Buy land in Kenya
A step-by-step guide to buying land in Kenya safely — from searching the title to transferring ownership.
Agree on terms with the seller
Negotiate and agree the purchase price, payment schedule, and conditions with the landowner. Get all agreements in writing before paying any deposit. Do not pay any money before completing the title search in Step 2.
Conduct an official title search
Search the title on Ardhisasa (ardhisasa.go.ke) using the Land Reference Number or Title Deed Number. This confirms the registered owner, any charges or cautions on the land, and the exact acreage. Cost: KES 500. Do not skip this step.
Search on Ardhisasa ↗Verify the land is not grabbed or disputed
Visit the physical land with the seller. Check for any boundary beacons (survey marks). Ask neighbours about the land history. Check if the land is listed on the National Land Commission's website as grabbed public land.
Engage an advocate
Hire a registered Kenyan advocate (lawyer) to conduct due diligence, prepare the sale agreement, and handle the transfer. Your advocate will search for any encumbrances, confirm planning permissions, and ensure the transaction is legal.
Sign the sale agreement and pay deposit
Sign the sale agreement prepared by your advocate. Typically a 10–30% deposit is paid at this stage. Ensure the agreement includes clear timelines, payment terms, and conditions for completion.
Apply for land rate clearance
The seller must obtain a Land Rate Clearance Certificate from the county government showing all land rates have been paid. Without this, the transfer cannot proceed. This is the seller's responsibility.
Pay stamp duty and complete transfer
Pay stamp duty to KRA (2% for agricultural land, 4% for urban land, based on government valuation). Your advocate files the transfer documents with the Land Registry via Ardhisasa. The process takes 30–90 days after filing.
Search on Ardhisasa ↗Receive your title deed
Once the transfer is complete, collect your new Title Deed from the Land Registry. Keep it in a secure location — consider registering a caution on the title after purchase to prevent fraudulent further transfers.
Key costs
- Title search
- KES 500
- Stamp duty (urban)
- 4% of value
- Stamp duty (agricultural)
- 2% of value
- Advocate fees
- 1–2% of purchase price
Diaspora buyers
You can conduct a title search remotely on Ardhisasa. You will need a Kenyan advocate to handle the physical transfer process on your behalf.