Mombasa Industrial Park — 222 ha Port-Linked Special Economic Zone

Details

Kenya's manufacturing has historically clustered around Nairobi, roughly 500 km from the sea. Every imported input and every export carton pays for that journey twice. Mombasa Industrial Park inverts the arrangement: manufacturing, warehousing, distribution and cold chain sit within a short drive of the Port of Mombasa, the standard gauge railway and an international airport.

THE PROJECT
A 222-hectare Special Economic Zone at Miritini, on the mainland side of Mombasa, developed as a joint venture between DP World and GulfCap Africa. The Shareholders Agreement was signed in Nairobi on 9 September 2026 in the presence of President William Ruto. The first phase covers 40 hectares. More than 60 local and international companies have expressed interest, and the developers expect the completed park to support over 20,000 direct and indirect jobs.

LOCATION
The site sits less than 20 km from the Port of Mombasa — the principal deep-water gateway for Kenya, Uganda, Rwanda, South Sudan and eastern DRC. Per the published site plan it is approximately 7 km from the Miritini SGR terminus, 8 km from Moi International Airport and 12 km from the Mombasa container terminal.

OPERATING ECONOMICS
A licensed SEZ enterprise is treated as outside Kenya's customs territory. Corporate income tax is 10% for the first ten years and 15% thereafter, against a 30% standard rate. Withholding tax on payments to non-residents is 5%, against 10–20%. Supplies to the enterprise are zero-rated for VAT. Customs and excise duty on inputs, and stamp duty, are exempt. Capital expenditure is 100% deductible in the year incurred. The Government has announced a preferential electricity tariff of KES 10 per kWh for SEZ investors.

One qualification worth modelling: Kenya applies a 15% domestic minimum top-up tax in line with OECD Pillar Two. Groups above the global revenue threshold should assume the 10% rate is topped up toward 15%. Single-country and smaller investors take the headline rate.

MARKET ACCESS
Goods manufactured at the park can be routed into four preferential regimes without relocating production: the AfCFTA, the EAC Customs Union, the Kenya–EU Economic Partnership Agreement and the Kenya–UAE Comprehensive Economic Partnership Agreement. All are subject to rules of origin.

WHO IT SUITS
Import-substitution manufacturers whose inputs arrive by sea and whose market is Kenya and the EAC. Agro-processing and cold chain serving the EU and Gulf, where transit time governs the margin. Regional distribution and third-party logistics operators on the Northern Corridor. Export assembly and light industry that can meet AfCFTA and EPA rules of origin.

NOT YET PUBLIC
Total capital investment and the shareholding split between the partners; land rates, lease terms and service charges; construction start and phase-one handover; plot sizes, utility specifications and build-to-suit terms; and whether the KES 10/kWh tariff has been gazetted or remains an announcement.

Fiscal terms describe Kenya's general SEZ regime under the Special Economic Zones Act 2015 as administered by SEZA, not terms negotiated for this park, and are subject to licence conditions. Distances are approximate, per the published site plan. Not tax, legal or investment advice — confirm all terms with SEZA and your own advisors.