Thinking about buying land in Kenya? Whether you're based in Nairobi or the USA, one thing is certain: before you sign any land agreement, you must conduct a land search. It's your first line of defence against fraud, hidden disputes, or buying land from someone who doesn't legally own it.
The good news? It's easier than ever to do, thanks to online platforms like Ardhisasa and eCitizen. Even if you're abroad, you can complete the entire process from the comfort of your home.
At AMG Realtors, we've helped thousands of Kenyans, both locally and in the diaspora, navigate the land buying process with confidence and peace of mind. In this guide, we'll show you exactly how to do a land search in Kenya, both online and in person.
What is a Land Search?
A land search is a process that helps you confirm the legal ownership and status of a property. A land search lets you:
Confirm ownership of the land
Check for liens, loans, legal disputes, caveats, or unpaid rates and taxes
Verify the location, size, boundaries, and zoning
Discover the ownership history and previous transfers
Without a land search, you risk falling victim to fraud, boundary conflicts, or even government repossession.
Read our article on Common Mistakes to Avoid When Buying Land in Kenya.
What You'll Need for Your Land Search
Before starting, make sure you have the following:
Title deed number (parcel or land reference number)
Copy of the seller's ID and KRA PIN certificate
Your National ID or passport
Scanned copy of the title deed (for online search)
Ksh. 500 search fee (payable via M-PESA or card)
How to Conduct a Land Search Online
You can conduct an online land search via Ardhisasa or eCitizen. Your choice of platform depends on the specific county in Kenya where the land is located.
How to Do an Online Land Search via Ardhisasa
Ardhisasa is the government's modern digital platform for land-related services, ideal for Kenyans in the diaspora. It currently allows land search in Nairobi and Murang'a Counties.
Steps:
Visit the Ardhisasa Portal and create an account.
Log in and navigate to the "Ministry of Land and Physical Planning" section.
Select the "Land Search" option.
Enter the parcel number or title deed number.
Pay Ksh. 500 via M-PESA, credit, or debit card.
Download your results directly from the portal.
How to Do an Online Land Search via eCitizen
Use this platform if the land is located in counties that are not yet integrated into Ardhisasa.
Steps:
Log in or sign up on the eCitizen portal.
Navigate to the "Ministry of Lands and Physical Planning" section.
Select the "land search" and fill in the land's title number.
Pay the KSh. 500 fee.
Download your results (usually available within 24 hours).
How to Do a Manual Land Search (In-Person)
The method is still available for older land records or in counties with limited digital access.
Steps:
Visit the local land registry for the county/location where the land is situated.
Carry physical copies of:
Title deed
Seller’s KRA PIN certificate and National ID
Your ID or passport
Request and fill in the official Land Search Form (Form RL 26) and attach copies of the land title, National ID, and KRA Pin.
Submit the form and pay the required fee (approximately KSh. 500). Always get a receipt as proof of payment.
Collect your search results within 1–3 working days or the specified period.
A land search is a small step that makes a huge difference in protecting your investment. Whether you use Ardhisasa, eCitizen, or visit a local registry in person, don't skip it.
Ready to Buy Land in Kenya? Let's Get You Started
At AMG Realtors, all our properties are registered under our company name, so you don't deal with third-party sellers or uncertain ownership. We guide you through every legal step, ensuring your investment is safe, transparent, and stress-free.
Ready to invest in verified land? Book a free consultation today, and let's help you secure your dream property in Kenya.
Frequently Asked Questions (FAQs)
Can I do a land search without the title deed number?
No. You need the parcel number or title deed number to perform a land search. Without it, the system cannot retrieve property ownership details.
How long does a land search take?
Ardhisasa: Results are usually available instantly after payment.
eCitizen: Within 24 hours.
Manual search: 1–3 working days, depending on the registry's workload.
What does it mean if a land search shows a caveat or restriction?
It means there is a legal restriction or claim on the property, such as a loan, dispute, inheritance claim, or government interest. You should seek legal advice before proceeding with the purchase.
Can I conduct a land search from outside Kenya?
Yes. Both Ardhisasa and eCitizen allow you to complete the process online and pay via card or mobile money, making it ideal for Kenyans in the diaspora.
Is the KSh. 500 fee the same for all counties?
Yes, the Ministry of Lands has set a standard KSh. 500 search fee nationwide, but this can change. Always confirm the current fee before making a payment.
How do I confirm that my search results are genuine?
Always download your results from the official government portal (Ardhisasa or eCitizen) or collect them in person at the land registry. Avoid relying on printed copies from third parties without verification.
What should I do if the search results don't match the seller's information?
Stop the transaction immediately and seek clarification from the land registry or a qualified lawyer. This could indicate fraud, an error in records, or an unresolved dispute.