Short answer
Plots for sale in Mtwapa range from KSh 2,500,000 to KSh 10,000,000 in our sourced listings. A standard 50 x 100 ft plot near the highway is advertised at KSh 2,500,000 (per plot) to KSh 3,900,000 (per plot). For more land, a quarter acre in Bomani costs KSh 2,500,000 (whole plot) and half an acre in Madzayo KSh 5,300,000 (whole plot). Mtwapa is in Kilifi County, not Mombasa.
Is Mtwapa in Mombasa or Kilifi County?
Mtwapa is in Kilifi County. It sits on the north side of Mtwapa Creek, which forms the boundary with Mombasa County, and it is often described as part of greater Mombasa because many residents commute into the city. That matters when you buy: the land registry, county rates and planning approvals are all handled under Kilifi County, not Mombasa.
How much is a plot in Mtwapa?
Our collection currently has 7 land listings in Mtwapa. The table compares them, cheapest first, with a per-acre figure so you can compare small and large plots fairly.
| Property | Location | Size | Asking price | Per acre |
|---|---|---|---|---|
| Bomani quarter-acre plot | Mtwapa | 0.25 acre | KSh 2,500,000whole plot | KSh 10 million |
| Majengo Barani plot | Mtwapa | 50 x 100 ft | KSh 2,500,000per plot | KSh 21.8 million |
| Ndonya Palm Residence plots | Mtwapa | 0.125 acre | KSh 3,000,000from, per plot | KSh 24 million |
| Porini residential plot | Mtwapa | Confirm with agent | KSh 3,200,000whole plot | Confirm size |
| Mtwapa residential plots | Mtwapa | 50 x 100 ft | KSh 3,900,000per plot | KSh 34 million |
| Madzayo half-acre plot | Mtwapa | 0.5 acre | KSh 5,300,000whole plot | KSh 10.6 million |
| Jumba Ruins half-acre plot | Mtwapa | 0.5 acre | KSh 10,000,000whole plot | KSh 20 million |
Two patterns stand out. First, the larger parcels in Bomani and Madzayo cost far less per acre than small plots close to the highway and Mtwapa Mall. Second, plots in a serviced, gated subdivision cost more per acre than standalone plots, because you are also paying for the wall, the gate and the internal roads.
Mtwapa neighbourhoods compared
Bomani
Bomani quarter-acre plot is a quarter-acre parcel advertised at KSh 2,500,000 (whole plot), which is about KSh 10 million per acre. The advertiser says water and electricity are available nearby. If you want space for a family home and a garden within reach of Mombasa, this is the best value per acre in Mtwapa in our listings.
Madzayo
Madzayo half-acre plot is half an acre about 1.5 kilometres from the highway, at KSh 5,300,000 (whole plot) (about KSh 10.6 million per acre). Half an acre leaves room for a house, staff quarters and later expansion, or a small development, subject to county approval.
Porini
Porini residential plot is advertised near the highway with water, electricity and marked beacons at KSh 3,200,000 (whole plot). The advertisement does not give the plot size, so ask for the survey map before you compare it with other plots.
Majengo Barani and the highway plots
Majengo Barani plot is a 50 x 100 ft mixed-use plot about a kilometre from the highway at KSh 2,500,000 (per plot), and the price is advertised as negotiable. Mtwapa residential plots offers 50 x 100 ft residential plots close to the highway and Mtwapa Mall at KSh 3,900,000 (per plot), with an instalment option. Being close to the mall and the main road makes these the most expensive plots per acre.
Ndonya Palm Residence (gated)
Ndonya Palm Residence plots advertises one-eighth-acre plots from KSh 3,000,000 (from, per plot) in a gated subdivision with a perimeter wall and a shared entrance, about 200 metres from the tarmac. Ask who owns and maintains the shared road and gate, and whether there will be a service charge.
Near Jumba Ruins
Jumba Ruins half-acre plot is half an acre near the Jumba la Mtwana ruins at KSh 10,000,000 (whole plot). Jumba la Mtwana is a historic site managed by the National Museums of Kenya, so ask whether any heritage or planning restrictions apply before you plan a development.
Prefer a house? One finished option
If you would rather buy a home than build, Creek Residency garden property is a two-bedroom bungalow with staff quarters and a garden in Mtwapa at KSh 15,000,000 (whole property). The description and the portal disagree on the plot size, so confirm the surveyed area.
What to check before buying a plot in Mtwapa
- The exact location pin. Several Mtwapa listings describe distance to the highway rather than an exact location.
- Access in the rainy season. Murram roads can become difficult. Visit after rain if you can.
- Drainage and the creek. Land close to Mtwapa Creek may be affected by riparian reserves and flooding. Ask your surveyor.
- Utilities. “Water and electricity nearby” can mean at your boundary or several hundred metres away. Ask Kenya Power and the water provider about connection costs.
- Title status. Confirm with an official title search that the seller is the registered owner and that there are no charges or cautions.
Wondering whether Mtwapa is the right area at all? Read is Mtwapa a good place to buy land?
Frequently asked questions
How much is a 50 by 100 plot in Mtwapa?
In our current listings, 50 x 100 ft plots in Mtwapa are advertised at KSh 2,500,000 (per plot) in Majengo Barani and KSh 3,900,000 (per plot) near the highway and Mtwapa Mall.
What is the cheapest plot for sale in Mtwapa?
The lowest Mtwapa asking price in our collection is KSh 2,500,000. For the most land per shilling, compare Bomani quarter-acre plot (about KSh 10 million per acre) and Madzayo half-acre plot (about KSh 10.6 million per acre).
Are there gated plots for sale in Mtwapa?
Yes. Ndonya Palm Residence plots advertises plots in a gated subdivision with a perimeter wall and shared entrance from KSh 3,000,000 (from, per plot).
Which county is Mtwapa in?
Mtwapa is in Kilifi County, just north of Mtwapa Creek and the boundary with Mombasa County.
This guide is general information, not legal, tax or financial advice. Laws, fees and procedures change; confirm every step with a qualified Kenyan advocate and licensed surveyor before you pay any money. Listing prices are source asking prices and must be reconfirmed with the advertising agent.
