How to Do a Land Search in Kenya
Complete guide to verifying property ownership through Ardhisasa platform and manual search process
Importance of Land Search
Conducting a land search is a critical due diligence step before purchasing property in Kenya. This process helps verify ownership details, identify any encumbrances, and prevent potential legal disputes.
Why Land Search is Essential
- Verify legal ownership of the property
- Identify any charges, liens, or encumbrances on the land
- Confirm the actual size and boundaries of the property
- Check for any legal disputes or pending litigation
- Ensure property taxes are up to date
- Prevent fraudulent transactions and land scams
Important Note
Never purchase land in Kenya without conducting a thorough search. Fraudsters often target unsuspecting buyers with fake title deeds and forged documents. A simple search can save you from significant financial loss and legal complications.
Online Land Search via Ardhisasa
The Kenyan government has digitized land records through the Ardhisasa platform, making it easier to conduct land searches online. This system allows you to verify property details from anywhere with internet access.
Requirements for Online Search
- Kenyan National ID or Alien ID for foreigners
- Title deed number of the property
- Active email address and phone number
- Internet connection
Step-by-Step Process
Login to Your Account
Use your credentials to access the Ardhisasa dashboard.
Initiate New Application
Click on "Services" then "New Application" and select "Search" from the options.
Enter Parcel Details
Input the title number of the property you want to search and click "Add Parcel".
Specify Search Purpose
Indicate that you're conducting the search for purchase verification purposes.
Review and Submit
Check all entered details for accuracy and submit your application.
Wait for Verification
The system will notify the property owner about your search request.
Access Results
Once approved, you can view and download the search certificate from your dashboard.
Current Availability
As of 2025, the Ardhisasa platform is available in Nairobi and Murang'a counties, with ongoing rollout to other counties. Check the platform for updates on availability in your area.
Manual Land Search Process
For areas where Ardhisasa is not yet available, or if you prefer in-person verification, you can conduct a manual land search at the relevant land registry office.
Requirements for Manual Search
- Copy of the title deed
- Seller's KRA PIN certificate
- Seller's national ID copy
- Completed Form RL 26 (obtained at the registry)
- Search fee of Ksh 500
Step-by-Step Process
Visit Relevant Land Registry
Go to the land registry office in the county where the property is located.
Obtain Search Form
Request for Form RL 26 from the registry officials.
Complete the Form
Fill in all required details including title number, your details, and purpose of search.
Attach Documents
Attach copies of the title deed, your ID, and KRA PIN certificate.
Submit and Pay Fee
Submit the form and pay the Ksh 500 search fee via MPesa, card, or bank transfer.
Wait for Processing
Processing can take from 3 hours to 3 working days depending on the registry.
Collect Results
Return to the registry to collect your search results once ready.
Key Details in Land Search Results
A comprehensive land search in Kenya will provide you with the following critical information about the property:
Ownership Information
- Full names of the current registered owner(s)
- History of previous ownership transfers
- Type of ownership (individual, joint, company)
- Identification numbers of owners
Property Details
- Exact location and parcel number
- Size and boundaries of the property
- Title deed number and registration date
- Land use classification
Encumbrances and Restrictions
- Any charges or mortgages against the property
- Liens or pending payments
- Caveats or legal restrictions
- Lease information if applicable
Online vs Manual Search Comparison
| Aspect | Online Search (Ardhisasa) | Manual Search |
|---|---|---|
| Convenience | Can be done anywhere with internet | Requires physical visit to registry |
| Time Required | 1-3 days (including verification) | 3 hours to 3 days |
| Cost | Free | Ksh 500 |
| Availability | Nairobi and Murang'a counties (as of 2025) | All counties |
| Documentation | Digital copies required | Physical copies required |
Frequently Asked Questions
You need the title deed number of the property. For online searches, you'll also need your national ID details to register on Ardhisasa. For manual searches, you need copies of the title deed, your ID, KRA PIN, and completed Form RL 26.
An online search through Ardhisasa typically takes 1-3 days, including the verification process. Manual searches can take anywhere from 3 hours to 3 working days, depending on the efficiency of the specific land registry office.
Online searches through Ardhisasa are currently free of charge. Manual searches at land registries cost Ksh 500 per application.
Yes, but the process is different. You need to visit or write to the relevant land registry where the property is registered with proof of your relationship to the deceased and documentation showing you have authority to inquire about the property.
If the search reveals mortgages, charges, or other encumbrances, do not proceed with the purchase until these are cleared. Request the seller to provide evidence that all encumbrances have been discharged before completing the transaction.
Yes, foreigners can conduct land searches using their Alien ID cards. Both online (Ardhisasa) and manual search options are available to foreign nationals.
The only way to verify a title deed's authenticity is through an official land search. Fraudsters can create convincing fake title deeds, so always verify through official channels before making any payments.
Freehold ownership gives you absolute ownership of the land indefinitely, while leasehold ownership grants you rights to use the land for a specified period (typically 99 years). The search results will indicate which type of ownership applies to the property.
References & Sources
Research Sources
- Ardhisasa Platform - https://ardhisasa.lands.go.ke/
- Ministry of Lands and Physical Planning - http://www.lands.go.ke/
- Fanaka Limited - Process Of Land Search In Kenya
- AMCCO Properties Ltd - Due Diligence: How To Conduct A Land Search In Kenya
- Kenya Diaspora Market - How to Conduct an Online Land Search in Kenya
- Username Properties - A Beginner's Step-by-Step Guide to Buying Land in Kenya
Note: Land search processes may be updated periodically. Always check with the Ministry of Lands for the most current procedures and requirements.