
| Area / Zone | Typical Size | Price Range (KSh) | Common Use |
|---|---|---|---|
| Busia Town (Burumba, Kisii Estate, Amerikwai, Aget) | 1/8 – ¼ acre | 1.2M – 3M (some up to 12M on prime frontage) | Rentals, retail, small commercial |
| Malaba / Border Corridor (Malaba Central, Angorom) | 1/8 acre – 1 acre | 0.9M – 6M (road frontage up to 25M+) | Logistics, petrol, hotels, warehouses |
| Matayos & Nambale (Mundika, Malanga, Nasira) | 1/8 – 1 acre | 0.45M – 1.2M | Affordable residential, small farms |
| Butula & Bumala (Makwara, Bumala B) | 1/8 – 1 acre | 0.65M – 2.2M | Farming, homes, rentals |
| Sikoma & Rural Hinterlands (Mungatsi, Namwitsula) | ½ – multi-acre | 0.25M – 0.9M | Agriculture, low-cost settlement |
Sample Verified Prices from 2024–2025 Field Data
- Busia Town (Mapenzi Rd) – 100×100 ft plot ≈ KSh 5,000,000.
- Amerikwai (Busia) – 100×100 ft ≈ KSh 1,600,000.
- Weighbridge / Commercial Corridor – prime 50×100 ft frontage ≈ KSh 12,000,000.
- Busibwabo – 1.5 acres ≈ KSh 1,500,000 (≈1M per acre).
- Bukesa – 50×100 ft ≈ KSh 950,000; 1 acre ≈ KSh 2,000,000.
- Mundika (Matayos/Nambale) – 50×100 ft ≈ KSh 450,000.
- Malanga (Nambale) – 1 acre ≈ KSh 1,200,000.
- Makwara (Butula) – 1 acre ≈ KSh 900,000.
- Bumala hinterland – farmland ≈ KSh 650,000 per acre.
- Angorom (near Busia town) – 0.86 acre ≈ KSh 5,000,000; full acre on tarmac ≈ KSh 6,000,000.
- Malaba commercial frontage – up to KSh 25,000,000 (petrol, hotels, logistics).
- Machakusi (Teso) – 1 acre ≈ KSh 650,000.
- Mungatsi hinterland – ½ acre ≈ KSh 400,000; larger tracts ≈ KSh 800,000/acre.
- Namwitsula (Bukhwaku Road) – ¼ acre ≈ KSh 250,000.
How to Interpret the Prices
- “An acre may go for…” means practical conversion from actual recorded listings (½ acre, 1.5 acres, or 50×100 ft plots).
- Prime road or border-frontage plots can cost several times more than hinterland farmland.
- Asking ≠ Selling price: negotiated values often drop 5–20% below the initial ask.
Final Word: Smart Investing in Busia County
Busia County presents diverse investment opportunities — from multi-million shilling commercial frontage plots to affordable farmland for agriculture or settlement. Use this Busia land prices guide as your reference point, not a final quotation.
- Verify ownership through a title search
- Work with a licensed surveyor
- Engage a lawyer for conveyancing
If you need help, Ewefu Hub connects you to:
- Verified land and property sellers
- Trusted surveyors and conveyancers in your constituency
👉 Browse Verified Land Listings
👉 Contact Us for Support
👉 Vendor Onboarding – List Your Property
Frequently Asked Questions on Busia Land Prices
Are Busia land prices rising?
Yes — the improved border infrastructure and OSBP expansion have raised demand for commercial parcels near Busia and Malaba. Rural farmland appreciates more steadily but remains affordable.
Where do rentals give the best returns?
Outskirts of Busia Town, Burumba, and Kisii Estate have consistent rental demand. Malaba offers strong yields from short-term rentals for traders.
Is farmland still cheap in Busia?
Yes, compared to prime town plots. Rural listings show KSh 650K–800K per acre, with prices varying by road access and water availability.
What should I budget for extra costs?
Add 5–10% to your land budget for stamp duty, legal fees (1–2%), survey, and mutation costs.
Comments