How to Do a Land Search in Kenya in 2026 (Ardhisasa and Manual Search)
How to Do a Land Search in Kenya
An official land search confirms who legally owns a parcel and whether it has charges (loans), cautions, restrictions or disputes registered against it. It is the single most important step before buying land - and skipping it is how many Kenyans lose money to fraudsters.
Ardhisasa or Manual Search?
The Ministry of Lands' online platform Ardhisasa (ardhisasa.lands.go.ke) handles searches for registries that have been onboarded - fully for Nairobi and Murang'a, with sections of Kiambu, Mombasa, Machakos, Isiolo and others being added progressively. For registries not yet onboarded, searches are still done manually at the land registry.
Searching on Ardhisasa
- Create an account on Ardhisasa with your ID number, phone and email, and verify with the OTP.
- Log in and choose Search under land registration services.
- Enter the parcel or title number exactly as on the title (for example NAIROBI/BLOCK 00/000).
- Pay the search fee shown on the portal by M-Pesa or card.
- The search certificate appears in your account, showing the registered owner, size, and any encumbrances.
Manual Search at the Land Registry
- Get a copy of the title deed from the seller.
- Visit the land registry where the land is registered with your ID and KRA PIN.
- Fill in the search application form with the parcel number.
- Pay the search fee and get a receipt.
- Collect the official search result, usually within a few days.
What to Check on the Result
- The registered owner matches the seller's ID exactly
- The size and parcel number match the title and the ground
- Encumbrances: charges (bank loans), cautions, restrictions or inhibitions
- Whether the land is freehold or leasehold and the lease term remaining
Beyond the Search
A clean search is necessary but not sufficient. Also:
- Check the map and beacons with a licensed surveyor.
- Visit the land and talk to neighbours and the local chief.
- Confirm land rates and rent are paid with the county and Lands office.
- For agricultural land, get Land Control Board consent for the transfer.
- Use an advocate for the sale agreement and transfer.
Our complete how to buy land in Kenya guide walks through the whole purchase.
Red Flags
- The seller is reluctant to let you do a search or wants payment first
- Names on the search and ID do not match
- Price far below market for the area
- Pressure to close quickly
Reading a Search Certificate
A search result is divided into sections. Understanding them helps you spot problems:
| Section | What it tells you |
|---|---|
| Property section | Parcel number, approximate area and the registry map reference |
| Proprietorship section | The registered owner or owners and the date of registration |
| Encumbrances section | Charges (loans), cautions, restrictions, inhibitions and leases registered against the land |
If the encumbrances section shows a charge, a bank holds the title as security - the seller must clear the loan and the bank must discharge the charge before transfer. A caution or restriction means someone has registered an interest or dispute that must be resolved first.
Freehold vs Leasehold
Freehold land is owned indefinitely. Leasehold land is held for a fixed period - commonly 99 years or less - after which it reverts to the government or county unless renewed. Check how many years remain on a lease; a lease with few years left is worth much less and may be hard to finance. Leasehold land also attracts land rent, separate from county land rates.
Costs to Budget for When Buying Land
| Item | Typical cost |
|---|---|
| Official search | Search fee shown on Ardhisasa or at the registry |
| Surveyor to confirm beacons | A few thousand to tens of thousands of shillings |
| Valuation (if buying with a loan) | Charged by the valuer, often as a percentage of value |
| Advocate's fees | Set by the Advocates Remuneration Order |
| Stamp duty | 4% of value in municipalities, 2% in rural areas |
| Land Control Board consent | Small fee, required for agricultural land |
| Registration fees | Charged at transfer registration |
See our valuation companies ranking if you need a professional valuation.
Searching Land Owned by a Company
If a company owns the land, do the land search and also a company search on the Business Registration Service to confirm the company's directors and that the people selling have authority to do so. Ask for a board resolution approving the sale.
Frequently Asked Questions
How long does a land search take? On Ardhisasa, results are often available quickly after payment. Manual searches at registries usually take one to a few working days.
Can I do a land search from the diaspora? Yes, for land in onboarded registries through Ardhisasa. For others, a lawyer or trusted representative can do the search for you.
Does a clean search guarantee the land is safe? No. It confirms the register, but you should also verify beacons, physical occupation, rates and the seller's identity.
What is a green card? In older registries, the green card is the manual record of all transactions on a parcel. Advocates often inspect it to see the full history of ownership.