Kisumu County
What An Acre Is Worth In Kisumu
Low
KSh 6,760,800
Our mid-point
KSh 9,014,400
High
KSh 11,268,000
KSh 9,014,400 an acre on our model (county index 1.406). Held on a lease, the ground rent for 1 acre would be KSh 585,936 a year at 6.5% of value. A published range, not a valuation. The range is deliberately wide because Kenya has no open register of land sales. The Ministry of Lands is already ahead of us in Kisumu: ministry value zones published, so its zone value for your plot replaces this estimate. Use ours only until you have theirs.
The Ministry's number wins here
Ministry value zones published. The Ministry has published value-zone maps for this county. Ask the county lands office or Ardhisasa for the zone covering your plot: that figure replaces ours outright.
Ministry of Lands, National Land Value IndexWho can reach it
Who Can Reach It
A pitch is used by the people who can get to it after work or after school. This takes the county's own census density and the speed people actually travel in this kind of place, and reports the population inside 15, 30 and 45 minutes — then turns it into the number of Sunday-league teams it would support at one team per 12,000 residents.
15 minutes
40,451 people
6.5 km out · 14,239 aged 15-34 · 3 Sunday-league teams supported
30 minutes
161,803 people
13 km out · 56,955 aged 15-34 · 13 Sunday-league teams supported
45 minutes
364,057 people
19.5 km out · 128,148 aged 15-34 · 30 Sunday-league teams supported
Travel speed is 26.0 km/h door to door for peri-urban Kenya, and only 55% of the circle it draws is treated as reachable, because roads are not radii. Population is that area at the county's census density, never more than the county holds. Teams are one per 12,000 residents, the ratio the plan is built on. An estimate from census density, not a routing engine. A real drive-time study on the actual road network would replace it.
Correct our number
If This Figure Is Wrong For Kisumu, Say So
This is modelled from published county data, not from a valuation, so in some wards it will be wrong. If you know what an acre near you actually sold, let or was asked for, send the price and where it was published and we will correct this page and date the change. Send the ward and the acreage — never a plot or title number, and never anybody’s contact details.
Send a real priceWhere a better number comes from
Check It Against These
The government's own programme to publish value-zone maps county by county — piloted in Mombasa, Kericho, Bomet, Kisumu, Narok and Nakuru, now completed across 27 counties with 30 before Parliament. Where a zone covering your plot is published, it replaces our estimate.
The official quarterly index for property prices, used to sense-check the direction of travel.
The registry itself: an official search there is the only way to confirm title, size and encumbrances.
Density and population by county, which drive our cost index and the catchment.