Land Prices in Kakamega County (2025/2026 Guide)
Kakamega County continues to be one of the most dynamic land markets in Western Kenya. With rapid urban expansion, agricultural revival, and a growing middle class, land prices in Kakamega County have become a key interest for both investors and residents in 2025/2026.
This detailed price guide is based on field data collected by Ewefu Hub teams across Kakamega and neighboring counties throughout 2024/2025. It reflects historical sales, asking prices, and direct market observations.
⚠️ Disclaimer:
- Prices shown are asking prices and may be open to negotiation.
- Some sales were distress sales, meaning slightly below market value.
- Brokers and middlemen may inflate prices for profit — always verify ownership and use licensed professionals.
Why Land in Kakamega County Is in High Demand
The rise in land prices in Kakamega County is driven by several social and economic factors that make the region an attractive hub for both settlement and investment.
1. Urban and Rental Growth
- Rapid expansion of Kakamega Town, Butere, Mumias, and Shinyalu.
- Masinde Muliro University, major hospitals, and new commercial centers are fueling rental housing demand.
- Estates such as Amalemba and Sichirai continue to grow as middle-class zones.
2. Agricultural–Residential Blend
- Fertile sugarcane and maize-growing zones like Matungu, Navakholo, and Lugari attract both farmers and residential buyers.
- Dual-purpose land use — commercial farming and family compounds — drives versatility and value.
3. Strategic Transport Corridors
- Lurambi–Mumias Road: Ideal for rental estates and commercial plots.
- Khayega–Shinyalu Belt: Fast-growing residential hotspot for affordable living.
- Lugari & Likuyani: Cheaper farmland zones perfect for agribusiness or land speculation.
Current Land Prices in Kakamega County (2025/2026)
The following breakdown shows the average land prices across Kakamega sub-counties, based on actual sales and listings between 2024–2025.
| Location | Typical Size | Price Range (KSh) | Use Case |
|---|---|---|---|
| Kakamega Town Outskirts (Amalemba, Sichirai, Maraba, Shieywe) | 1/8 acre | 1.5M – 3M | Rentals, estates |
| Shinyalu & Khayega | 1/8 acre | 600K – 1.2M | Affordable residential |
| Lurambi – Mumias Rd Corridor | 1/8 acre | 1M – 2.5M | Rentals, estates |
| Mumias Town & Ekero | 1/8 acre | 850K – 1.5M | Urban rentals |
| Butere & Sabatia (Butere side) | 1/4 acre | 450K – 1.4M | Semi-urban housing |
| Matungu & Navakholo | 1 acre | 700K – 1.2M | Farming + settlement |
| Lugari & Likuyani | 1 acre | 900K – 2M | Farming & speculation |
| Ikolomani (Lubao, Imbale) | 1/2 – 1 acre | 400K – 2M | Market plots + residential |
💡 Prices vary with distance to tarmac roads, schools, and markets. Prime plots near Kakamega CBD or Mumias town command premium prices.
For detailed guidance on the due process of buying land in Western Kenya, we recommend reading our pillar blog posts:
• Land Buying in Western Kenya
• Complete Guide: How to Buy Land in Kenya
Sample Land Prices and Listings (2024/2025 Field Data)
Here’s a summary of verified land prices and listings compiled by Ewefu Hub researchers:
🔹 Kakamega Town and Environs
- Shirere: ¼ acre @ KSh 1.3M (negotiable)
- Ikonyero: 50×100 plots range KSh 650K – 4.6M (closer to tarmac = higher price)
- Maraba (CBD prime): ½ acre @ KSh 15M
- Joyland Area: 50×100 @ KSh 2.3M
🔹 Mumias (East & West)
- Shibale: ⅛ acre @ KSh 850K
- Near St. Mary’s Hospital: ⅛ acre plots @ KSh 850K
- Emusunguri: 1 acre @ KSh 800K
🔹 Butere and Sabatia
- Mahondo: 1 acre @ KSh 3M (semi-urban, near college)
- Shiatsala: 1 acre @ KSh 900K; ¼ acre @ KSh 1.2M
- Sabatia (Butere side): ¼ acre @ KSh 1.3M
- Bumamu: ½ acre @ KSh 550K
🔹 Shinyalu & Khayega Zone
- Shibuli: 1 acre @ KSh 1M
- Shinyalu Market Zone: 1 acre (subdivisions) @ KSh 2M (near tarmac)
- Ekonjero: ½ acre @ KSh 450K
🔹 Navakholo & Matungu
- Namulungu: 1 acre @ KSh 800K per acre
- Matungu (near tarmac): 1 acre @ KSh 1M per acre
- Nanyeni (Matungu side): ½ acre @ KSh 350K
🔹 Lugari & Likuyani
- Lumakanda HQ: 0.7 acre @ KSh 220K per point
- Likuyani: 1 acre @ KSh 2M
- Lumakanda: ½ acre @ KSh 900K
Tips for Buying Land in Kakamega County
- ✅ Verify title deed at the Ministry of Lands.
- ✅ Engage a licensed surveyor (find vetted professionals via Ewefu Hub).
- ✅ Check zoning — ensure land use fits your purpose (residential, agricultural, or commercial).
- ✅ Confirm access to key infrastructure like roads, water, and electricity.
- ✅ Avoid verbal deals — always sign a sale agreement in the presence of an advocate.
- ✅ Visit the land physically to confirm location and avoid buying swampy or road reserve land.
Final Word: Why Land Prices in Kakamega County Remain Attractive
Kakamega’s land market remains vibrant in 2025/2026. Whether you’re looking for:
- Rental plots near Kakamega Town,
- Farmland in Matungu or Navakholo, or
- Affordable homesites in Shinyalu —
Key Takeaway: Navigating Land Prices in Kakamega County
- Land values in Kakamega continue to appreciate, especially around growing towns and tarmac corridors.
- Always perform due diligence — title, access, and zoning are non-negotiable.
- For buyers seeking verified listings and professional guidance, Ewefu Hub remains your go-to digital marketplace for Western Kenya real estate.
There’s an Opportunity for Every Budget
At Ewefu Hub, we connect you directly to:
- ✅ Verified land and property sellers
- ✅ Trusted surveyors across Kakamega and Western Kenya
👉 Browse Verified Land Listings
👉 Contact Us for Support
👉 Vendor Onboarding – List Your Property
Frequently Asked Questions (FAQs) on Land Prices in Kakamega County
1. What’s the average cost of land near Kakamega town in 2025?
Between KSh 1.5M – 3M per 1/8 acre, depending on proximity to estates like Amalemba, Sichirai, and Maraba.
2. Where can I find affordable plots in Kakamega County?
Semi-urban belts such as Shinyalu, Khayega, and Butere outskirts offer plots from KSh 450K – 900K per ¼ acre.
3. Is farmland cheaper than town plots?
Yes — agricultural zones like Matungu and Navakholo have land starting at KSh 700K – 1M per acre, while town plots exceed KSh 2M for 1/8 acre.
4. Can I buy land near universities or major institutions?
Yes, plots around Masinde Muliro University and Kibabii University (Bungoma) are high-demand rental zones priced between KSh 750K – 2M per 1/8 acre.
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