Investment Land Land for Sale in Machakos

25 verified investment land listings across Athi River, Mavoko, and Machakos Town, and more — ready titles, vetted agents, transparent pricing.

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53 Acres In Lukenya
Featured
5

KES 3,500,000

53 Acres In Lukenya

Kinanie, Mavoko, Machakos

53.00 acres
County Water Electricity Available Sewerage Connection
47acres for Sale in Mulinge Scheme
4

KES 4,500,000

47acres for Sale in Mulinge Scheme

Viraj Area, Syokimau, Machakos

47.00 acres
County Water Electricity Available Near Main Road
3 Acres Muahills,Machakos at 4.5m Per Acre
5

KES 4,500,000

3 Acres Muahills,Machakos at 4.5m Per Acre

Mua Hills, Machakos Town, Machakos

3.00 acres
Electricity Available Drainage System Flat Land
EDWIN MWOSA - Image 1 EDWIN MWOSA - Image 2 EDWIN MWOSA - Image 3 EDWIN MWOSA - Image 4
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EDWIN MWOSA

2 plots 1/8 acre in Ruai Town

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1 Acre Near Kantafu Town Before Koma Market on Sale at Reduced Price
5

KES 3,500,000

1 Acre Near Kantafu Town Before Koma Market on Sale at Reduced Price

Lukenya, Athi River, Machakos

1.00 acres
County Water Electricity Available Title Deed Ready
Residential Plots Along Mombasa Road
3

KES 3,200,000

Residential Plots Along Mombasa Road

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Sewerage Connection
Katani Plots 100m From Tarmac
3

KES 3,200,000

Katani Plots 100m From Tarmac

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Sewerage Connection
Plot for Sale
5

KES 3,400,000

Plot for Sale

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Sewerage Connection
Katani: 50 Acres for Sale
3

KES 15,000,000

Katani: 50 Acres for Sale

Katani, Syokimau, Machakos

50.00 acres
Electricity Available Drainage System Subdivisionable
5.Acres for Sale at Kithimani
4

KES 3,500,000

5.Acres for Sale at Kithimani

Kithimani, Yatta, Machakos

5.00 acres
County Water Title Deed Ready Near Main Road
Maanzoni: 5 Acres Commercial
3

KES 17,000,000

Maanzoni: 5 Acres Commercial

Lukenya, Athi River, Machakos

5.00 acres
Electricity Available Sewerage Connection Drainage System
Prime 10 Acres Commercial for Sale
4

KES 25,000,000

Prime 10 Acres Commercial for Sale

DayStar Area, Athi River, Machakos

10.00 acres
County Water Drainage System Paved Road Access
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Plots In Matuu Size 50*100
5

KES 180,000

Plots In Matuu Size 50*100

Matuu, Yatta, Machakos

0.12 acres
County Water Electricity Available Drainage System
Opposite Katani Hospital
5

KES 3,200,000

Opposite Katani Hospital

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Near Main Road
32acres Kinanie
5

KES 4,500,000

32acres Kinanie

Kinanie, Mavoko, Machakos

32.00 acres
Electricity Available Sewerage Connection Near Main Road
Katani Plots at 1.6M
5

KES 1,600,000

Katani Plots at 1.6M

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Sewerage Connection
Mlolongo: 1/4acre for Sale
5

KES 25,000,000

Mlolongo: 1/4acre for Sale

Mlolongo, Machakos

0.25 acres
County Water Electricity Available Sewerage Connection
Affordable Plots in Koma
5

KES 750,000

Affordable Plots in Koma

Koma Hills Area, Matungulu, Machakos

0.12 acres
Electricity Available Sewerage Connection Drainage System
10 Prime Plots in Lukenya for Sale 1 Acre in Muthwani
4

KES 5,000,000

10 Prime Plots in Lukenya for Sale 1 Acre in Muthwani

Lukenya, Athi River, Machakos

1.00 acres
Electricity Available Title Deed Ready Near Main Road
5acres Mombasa Rd, Maanzoni
5

KES 22,000,000

5acres Mombasa Rd, Maanzoni

Lukenya, Athi River, Machakos

5.00 acres
Electricity Available Near Main Road Paved Road Access
Katani Plots- 100m From Tarmac
2

KES 2,300,000

Katani Plots- 100m From Tarmac

Katani, Syokimau, Machakos

0.12 acres
County Water Electricity Available Sewerage Connection
Koma Prime Plots
2

KES 799,000

Koma Prime Plots

Koma Hills Area, Matungulu, Machakos

0.12 acres
Electricity Available Sewerage Connection Drainage System
Cheap Plots in Kantafu
2

KES 550,000

Cheap Plots in Kantafu

Koma Hills Area, Matungulu, Machakos

0.12 acres
County Water Electricity Available Near Main Road
In Demand Commercial Plots
2

KES 2,200,000

In Demand Commercial Plots

Koma Hills Area, Matungulu, Machakos

0.12 acres
Electricity Available Sewerage Connection Drainage System
At a glance

Machakos County offers 25 investment land listings across its diverse sub-areas, with active markets in Athi River, Machakos Town, and Mlolongo. These areas provide proximity to Nairobi via the A109 highway and are popular for both residential and commercial land investments.

Browse the listings below to find plots ranging from small parcels to larger acreage, with prices from KES 40K — KES 25M.

Investment Land for Sale in Machakos

Machakos County, located in the former Eastern Province of Kenya, offers a compelling mix of accessibility and growth potential for land investors. With 25 active listings, the median price sits at KES 3,400,000, and prices range from KES 40K — KES 25M. The county borders Nairobi to the west and is traversed by the Nairobi-Mombasa highway (A109), making it a strategic location for both residential and commercial development.

Key Investment Areas

The top sub-areas include Athi River, Mavoko, and Machakos Town, and more. Machakos Town remains the administrative and commercial hub.

Why Invest in Machakos?

Machakos County is known for its agricultural activities, including coffee and maize farming, but its proximity to Nairobi has spurred rapid urbanization. The county's hilly terrain and scenic landscapes add to its appeal for mixed-use developments. As of 23 July 2026, there are no new listings in the last 30 days.

Whether you're looking for a plot to build a home, a commercial site, or a long-term investment, Machakos offers diverse opportunities across its sub-areas.

Frequently Asked Questions

As of today, there are 25 investment land listings for sale in Machakos County. The top areas include Athi River, Kangundo, Kathiani, Machakos Town, Mavoko, Mlolongo, Syokimau, and Yatta.

The median price for investment land in Machakos is KES 3,400,000. Prices range from KES 40,000 to KES 25,000,000 depending on location, size, and accessibility.

Top areas for investment land in Machakos include Athi River, Kangundo, Kathiani, Machakos Town, Mavoko, Mlolongo, Syokimau, and Yatta. Athi River and Mlolongo are popular due to proximity to Nairobi and the Mombasa highway.

Yes, Machakos County is a strong investment choice. It borders Nairobi to the west, is traversed by the Nairobi-Mombasa highway (A109), and offers a mix of hilly terrain and plains. The county is known for agriculture and has growing urban centres like Machakos Town and Athi River.

To verify land ownership, you can conduct an official search at the Ministry of Lands office. This process reveals the registered owner, encumbrances, and land history. It is advisable to work with a qualified lawyer or surveyor to ensure due diligence.

Investment land prices in Machakos range from KES 40K — KES 25M. The median price is KES 3,400,000, with higher prices near Nairobi and major transport routes.

In the last 30 days, {new_30d_formatted} new investment land listings have been added in Machakos. The total active listings stand at 25.

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Areas in Machakos

Syokimau
180 listings -1.36° S · 36.94° E
Athi River
42 listings -1.45° S · 36.98° E
Matungulu
23 listings -1.32° S · 37.18° E
Yatta
21 listings -1.22° S · 37.47° E
Machakos Town
20 listings -1.52° S · 37.26° E
Mavoko
18 listings -1.48° S · 37.00° E
Kangundo
15 listings -1.28° S · 37.15° E
Masinga
10 listings -0.88° S · 37.55° E
Mlolongo
5 listings -1.39° S · 36.95° E
Lower Kaewa/Kaani
3 listings -1.55° S · 37.25° E
Kathiani
2 listings -1.40° S · 37.12° E
Mwala
2 listings -1.47° S · 37.45° E
Mua
1 listing -1.43° S · 37.20° E

Browse by sub-location

Investment Land Land for Sale by sub-location in Machakos

Investment Land Land for Sale by sub-location in Machakos (updated July 2026)
Sub-location Listings available Price range (KES) Link
Syokimau 9 1.6M – 15M Investment Land Land for Sale in Syokimau
Athi River 6 40K – 25M Investment Land Land for Sale in Athi River
Matungulu 4 550K – 2.2M Investment Land Land for Sale in Matungulu
Mavoko 2 3.5M – 4.5M Investment Land Land for Sale in Mavoko
Yatta 2 180K – 3.5M Investment Land Land for Sale in Yatta
Machakos Town 1 4.5M Investment Land Land for Sale in Machakos Town
Mlolongo 1 25M Investment Land Land for Sale in Mlolongo

Market data

Investment land, Machakos market snapshot

Live aggregate. Updated continuously from active listings.

Median Price
KES 3.4M
across 25 active
Active Listings
25
+0 in last 30d
Typical Range
KES 4K — KES 25M
Min — Max (active)
Activity Trend
Stable
vs prior 30 days

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What it's like here

Living and buying in Machakos

Machakos hosts 25 active land listings on Jumuika, concentrated across Athi River, Mavoko, and Machakos Town, and more. The county has its own character — sub-area zoning, infrastructure timelines, and price tiers all vary, so the guide below covers the local context buyers actually need.

Transit & commute

Machakos County is traversed by the Nairobi-Mombasa highway (A109), providing a key transport link. Sub-areas like Athi River and Mlolongo are within commuting distance of Nairobi CBD. Plots within 2 km of a tarmac road typically command a premium versus interior parcels. Travel times vary by sub-area — consult the sub-area filter for a per-area breakdown.

Schools & universities

Machakos County hosts a mix of public and private institutions across primary, secondary, and tertiary levels. Buyers with school-age children should map the closest schools per sub-area before committing — distances and access vary considerably across the county.

Shopping, health & services

Commercial hubs in Machakos County are concentrated in the main towns like Machakos Town and Athi River, and along trunk roads. Level 4/5 hospitals, larger markets, and supermarket chains anchor the urban sub-areas; rural sub-areas rely on smaller dispensaries and trading centres. Confirm proximity to the services that matter most to you before paying a deposit.

Population & growth

Machakos County's population, growth rate, and urbanisation patterns are documented in the latest KNBS Census. The county is one of Kenya's recognised growth corridors, with suburban expansion driving demand for residential plots in the more accessible sub-areas.

Local snapshot for Machakos. Verified by Jumuika research; updated periodically.

Expand your search

Other counties near Machakos

Nairobi
1,080 listings
55 km
Kiambu
1,833 listings
70 km
Murang'a
118 listings
83 km
Kajiado
1,329 listings
84 km
Kitui
54 listings
85 km

Find your range

Machakos listings by budget

Under KES 1M 5 listings
KES 1M – 5M 14 listings
KES 5M – 10M 1 listing
KES 10M – 25M 3 listings
KES 25M+ 2 listings

Quick estimate

Estimate your land transfer costs

Kenyan land purchases carry stamp duty, advocate fees, and registration costs on top of the price. Use this calculator for a quick estimate — figures are illustrative; your advocate will confirm exact charges.

Land location

Urban includes Nairobi, Mombasa, Kisumu, and most municipal areas.

Stamp duty
Advocate fees (1.5%)
Registration fee
Total transfer costs

That's on top of the purchase price.

Estimates only. Your advocate will confirm exact fees based on your transaction. Not legal or tax advice.

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Find Your Investment Land in Machakos

Browse 25 plots across Athi River, Machakos Town, Syokimau and more. Secure your future today.

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Our title search service verifies ownership and encumbrances on any plot in Machakos County. For Ksh 5,000, we deliver a comprehensive report within 48 hours. Buy with confidence.

  • Ksh 5,000 flat fee
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  • Encumbrance & ownership check
  • Digital report delivered via WhatsApp
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Due diligence 7 checks

Investment Land Land for Sale in Machakos

Caution

Never buy land in Machakos without completing these verification steps:

01

Conduct an official land search at the Machakos Ministry of Lands office to confirm ownership and encumbrances.

02

Verify the original title deed matches the seller's ID and the land registry records.

03

Visit the site with a licensed surveyor to confirm boundaries and access roads.

04

Confirm land rates are fully paid to the Machakos County Government.

05

Check for any caveats, cautions, or pending court cases on the title.

06

Engage a qualified advocate to review the sale agreement and conduct due diligence.

07

Ensure the land has a valid Land Control Board consent before transfer.

Infrastructure

Access & utilities

Utility status varies across Machakos. Confirm availability of electricity, water, and internet before making a purchase decision.

Tarmac access road

Available

Main route via Nairobi-Mombasa highway (A109). All-weather access to plot boundary in most active sub-areas.

Kenya Power grid

Available

Three-phase KPLC supply is available within 200m of most plots. Connection fee from KES 35,000 plus meter deposit.

Piped county water

Partial

Machakos Water & Sewerage Company serves town centres. Rural plots rely on boreholes or rainwater harvesting.

Mains sewer connection

Unavailable

No reticulated sewer outside the main town. Septic tank with soak pit is standard – budget ~KES 250,000 per 3-bedroom home.

Fibre and 4G coverage

Available

Safaricom Home Fibre, Faiba, and JTL in towns. 4G is countywide via Safaricom, Airtel, and Telkom.

County Regulations

Investment Land Land for Sale in Machakos

Zoning and building regulations for investment land in Machakos County, governed by the Machakos County Physical and Land Use Development Control Regulations.

I · Primary zoning Zoning class & key specifications
Primary zone

Primary Zoning: Mixed-Use (MU) / Agricultural (A)

Investment land in Machakos County is typically zoned for mixed-use or agricultural purposes, allowing for residential, commercial, and agricultural developments subject to county approvals.

Specifications schedule
4 specifications
Plot Ratio 0.4 - 0.6
Max Height 2 - 4 storeys
Front Setback 3m - 6m
Side Setback 1.5m - 3m

Market intelligence 5 hotspots

Investment Land Land for Sale in Machakos

High Demand

Athi River

Proximity to Nairobi and the Mombasa highway makes Athi River a prime investment zone. Industrial growth and new housing projects fuel land value appreciation.

View Athi River plots
Urban Hub

Machakos Town

The county capital offers commercial and residential land opportunities. Improved infrastructure and government services attract investors.

See Machakos Town land
Industrial Growth

Mavoko

Athi River's industrial expansion spills into Mavoko. Land here benefits from proximity to EPZ and transport corridors.

Explore Mavoko land
Commuter Belt

Syokimau

Close to JKIA and Nairobi, Syokimau is a hotspot for residential investment. New estates and improved roads drive demand.

Check Syokimau plots
Strategic Location

Mlolongo

Situated along the Nairobi-Mombasa highway, Mlolongo offers land for logistics and commercial use. Growing population boosts residential interest.

View Mlolongo land

Investment Land Land for Sale in Machakos

Area Price per Acre 1/8 Acre Plot YoY Change Demand
Athi River KES 2-5M KES 250K-625K +10% High
Kangundo KES 1-3M KES 125K-375K +8% Moderate
Kathiani KES 800K-2M KES 100K-250K +5% Moderate
Lower Kaewa/Kaani KES 1.5-4M KES 187K-500K +12% High
Machakos Town KES 5-10M KES 625K-1.25M +15% Very High
Masinga KES 500K-1.5M KES 62K-187K +3% Low
Matungulu KES 1-3M KES 125K-375K +7% Moderate
Mavoko KES 2-6M KES 250K-750K +11% High
Mlolongo KES 3-8M KES 375K-1M +14% Very High
Mua KES 600K-1.8M KES 75K-225K +4% Low
Mwala KES 400K-1.2M KES 50K-150K +2% Low
Syokimau KES 4-10M KES 500K-1.25M +13% Very High
Yatta KES 300K-1M KES 37K-125K +1% Low

Investment Land Land for Sale in Machakos

How to verify land ownership and avoid fraud when buying investment land in Machakos County.

Land Fraud is Common in Kenya

Always verify title deeds at the Ministry of Lands before making any payment. Never rely solely on documents provided by the seller. Use a licensed lawyer for all transactions.

Freehold

Absolute ownership of land for an indefinite period. The owner has full rights to use, lease, or sell the land without time limits.

Leasehold

Ownership of land for a specified period, typically 99 or 999 years, after which ownership reverts to the lessor (usually the government).

Sectional Title

Ownership of a unit (apartment or office) within a building, plus shared ownership of common areas. Governed by the Sectional Properties Act 2020.

Mailo Land

A form of freehold tenure originating from the Buganda region, but also found in some parts of Kenya. Combines freehold ownership of the land with customary rights of tenants.

Need Help Verifying a Title?

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What's coming next

Infrastructure Projects in Machakos

Machakos County is experiencing significant infrastructure development, enhancing connectivity and boosting investment potential. Key projects include road upgrades, water supply improvements, and commercial expansions.

  1. Nairobi-Mombasa Highway (A109) upgrade

    2027

    Reduces travel time between Machakos and Nairobi, increasing accessibility for commuters and businesses.

  2. Machakos-Kangundo Road tarmacking

    2026

    Improves connectivity to Kangundo, boosting land values and easing transport of agricultural produce.

  3. Masinga Dam water supply expansion

    2025

    Increases water availability for irrigation and domestic use in Masinga and surrounding areas.

  4. Last-mile electricity connectivity project

    2026

    Extends grid power to rural areas, enabling small-scale industries and improving quality of life.

  5. National Optic Fibre Backbone (NOFBI) extension

    2026

    Brings high-speed internet to Machakos town and major sub-areas, supporting remote work and e-commerce.

  6. Athi River Industrial Park development

    2027

    Attracts manufacturing and logistics firms, creating jobs and increasing demand for nearby housing and land.

  7. Machakos Town Mall construction

    2028

    Provides modern retail and office space, boosting local commerce and property values in Machakos Town.

  8. Mavoko-Mlolongo road dualing

    2029

    Eases congestion on the Nairobi-Mombasa corridor, enhancing access to industrial zones in Mavoko.

Step-by-step

How to Buy Land in Machakos, Kenya – Step-by-Step Process

Buying land in Machakos County involves a clear legal process. Follow these steps to secure your investment land, from search to registration.

Typical timeline: 2–4 months
  1. 01

    Search and Identify Land

    Browse listings for investment land in Machakos, focusing on areas like Athi River, Machakos Town, or Syokimau. Visit the site to verify access, terrain, and proximity to the Nairobi-Mombasa highway (A109).

    Time: 1–3 weeks Typical cost: KES 0 – 5,000 (transport)
  2. 02

    Engage a Land Surveyor

    Hire a licensed surveyor to confirm the plot boundaries and check for any encroachments. The surveyor will produce a beacon certificate and a site plan.

    Time: 1–2 weeks Typical cost: KES 10,000 – 30,000
  3. 03

    Conduct Due Diligence at Ministry of Lands

    Visit the Ministry of Lands in Nairobi or the Machakos Lands Office to obtain an official search (encumbrance certificate). Verify the title deed, confirm the registered owner, and check for any caveats or disputes.

    Time: 1–2 weeks Typical cost: KES 500 – 1,000
  4. 04

    Draft and Sign Sale Agreement

    Engage an advocate to draft a sale agreement. Both parties sign before a witness. Pay a deposit (usually 10% of the purchase price). The agreement should include a completion date and conditions.

    Time: 1 week Typical cost: KES 10,000 – 30,000 (legal fees)
  5. 05

    Obtain Land Control Board Consent

    For agricultural land in Machakos, you must apply for consent from the Land Control Board in the sub-county where the land is located. This is a mandatory step for transfer of agricultural land.

    Time: 2–4 weeks Typical cost: KES 1,000 – 5,000
  6. 06

    Transfer and Register Title

    Submit the transfer documents to the Ministry of Lands for registration. Pay stamp duty (2% for rural land, 4% for urban) and registration fees. The new title deed will be issued in your name.

    Time: 2–4 weeks Typical cost: KES 50,000 – 200,000 (depending on land value)

Know before you buy Compare 3

Freehold vs Leasehold vs Sectional Title in Machakos: Which Deed Type Fits Your Investment?

When buying land in Machakos County, understanding the deed type is crucial. Under Kenya's Land Act 2012, the three main tenure systems are freehold, leasehold, and sectional title. Each offers different rights, durations, and obligations. This guide explains the differences to help you make an informed choice for your investment land purchase.

Freehold

Freehold grants the owner absolute ownership of the land for an indefinite period. The owner has full rights to use, transfer, and bequeath the land, subject only to planning and environmental laws. It is the most complete form of land tenure in Kenya.

Pros
  • Permanent ownership with no expiry date
  • Full control over land use (subject to regulations)
  • Easier to transfer or sell to heirs
  • No recurring ground rent payable to government
Watch out for
  • Higher purchase price compared to leasehold
  • Owner bears all maintenance and development costs
  • May be subject to compulsory acquisition by government
  • Requires diligent land search to avoid disputes
Best for

Buyers seeking long-term, generational land ownership with maximum flexibility.

Leasehold

Leasehold grants the holder rights to use and occupy land for a specified period, typically 99 years for agricultural land or 45–99 years for urban plots. Ownership reverts to the government or lessor upon expiry, though renewal is possible under the Land Act 2012.

Pros
  • Lower upfront cost than freehold
  • Clear term limits reduce long-term uncertainty
  • Often located in planned developments with infrastructure
  • Renewable subject to terms and payment of fees
Watch out for
  • Ownership is temporary; land reverts to lessor after expiry
  • Subject to annual ground rent and other charges
  • Restrictions on use and development may apply
  • Renewal not guaranteed and may involve high costs
Best for

Investors seeking lower entry costs or land in urban areas with existing infrastructure.

Sectional Title

Sectional title applies to multi-unit developments where an owner holds a unit (e.g., an apartment or townhouse) plus an undivided share of common property. Governed by the Sectional Properties Act 2020, it is common in gated communities and apartment blocks.

Pros
  • Ownership of a specific unit plus shared amenities
  • Shared maintenance costs for common areas
  • Clear legal framework for management and dispute resolution
  • Can be financed with mortgages
Watch out for
  • Less control over common property decisions
  • Monthly service charges apply
  • Limited to multi-unit developments
  • Resale may be restricted by management rules
Best for

Buyers looking for low-maintenance, community-style living with shared amenities.

Listings, prices and market statistics on this page are drawn live from the Jumuika database. Descriptive text is AI-assisted and editorially maintained by the Jumuika team.

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