Step 1: Run an official search
Nairobi’s land records are on Ardhisasa, the Ministry of Lands’ online platform. With the title number, you (or your advocate) can request an official search for a small fee. It confirms:
- the registered owner(s),
- whether there is a charge (a mortgage) on the property,
- any caution, restriction or inhibition that would block a sale.
Step 2: Confirm the seller is the owner
Ask for the seller’s national ID and KRA PIN, and check that the names match the search exactly. If a company owns the property, ask for the company search (CR12) and a board resolution authorising the sale.
Step 3: For apartments, check the sectional title
Under the Sectional Properties Act 2020, apartments should be held under sectional titles. Older blocks may still be under long leases that need converting. Ask the developer or management company where the block stands in that process.
Step 4: Check on the ground
- Visit the property and speak to neighbours or the estate management.
- For land, have a licensed surveyor confirm the beacons match the survey map.
- Get a rates clearance certificate from Nairobi City County.
Red flags of property fraud
- Pressure to pay a deposit “today” to secure a deal.
- Requests to pay into a personal account instead of an advocates’ client account.
- Prices far below the area’s typical range.
- The seller cannot show the original title or avoids meeting your advocate.
- An agent who is not registered with the Estate Agents Registration Board.
Frequently asked questions
How much does a land search cost in Kenya?
An official search on Ardhisasa costs a small government fee, typically around KSh 500, plus any convenience charges. Advocates may charge a fee to run and interpret it for you.
How long does an official land search take?
Searches on Ardhisasa are often returned within a day or a few days, depending on the registry’s workload.
What is a sectional title?
A sectional title is the ownership document for an individual unit in a building, such as an apartment, issued under the Sectional Properties Act 2020. It gives you ownership of your unit plus a share of the common areas.
This guide is general information, not legal or financial advice. Fees, taxes and rules change — confirm current figures with a licensed advocate, your bank or KRA before you commit.
