Buying land is one of the biggest investments many of us will ever make. It’s exciting—but it can also be risky if you don’t take time to do your homework. Too many buyers in Kenya have lost money on fake titles, double allocations, or plots sitting on road reserves and riparian land. The good news? With the right due diligence, you can protect yourself and move forward with confidence.
Here’s a clear, step-by-step guide to the checks you should do before you hand over a single shilling.
1. Confirm the Title Deed
Ask the seller to show you the original title deed—not just a photocopy—and their identification documents. Check that the name on the title matches the seller’s ID or company registration documents if the land is owned by a business. Be cautious of sellers who only want to show photocopies; always insist on verifying the original title.
2. Conduct a Land Search
Perform an official land search to confirm the legal owner and the land’s status. This can be done online via Ardhisasa (for Nairobi and some counties) or eCitizen (for other counties). Your search should confirm:
Registered owner’s name
Size of the plot
Any encumbrances—these could include caveats (legal restrictions), disputes, or loans secured against the land
Leasehold details if it’s not freehold land
This search usually costs around KSh 500 but is a non-negotiable first step.
3. Check Survey Maps and Beacons
Obtain the Registry Index Map (RIM) from Survey of Kenya or the county lands office. Then, walk through the land with a licensed surveyor to verify:
The physical location matches the title deed
Boundary beacons are in place and correctly marked
Acreage on the ground matches the documents
This step protects you from unknowingly buying “air” or land that overlaps with neighbours.
4. Verify Land Use and Zoning
Drop by the County Physical Planning Office to confirm the land’s zoning category—whether it’s agricultural, residential, commercial, or otherwise. If your intended use doesn’t match, you’ll need to apply for a Change of User approval, which involves extra time and fees.
5. Check for Outstanding Rates and Rent
Request clearance certificates to confirm there are no unpaid dues:
Land rent (payable to the National Land Commission for leasehold land)
Land rates (payable to the County Government)
Make sure you clarify who will settle any arrears before the transfer is finalized. You don’t want to inherit unpaid bills.
6. Visit the Site-More Than Once
Visit the land yourself, ideally multiple times, and assess:
Access roads: Are they public or private? Are they in good condition?
Utilities: How close are water, electricity, and sewer connections?
Neighbours: Any potential boundary disputes or history of conflicts?
Environmental considerations: Look for riparian zones, wetlands, swamps, or land that might be part of road reserves.
If you can, chat with neighbours—they often know the real story behind a piece of land.
7. Get Land Control Board Consent (if Agricultural Land)
For agricultural land sales, approval from the Land Control Board (LCB) is mandatory. Without this consent, the sale is technically invalid—even if you’ve paid the seller.
8. Use a Lawyer
Don’t skip this step. A qualified advocate will:
Draft and review the Sale Agreement
Verify the seller’s authority to sell
Ensure payments go through proper channels—often via bank account
Follow up with authorities until the transfer is complete
Working with a lawyer protects you legally and helps avoid common pitfalls.
9. Structure Payments Safely
Avoid paying the full amount upfront. A typical and safer payment plan looks like this:
Pay a 10% deposit when signing the sale agreement
Settle the balance only after all documents—transfer forms, consents, and clearances—are ready
Always use bank transfers or lawyer-managed escrow accounts rather than cash or informal transactions.
10. Collect All Relevant Documents Before Final Payment
Before releasing the final payment, check you have the following in hand:
The original title deed
Fully executed transfer documents (signed by both parties)
Clearance certificates for land rent and land rates
Consent to transfer from LCB or other regulatory bodies where applicable
Valuation report for stamp duty purposes
Only after confirming all these documents should you complete payment.
Final Thoughts
Land is a fantastic investment, but rushing in without careful checks can turn it into a costly mistake. Following this step-by-step due diligence checklist helps you avoid fraud, costly delays, and unnecessary stress. In property, preparation is everything—do your homework thoroughly and buy with confidence.
Proverbs 21:5 (NIV)
“The plans of the diligent lead to profit as surely as haste leads to poverty.”
If you found this guide helpful, share it with someone who’s thinking about buying land—they’ll thank you for it.
Have you ever gone through this process—or learned a hard lesson by skipping a step? I’d love to hear your experience.
