How to Buy Land Safely in Kenya: The Complete Guide – 14 Steps

How to Buy Land Safely in Kenya: The Complete Guide – 14 Steps

Buying land in Kenya remains one of the smartest long-term investments, but it is also one of the riskiest if not done carefully. Every year, thousands of Kenyans lose money to fake title deeds, double allocations, fraudulent brokers, and unregulated land-selling companies. Whether you are buying land for a home, speculation, farming, commercial development, or holiday property, understanding the correct land buying process can protect you from massive losses.

1. Understand the Type of Land You Want to Buy

Before beginning the buying process, you must understand the category of land you are purchasing. Kenya has various land types, each with unique laws, restrictions, and processes:

1. Freehold Land

• Gives the owner full ownership indefinitely

• Common in rural areas

• No time limits, no land rent

• Ensure the land has no clan or inheritance disputes

2. Leasehold Land

• Ownership is granted for a fixed period (e.g., 33, 50, 66, or 99 years)

• Common in towns, cities, coastal areas, and new developments

• Renewable leases require approval and payment to the government

• Always check remaining years on the lease

3. Agricultural Land

• Requires Land Control Board approval for transfer

• Foreigners cannot own agricultural land unless under special exemptions

4. Commercial or Industrial Land

• Usually leasehold

• Higher rates of land rent & land rates

• Must follow zoning regulations

Each land type determines the documents required, fees, and approvals.

2. Start With an Official Search at the Lands Registry

The first and most important step in buying land safely in Kenya is conducting an official search at the Ministry of Lands (or Ardhisasa where applicable).

Why a Lands Search Is Essential

A search reveals:

• Current legal owner

• Title number

• Land size

• Encumbrances (e.g., bank loans, cautions, caveats)

• Disputes lodged against the property

• Lease status (for leaseholds)

How to Do a Land Search

Option 1: Ardhisasa Platform (Nairobi and selected counties)

• Create an account

• Enter parcel number

• Submit Ksh 500

• Download the official search certificate

Option 2: Manual Search (Offline counties)

• Fill a search form

• Attach copy of title deed

• Pay Ksh 500

• Receive results in 2–3 days

If the name on the title and the Lands Registry don’t match — walk away immediately.

3. Confirm the Title Deed Is Genuine

Land fraud in Kenya is common, and many victims buy using fake title deeds. Always verify the title’s authenticity using these steps:

1. Compare the Title Against Official Records

• Details (names, size, LR number) must match the Lands Registry search

2. Check Physical Features

An original Kenyan title deed has:

• Watermarks

• Security seals

• Official stamps

• Barcodes (new generation titles)

3. Use the Ministry of Lands Title Verification Desk

Some registries allow checking whether the title was ever printed and issued legally.

4. Inquire from Neighbors and Local Authorities

Locals often know genuine owners and active disputes.

If anything looks suspicious, stop immediately.

4. Conduct a Survey to Confirm Land Boundaries

Many land disputes in Kenya arise from boundary encroachment or wrong parcel size. Engage a licensed land surveyor to:

• Confirm the parcel number on the ground

• Match land size with survey maps

• Verify beacons

• Generate a survey report

Obtain Official Survey Maps

Purchase two maps from Survey of Kenya:

1. Mutation Map – shows exact measurements

2. RIM (Registry Index Map) – shows parcel location among neighbors

Cost: Ksh 300–500 each.

If beacons are missing, insist they be replaced before paying any deposit.

5. Confirm Land Use, Zoning & Planning Regulations

Before purchasing land, ensure the intended use matches county zoning regulations. Counties such as Nairobi, Kiambu, Kajiado, Kilifi, Nakuru, and Machakos have strict development controls.

Check for:

• Residential vs. commercial zoning

• Industrial restrictions

• High-density vs. low-density zoning

• Riparian reserves

• Road reserve encroachment

• Public utility land

• Environmental restrictions

You can verify this at the County Planning Office or NEMA.

If the land falls within a riparian reserve, road reserve, or protected area — do not buy.

6. Visit the Property Physically (Site Visit)

Never buy land in Kenya without visiting the site physically.

During your visit, check for:

• Access roads

• Availability of water & electricity

• Neighboring developments

• Security

• Flooding or swampy conditions

• Actual land size & boundaries

• Squatters or illegal occupants

Speak to neighbors to confirm who the genuine owner is and whether disputes exist.

7. Confirm Whether Land Is Under a Court Case or Dispute

Before paying anything, check judicial records. A parcel could be:

• Under succession dispute

• Part of a court injunction

• Being claimed by multiple parties

• Involved in fraud cases

• Under government acquisition or compensation processes

Search at:

• The nearest Court Registry

• The National Land Commission (NLC)

• The Chief’s office

If a parcel is under any dispute, do not proceed.

8. Conduct Land Control Board (LCB) Approval (For Agricultural Land)

All agricultural land transactions in Kenya require approval from the LCB.

LCB Requirements

• Buyer and seller must attend

• Approvals take place monthly

• Fee is Ksh 1,000

Failure to obtain LCB approval makes the land sale legally invalid.

9. Draft a Legally Binding Sale Agreement Through an Advocate

A land sale agreement must be drafted by a licensed advocate to protect both parties.

What the Agreement Should Contain

• Full details of buyer & seller

• Land parcel number

• Agreed purchase price

• Payment terms

• Deposit amount

• Completion period

• Who pays which fees

• Special conditions

• Penalties for breach

Never sign an agreement prepared by the seller alone.

10. Make Payment Through a Secure Method

Avoid cash payments. Instead, use:

• Bank transfer

• Lawyer’s escrow account

• Bankers cheque

Always request:

• Official receipts

• Acknowledgment letters

• Payment schedules

If buying from a company, ensure:

• The company is registered

• Directors sign the agreement

• CR12 is provided to prove ownership

• The plot is part of an approved subdivision

11. Transfer of Ownership at the Lands Office

Once payment is completed, the advocate initiates transfer.

Documents Needed

• Original title deed

• Signed transfer forms

• KRA PINs

• Passport photos

• Land rates clearance

• Land rent clearance (for leasehold)

• Consent to transfer (LCB or Commissioner of Lands)

The buyer pays:

• Stamp duty (2% rural, 4% urban)

• Registration fees

After processing, the new title is issued in the buyer’s name.

12. Common Land Buying Scams in Kenya (And How to Avoid Them)

1. Fake Title Deeds

Prevented by proper title verification and searches.

2. Fake Agents & Brokers

Deal only with registered agents or deal directly with the seller.

3. Selling Land That Does Not Belong to the Seller

Always confirm ownership through searches and neighbors.

4. Double Allocation

Common in group plots; verify with Lands Registry and survey maps.

5. Buying Land in a Road Reserve or Riparian Reserve

Verify zoning and planning regulations.

6. Paying Before Due Diligence

Never pay deposit before land verification.

7. Fake Land-Selling Companies

Research the company, ask for subdivision approvals and check directors.

13. How to Buy Land Safely from a Land Selling Company in Kenya

If the seller is a company:

• Confirm the company exists (search on eCitizen)

• Request CR12 to verify directors

• Confirm subdivision approvals

• Review the mother title

• Verify change of user approvals

• Insist on individual title issuance timelines

• Avoid deals offering “instant allocation” without proof

14. Fees You Should Expect When Buying Land in Kenya

Avoid suspiciously cheap transactions.

Buying Land Safely in Kenya Requires Proper Due Diligence

Land buying in Kenya is safe, profitable, and secure when done correctly. Fraud cases occur mostly when buyers rush, trust verbal promises, avoid advocates, or skip essential searches.

To buy land safely:

• Verify the title

• Conduct searches

• Confirm boundaries

• Use a licensed surveyor

• Work with an advocate

• Follow legal steps fully

• Ask questions

• Never pay before verification

Taking these steps ensures that your investment is secure and legally protected.