Pipeline Estate: Nairobi’s Struggle Between Hope and Hardship

Pipeline Estate in eastern Nairobi faces severe overcrowding, crumbling infrastructure, and widespread public health risks, despite being established as an affordable housing solution.

Conceived in the late 1990s to accommodate workers travelling to the Industrial Area, Jomo Kenyatta International Airport, and the central business district, the estate has instead become a symbol of unregulated urban development. High-rise concrete buildings are packed onto nearly every available plot, leaving no space for roads, drainage, or community facilities. Narrow passageways, often flooded with sewage during rains, serve as the only access routes. 

Traders line the alleys, and piles of waste and stagnant water block footpaths. Many buildings are so closely packed that neighbours can reach across windows, while lower floors receive little or no sunlight. Inside these buildings, living conditions remain poor. Entire families often share single rooms measuring around ten square feet. Toilets and bathrooms are commonly shared by more than 100 households per block. 

Blocked drains and burst sewer lines are frequent, especially during the rainy season, increasing the risk of disease and sometimes rendering homes uninhabitable. “We don’t pray for rain,” said resident John Mutua. “Waste is contained on the roads if it does not rain.”

Poor ventilation, overcrowding, and lack of sunlight have contributed to what experts call “sick building syndrome,” which is linked to respiratory illnesses and other health issues. Children and people with existing conditions such as asthma are especially vulnerable. 

Architect Stephen Lutta said the problems stem from a lack of proper planning. “Pipeline was never meant to be residential,” he noted. “Its development ignored Nairobi’s blueprint, resulting in systemic challenges with water and drainage.”

The estate’s growth can be traced back to land subdivisions in the 1970s and 1980s, when businessman Gerishon Kirima sold off parcels of land to private buyers. 

These plots were later developed in the 1990s, often without approvals or consideration for infrastructure. The result was a high-density area with irregular layouts and inadequate public services. Ownership of land in Pipeline has also created challenges. Many residents bought shares in land-buying companies that used borrowed funds to acquire property. However, formalising ownership has proven difficult due to legal requirements, levies, and missing documentation.

According to Patrick Analo, Nairobi City County’s Urban Planning Chief Officer, these unresolved issues continue to block attempts to upgrade the area.

Enforcing building regulations has been difficult. Officials say many illegal structures are built at night or on weekends to avoid detection. 

Pipeline’s population is also hard to track, as many people commute in and out daily. While the 2019 census recorded about 750,000 residents, authorities believe the number fluctuates widely. “It’s one of the areas we have a problem,” Analo said. “Some people are engaged in illegal constructions. They mostly do it at night and on weekends.”

Local leaders have made some progress. Embakasi South MP Julius Mawathe said that four police stations have been set up in the area, up from just one. Still, he acknowledges that unresolved land issues and the absence of a clear development plan remain major obstacles. 

“The place is not really planned,” he said. “It has been growing fast. The plan is under the county government.”