Buying land in Kenya is a major milestone and a potentially rewarding investment. Still, it can quickly turn into a frustrating experience if you don’t know what to watch out for. From fake title deeds to hidden costs and legal disputes, many first-time buyers fall into avoidable traps.
This article highlights the common mistakes people make when buying land and provides practical tips on how to protect your investment.
Not Conducting Proper Due Diligence
Due diligence involves verifying all the legal, financial, and environmental details of a property before purchase. Always:
Conduct a land search at the Ministry of Lands or the county land office to confirm the property’s title deed’s authenticity and ownership.
Check for encumbrances like loans, liens, restrictions, or disputes.
Proper due diligence helps you avoid buying land with fake or duplicated titles, unresolved disputes, or hidden debts. Don’t go in blind; get a trusted lawyer to guide you through it.
For a detailed process, explore our simple, step-by-step guide to buying land in Kenya.
Ignoring Zoning and Land Use Regulations
Not every plot is suitable for what you have in mind. Different counties have specific zoning laws, so always check:
Whether the land is zoned for residential, commercial, or agricultural use.
If it's marked for future roads or public projects.
Environmental limits, especially near forests, rivers, or wetlands.
Development restrictions, like building height or density limits.
Subdivision rules that require Land Control Board consent for agricultural land.
Before committing, confirm zoning with the local county government. This will help avoid future legal complications.
Not Visiting the Land in Person
Photos and maps aren’t enough. Always visit the land in person before committing to a purchase. This allows you to:
Check road access, property utilities (water, electricity, sewage), and overall infrastructure.
Check terrain, drainage, and soil quality.
Confirm boundaries and identify encroachments to avoid future disputes.
If you can't go yourself, send a trusted representative. A site visit gives you a true picture of what you’re buying.
Failing to Engage Professionals
Buying land in Kenya involves legal, technical, and regulatory steps. Trying to handle everything yourself can lead to mistakes. Work with:
A real estate lawyer to verify documents, review contracts, and oversee the transfer.
A licensed surveyor to confirm boundaries and avoid encroachment issues.
A valuer to assess the land's market value.
Hiring experts saves time and money and protects your ownership.
Relying on Verbal Agreements
In Kenya, verbal promises don’t hold up in court. Always get a written and signed sale agreement that includes:
Full details of the buyer and seller.
Agreed purchase price and payment terms.
Timelines and clauses in case of breach.
A written and signed sale agreement protects both buyer and seller.
Underestimating Additional Costs
Beyond the land price, factor in:
Legal and surveyor fees.
Stamp duty and title registration charges.
Land rates and clearance certificates.
Budgeting for these from the start ensures you’re financially ready.
Delaying the Title Deed Transfer
Some buyers assume they own the land after making full payment without officially transferring the title deed into their name. This leaves you exposed. Until the title is in your name, the seller still legally owns the land. Risks include:
The land being sold to someone else.
The seller taking a loan against the land.
Family disputes if the seller dies before the process is complete.
Follow up until you receive the title deed registered in your name. Then do a post-transfer land search to confirm it.
Read our guide on the title deed transfer process.
Ignoring Family and Succession Disputes
A property may have hidden claims if it's part of an inheritance or shared family land. Watch out for:
Cases where the seller isn't the rightful owner.
Lack of spousal or family consent.
Ongoing court cases or caveats.
Your lawyer should check succession documents and search court records. It also helps to speak to neighbours or local leaders about the land’s history.
Overlooking Future Development Plans
Think long-term before you buy. Research any planned infrastructure or development projects in the area. Find out:
If there are upcoming roads, schools, or business centers nearby.
The area's growth potential and projected land value.
Security and infrastructure plans.
Researching development trends ensures your investment appreciates over time.
Discover top high-value areas to buy land in Kenya.
Looking for Trusted Land Investment Options?
At AMG Realtors, we offer verified land and plots in prime locations across Kenya, including Juja, Nanyuki, Nakuru, Konza, and Diani. From due diligence to title transfer, we walk with you through every step of the land buying process to ensure a smooth, secure transaction.
Explore our available properties or read our step-by-step land buying guide to get started.
Frequently Asked Questions (FAQs)
What is the first thing I should do before buying land in Kenya?
Start with due diligence. This means verifying the title deed, confirming the seller’s identity, and checking for any disputes or loans attached to the land. Always involve a qualified lawyer.
How do I confirm if a title deed is genuine?
Conduct a land search at the Ministry of Lands or the relevant county land office. A lawyer can help you verify if the title deed is valid and free from encumbrances.
Is it necessary to visit the land before buying?
Yes. A site visit helps you check access roads, boundaries, infrastructure, and environmental conditions. If you can’t visit, send a trusted representative.
Can I buy land using a verbal agreement?
No. Verbal agreements are not legally binding in Kenya. Always sign a written sale agreement witnessed by a lawyer.
What are the hidden or extra costs when buying land?
In addition to the purchase price, you’ll need to pay stamp duty (usually 2-4% of the land value), legal and surveyor fees, land rate, clearance certificate, title transfer, and registration fees.
Why is the title deed transfer so important?
Until the title is officially registered in your name, you don’t legally own the land. Delaying this step can expose you to fraud or legal complications.
What is Land Control Board (LCB) consent, and do I need it?
If you're buying agricultural land, you must get LCB consent for the transaction to be valid. Your lawyer will help you apply for this.