Buying land in Kenya is one of the most important financial decisions you can ever make. Whether you’re building your dream home, starting a business, or investing for the future, one mistake can cost you millions—or even the entire piece of land. Land fraud is rampant, with countless stories of double allocations, forged title deeds, and illegal land sales.

That’s why verifying land ownership before making a payment is non-negotiable. This guide will walk you step by step on how to verify land ownership in Kenya, so you can invest with peace of mind.

1. Why Verification Matters

Land fraudsters thrive on buyers who are in a hurry, uninformed, or overly trusting. By taking time to verify, you avoid:

  • Buying from fake owners.

  • Purchasing land under dispute.

  • Losing money in irreversible scams.

  • Stressful and costly legal battles.

Think of verification as a shield protecting your investment.

2. Start With the Title Deed

Ask the seller for the original title deed. A genuine owner should have no problem presenting it.

  • Cross-check the spelling of names, title number, and size of land.

  • Beware of excuses like “I misplaced it” or “the copy is with my lawyer”—this is a red flag.

3. Conduct a Land Search at ArdhiSasa or Lands Registry

Once you have the title number, perform an official search.

  • Online Search: Use ArdhiSasa for Nairobi and digitized counties.

  • Manual Search: For counties not yet digitized, visit the local Ministry of Lands office.

The search will confirm:

  • The registered owner’s name.

  • The land size.

  • Any charges (like loans or caveats) tied to the land.

If details don’t match what the seller told you—walk away.

4. Check for Land Rates and Rent Clearance

For land within municipalities or city counties:

  • Visit the county offices to ensure land rates and rent are fully paid.

  • Demand clearance certificates.

If unpaid, the county government can legally auction the land—even after you’ve bought it.

5. Involve a Licensed Surveyor

Fraudsters often sell land that doesn’t exist or overlaps with other plots.
Hire a government-licensed surveyor to:

  • Confirm the exact location and boundaries of the land.

  • Compare the deed plan or survey map with the physical site.

  • Ensure beacons are intact and not tampered with.

This protects you from “paper land” scams.

6. Conduct a Neighbourhood Check

Don’t underestimate the power of talking to locals.

  • Ask neighbours if they know the rightful owner.

  • Find out if the land is under dispute or belongs to an absentee owner.

If villagers or neighbours raise red flags—take them seriously.

7. Verify at the Local Land Control Board (LCB)

Before any agricultural land sale is finalized, it requires approval from the Land Control Board.

  • Attend the meeting with the seller.

  • Ensure they are the one presenting themselves as the genuine owner.

  • Without LCB consent, the transaction is legally invalid.

8. Get a Lawyer to Oversee the Process

A land transaction is a legal process—you need a lawyer.

  • They will draft and review the sale agreement.

  • Ensure all documents are genuine and signed properly.

  • Safeguard you against sneaky clauses or fraud.

Think of your lawyer as your insurance policy against conmen.

9. Confirm with Ministry of Lands for Restrictions or Caveats

Sometimes land has restrictions placed by courts, banks, or government agencies.
Ask your lawyer to confirm if there are:

  • Pending disputes.

  • Court orders.

  • Caveats (legal blocks on sale).

Buying land with a caveat can trap you in endless court cases.

10. Use Escrow or Bank Transfers—Never Cash

Once verification is complete and you’re ready to pay:

  • Avoid carrying cash.

  • Use a lawyer-managed escrow account or bank transfer.

This ensures there’s a clear paper trail of payment, protecting you in case of disputes.

Conclusion

Buying land in Kenya is exciting—but it’s also risky if you skip due diligence. Always verify ownership through official searches, surveyors, county offices, and the Land Control Board. A genuine seller will never rush you or resist verification.

Remember, it’s better to lose a deal than to lose your money.

FAQs

1. How much does a land search cost in Kenya?
A land search at the Ministry of Lands costs about Ksh 500. Online searches via ArdhiSasa also cost the same.

2. Can I verify land ownership without a lawyer?
Yes, but it’s risky. A lawyer ensures all legal steps are followed and protects you from fraud.

3. What is a green card in land ownership?
A green card is the official land register record kept at the Ministry of Lands. It shows all historical ownership details of the property.

4. Can I buy land that has a caveat?
No. A caveat means the land has legal restrictions or disputes. It must be removed before a valid transfer.

5. How long does it take to transfer land ownership in Kenya?
If all documents are clear, it usually takes 30–90 days for full transfer, depending on the county.