Thinking about buying land in Kenya? Whether you're in Nairobi, the USA, or anywhere else, conducting a land search is an essential first step before signing any land agreement. This process protects you from fraud, hidden disputes, and the risk of unknowingly purchasing land from someone who does not 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. This guide will walk you through how to perform a land search in Kenya, both online and in person, to ensure your investment is secure.
What is a Land Search in Kenya?
A land search is a legal process that verifies the ownership and status of a property. Conducting a land search allows you to:
Confirm the registered owner of the land.
Check for liens, loans, disputes, caveats, or unpaid rates and taxes.
Verify the location, size, boundaries, and zoning regulations.
Discover the ownership history and previous transfers.
Without a land search, you risk falling victim to fraud, boundary conflicts, or even government repossession of the property.
Read our article on Common Mistakes to Avoid When Buying Land in Kenya.
What You Need Before Conducting a Land Search
Before beginning your land search, ensure you have the following documents and information ready:
Title deed number (parcel or land reference number)
Copy of the seller’s national ID and KRA PIN certificate
Your National ID or passport
Scanned copy of the title deed (required for online searches)
KSh. 1000 search fee (payable via M-PESA or card)
Step-by-Step Guide to Conducting a Land Search Online
How to Conduct an Online Land Search via Ardhisasa
Ardhisasa is the government's modern digital platform for land-related services - ideal for Kenyans in the diaspora. Currently, it supports land searches in Nairobi, Murang'a, and Isiolo 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. 1,000 via M-PESA or debit card.
Download your results directly from the portal.
How to Do an Online Land Search via eCitizen
Use this platform if your land is located in a county that has not yet been 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 Conduct a Manual Land Search (In Person)
This 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 deed, National ID, and KRA Pin.
Submit the form and pay the required fee (KSh. 500 - KSh. 1000). 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 simple step that makes a significant difference in protecting your investment. Whether you use Ardhisasa, eCitizen, or visit a local registry in person, don’t skip this process.
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 never deal with third-party sellers or questionable 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 us 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, a dispute, an inheritance claim, or a 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.
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 verifying their authenticity.
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.