How do you verify a land title in Kenya before buying?

2 November 2026

To verify a land title in Kenya, run an official search on the title at the land registry or on Ardhisasa, check that the registered owner matches the seller's ID, confirm the boundaries on the ground with a licensed surveyor, and have your own advocate review everything before you pay. A photocopy of a title deed proves nothing on its own.

Last reviewed November 2026. This is general guidance, not legal or tax advice. Confirm the details with a Kenyan advocate before you commit money.

Step 1: Get the title number and the seller's documents

Ask for a copy of the title, the seller's national ID and KRA PIN. If the seller is a company, ask for its registration documents and a resolution allowing the sale. Keep these copies for your advocate. They're your starting point, not your proof.

Step 2: Run an official search

An official search shows what the land registry records about the parcel, including the registered owner and any restrictions on it.

On Ardhisasa: for registries already on the system, register at the official portal, ardhisasa.lands.go.ke, and search by title or parcel number.
At the registry: where a county isn't yet on the system, your advocate can apply at the land registry.

Guides quote different fees, commonly KES 500 to KES 1,000, so trust the amount shown when you pay on the official portal. Several guides also report that the owner must approve releasing the result. If a seller won't, treat that as a warning sign.

Only use the official address. Never follow a "land portal" link sent over WhatsApp or by a broker.

Step 3: Read what the search says

Check each of these against the seller's documents:

The registered owner is the person selling to you.
The size and parcel number match what you've been shown.
There's no charge from a bank, or that it will be cleared at completion.
There's no caution, caveat or restriction blocking a sale.

Step 4: Check the land itself

The search covers records, not the ground. Hire a licensed surveyor to locate the beacons and compare them with the registry map. Walk the plot and talk to neighbours about who has been using it. People already living or farming there can be a serious problem, whatever the paperwork says.

Step 5: Clear the remaining checks

Before paying the balance, your advocate should confirm any land rent and rates are paid, and whether the sale needs Land Control Board consent, which generally applies to agricultural land. Pay through your advocate rather than to an individual, and only against a signed sale agreement.

Warning signs

The seller pushes you to pay a deposit today, or before any search.
The seller's name doesn't match the search, or an agent says the owner "can't be reached".
The price is far below similar plots nearby.
The seller won't let your own advocate or surveyor check the land.

For the wider picture on where to buy, see our guide to land in Nairobi.

Frequently asked questions

Is an official search enough to prove a title is genuine?

No. It's essential, but it should be read alongside a survey of the actual land, the seller's identity documents and your advocate's review.

How long does a land search take in Kenya?

Guides report anything from minutes to about three working days on Ardhisasa, depending on the registry and how quickly the owner approves. Manual searches can take longer.

Can I do the search without a lawyer?

You can run a search yourself on Ardhisasa, but use an advocate for the purchase itself, because reading the result correctly is what protects your money.