Joska was a town that was less known up until about 10 years ago. Like many satellite towns in Kenya, the high land prices and high cost of living in Nairobi pushed people to such areas. With land being cheap in Joska, many land buying companies moved in to capitalize on the growth of the town. Joska is located about 35 kilometers from Nairobi CBD and lies on the border of Nairobi and Machakos on Kangundo road. The town has about 180,000 residents according to recent surveys and is situated in Machakos county.
Joska is accessible by road and is a really great place to live for people who work in Nairobi CBD, Kangundo road, Thika road or Mombasa road area. The rapid development has made the place attractive to Kenyans seeking a place to live, do business and even farm. In this blog, I will be doing a full guide on Joska, reasons for its growth, land prices, rents and opportunities for investors.
Reasons why joska is growing
The growth of Joska is not and accident as there are multiple factors that have converged over the years to make it a prime real estate market in 2026. About 5 to 7 years ago, you could easily get land for about Ksh 350,000 – Ksh 500,000 for a (50 x 100) plot of land, however, the same piece of land will cost you in between Ksh 600,000 – Ksh 1,500,000 which is a 200% increase. I am confident that land in Joska will still continue to go up especially with future upcoming developments. Below are some of the main reasons for its continued growth;
1. Affordable Land
The first reason has been the affordable land prices in the area. With Nairobi and Kiambu getting to expensive for most Kenyans, Joska provided a cheaper alternative to potential buyers that were looking for plots below a million. This created a broader market for buyers and people flocked the area to secure a piece for themselves.
Overtime, land-buying companies saw this gap and moved in to buy and sub-divide plots which created a structured way of accessing the property market in Joska. Moreover, with many of the companies offering payment plans and FREE site-visits, a lot of middle-class Kenyans who could not get access to huge sums of money were now able to buy through arranged monthly payments of below Ksh 30,000.
2. Construction of eastern-Bypass
Personally, I started hearing of Joska in 2013 thereabout after the commissioning of the Eastern bypass that opened up the larger parts of Nairobi bordering Machakos. The bypass which connects with Kangundo road at the Ruai roundabout brought in a lot of traffic and attention to the land in the area. Suddenly, places where Kenyans never knew existed were accessible by road. The cheap land prices made these areas seem even more attractive and with time people began flocking the area.
3. Affordable Rental Houses
Having been in the real estate game for about 5-years now, I can tell you with confidence that Nairobi rents have been getting more expensive. The sad part is that this often doesn’t come with an increase in quality of the houses. Places like Joska offer a good alternative for people seeking affordable houses that match the quality. Moreover, because the area is growing in the present time, you can find newer units with modern finishes that are fairly priced. Rents in Joska range from;
| House Type | Typical Monthly Rent (KES) |
| Bedsitter | 4,500 – 7,000 |
| 1-Bedroom | 7,000 – 13,500 |
| 2-Bedroom | 10,000 – 15,000 |
| 2 & 3-Bedroom Bungalows (Own Compound) | From 20,000 |
4. Population Growth
Back in 2019, Joska had a population of about 66,000 residents, less than 10-years from then, the town has grown to house over 180,000 people. This growth has created a local self-sustaining economy where people move in because the basic infrastructure needed to live comfortably exists. The place has shops, hospitals, schools and other service businesses that have been started to serve the growing population. The more people move in Joska, the more it attracts other people.
5. Commercial Centers
If you take a walk through Joska, you will notice a lot of commercial centers. From huge supermarkets like Quickmart, petrol stations and huge hardwares, the area has become a booming business hub. The presence of these centers attract private investors who are looking to make a profit from the favorable business climate. For young people, Joska offers a place where job opportunities are available which makes the place attractive to them as well.
6. Government Projects
One thing that I always tell my clients is, invest where the government is investing. True to this words, Joska stands-out as an example of a town that has seen growth because of the government putting up infrastructure in the place. Overtime, projects like;
- Kamulu-Kangundo (B63) Upgrades
- Kangundo-Mwala Road Tarmacking
Have made Joska accessible and with that comes heavy private investment and growth. Nonetheless, I still believe Joska is far from its potential and if the government drives in more resources for sewerage or water supply, we could see further growth.
7. Water & electricity expansion
Let me be honest, water in Joska is quite a big concern. Many people often rely on boreholes or private water companies like SADAMTE to access water in the area. Electricity is not an issue as many of the areas are connected to the national grid which has made it easy to conduct business and live in Joska. I am positive that when piped water comes to Joska from the municipality, then the area will attract even more residents.
Why should you buy land in joska
A. Land Banking
If you want to grow your money in a fast growing area, then Joska is definitely the place to start. In most areas, you can get plots under 1,000,000 which I am sure will be worth more in the coming years. The fact that Joska is on demand and land prices have not yet reached a ceiling means you can do land banking quite well. With more infrastructure and developments coming into the area, Joska will only see increased prices. This offers you as an investor the opportunity to ride the growth wave.
B. Build your dream home
Joska has become popular with gated communities over the years. My advice to anyone looking to build a residential house is to always consider buying in places with controlled developments. This helps in preserving the value of your house as it is protected from people who might want to put up flats that lower the value of residential houses. Many retirees or families seeking to build their own place in an urban area can look to Joska for affordable land and the quiet environment.
C. long-term investment
In real estate, we plan for the long-term. So if you are in the search of a place that will grow your money over a period of 5-10 years, Joska could be a good option. If you are a parent and want to buy a plot as an investment or inheritance for your children, I highly recommend Joska. Within the next 10-years, the area will likely grow to compete with towns like Kitengela, so a small investment today might pay off largely by that time.
d. Commercial development
Among the many reasons for Joska’s growth, business is at the center of it. If you make a visit to the area, you will notice many commercial buildings housing offices, shops, hardwares and petrol stations. If you see huge brands like Quickmart or Shell petrol station in an area, then you have the confidence to invest there because such companies will often do a lot of research before committing huge capital towards an area. The opportunity to set up more commercial spaces still exists and will only continue to grow with the rising population.
E. Building Rentals
Many people in Nairobi are unable to access the ownership of houses because of the large capital investment needed to get in. That is why the rental business will continue being profitable for those who can access it. Provided you do your research properly and build what is in demand, then you will never fail to get tenants for your units. The cheap land prices offer investors good entry prices that will allow you to build without spending too much on land alone. As the area continues attracting more residents, and the cost of construction goes up, investors who will have already built units have the pricing advantage over the new landlords.
Areas to buy in Joska
1. Joska Town center
Joska Town Centre is the commercial hub of the wider Joska area, situated along Kangundo Road. It has experienced rapid growth over the past few years due to improved infrastructure, increasing population, and expanding social amenities. The area is ideal for investors looking for plots with high appreciation potential or for commercial developments that benefit from heavy foot traffic.
Developments in Joska Town
- Commercial developments – plenty of companies in land selling, property management and other service businesses require offices to operate in, that is why commercial spaces are a good investment.
- Apartments – the growing population is on the demand for houses and because Joska town makes it easy for commuters to get to town, many people prefer living within the town center.
- Retail shops – the foot traffic created by people residing in the town center makes the place viable for setting up shops.
- Petrol stations – being on a critical transit route on the Kangundo road area motorists plying the route would certainly require places to fuel or stop, majorly because they are next to zero petrol stations past Joska on your way to Machakos.
Land Prices
| Plot Size | Typical Price (KES) |
| 50 × 100 (3km – 8km from the road) | 650,000 – 850,000 |
| 50 × 100 (less than 2Km from the road) | 1.4M – 2.2M |
| 50 x 100 (in the town center) | 3M – 6M |
2. Joska Mutalia
Mutalia is one of the fastest-growing neighborhoods within Joska, located a short distance from Kangundo Road. The area is primarily residential but continues to attract mixed-use developments due to its location. Water is supplied by SADAMTE, although many homeowners rely on private boreholes because of occasional supply shortages.
Land Uses
- Mixed-use developments – Mutalia is good for setting up mixed developments which involve buildings that have shops on the lower floors while the upper floors serve as apartments.
- Residential homes – while in the area, you will notice quite a lot of residential houses, from bungalows to maisonettes.
- Gated estates – the area is also very prime for setting up gated estates. Majority of the people who buy into gated communities are parents who want an area that is safe, quiet but also near the town for errands and shopping. Mutalia ticks all this boxes for any developer.
- Rental apartments – with Joska town center commanding higher rents, many people who are on a budget prefer renting in the outskirts, places like Mutalia.
| Plot Size | Typical Price (KES) |
| 50 × 100 (Budget plots) | 450,000 – 800,000 |
| 50 × 100 (Mid-range) | 850,000 – 1,400,000 |
| 50 X 100 (Prime plots) | 1,600,000 – 2,200,000 |
3. Joska Kantafu
Kantafu is a developing residential neighborhood east of Joska Town Centre. It remains popular among first-time buyers because it offers relatively affordable land while benefiting from the continued expansion of infrastructure along the Kangundo Road corridor. The area continues to experience increasing residential construction.
Land Uses in Joska
- Residential homes – Kanatafu has been the go to place for anyone seeking to build their home in an affordable area. I still recommend looking for land zoned strictly for Low density residential development if you are planning on putting up a forever home.
- Gated communities – due to the abundance of large tracts of land that are affordable, many developers have moved to the area to set up gated communities. This allows them to sell houses at competitive rates often under KES 10 Million which is very attractive to buyers.
- Small shopping centres – with a lot of residents moving into Kantafu, small shopping centers are a worth it form of investment because the demand for consumables is high. Shops selling everyday items like milk, bread and eggs are quite needed.
- Speculative land investment – seeing that plots in Kantafu are quite affordable currently, prices are definitely going to go up with time and with more infrastructure development. Buying and holding land in such a place is a safe bet.
| Plot Size | Typical Price (KES) |
| 40 × 80 | 550,000 – 650,000 |
| 50 × 100 (far from the road) | 550,000 – 750,000 |
| 50 × 100 (mid-range) | 950,000 – 1,200,000 |
| 50 × 100 (prime plots) | 1,500,000 – |
4. Ndovoini
Ndovoini is among the most affordable areas within the greater Joska region, making it attractive for long-term investors and first-time land buyers. Although development is still catching up compared to Joska Town Centre, the area is steadily growing as roads, electricity, and residential developments expand.
Land Uses
- Residential developments
- Long-term land investment
- Small-scale farming
- Mixed-use developments
| Plot Size | Typical Price (KES) |
| 50 × 100 (Budget Plots) | 370,000 – 450,000 |
| 50 × 100 (Prime Plots) | 600,000 – 800,000 |
5. Joska Sunshine
The Joska sunshine area derives its name from the nearby educational institutions and community facilities. It has become increasingly attractive to families due to the presence of schools, churches, and other essential amenities. Most developments in the area are residential, with neighborhood retail centres gradually emerging.
Land Uses
- Residential homes
- Gated estates
- Educational institutions
- Churches
- Neighborhood retail shops
| Plot Size | Typical Price (KES) |
| 50 by 100 (Cash Price) | 600,000 – 650,000 |
| 50 by 100 (Installments) | 700,000 – 750,000 |
