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Kenya · Due diligence and verification

How to verify property and sellers in Kenya

Short answer

Ardhisasa is the government's online platform for land searches, transfers and other services, being rolled out registry by registry. You need the title or parcel number; the search shows the registered owner and any charges or restrictions. Published guides quote different search fees, so confirm the current fee on Ardhisasa when you pay.

Researched by Motherland from 8 sources · last checked 11 Nov 2026

General information, not legal advice.

Key facts

Each value links to its source and the date we checked it.

FactValueSource · as of
Stamp duty4% urban · 2% rural, on the higher of price or valuationSources · as of 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
Estate agentsMust be EARB-registered with an annual practising certificateSources · as of 11 Nov 2026K16 Estate agents board issues fresh notice to property buyers and tenantsThe Kenya Times · checked 11 Nov 2026All sources
ContractorsMust be NCA-registered; public search on nca.go.keSources · as of 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026All sources

How to spot a fake title deed

A title deed alone doesn't prove ownership. Fraud cases include forged titles, double sales and impostor sellers, often targeting buyers abroad who rely on agents and never visit. Sources · as of 11 Nov 2026K7 Buying land? Steps to beating fraudsters at their own gameThe Standard · checked 11 Nov 2026All sources

Always match the official search, the seller's ID and KRA PIN, and a surveyor's check of the boundaries.

Check agents and contractors

Estate agents must be registered with the Estate Agents Registration Board (EARB) and hold an annual practising certificate; search the EARB directory. Contractors must be registered with the NCA; search the NCA register. Sources · as of 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026K16 Estate agents board issues fresh notice to property buyers and tenantsThe Kenya Times · checked 11 Nov 2026All sources

Questions

How much is a land search?
Published guides quote different amounts for an Ardhisasa search. Confirm the fee on Ardhisasa when you pay. SourcesK2 How to conduct a land search using Ardhisasa (2026 update)AMCCO · checked 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026All sources
How much is stamp duty?
4% of value in municipalities and gazetted towns, 2% in rural areas, on the higher of the price and the government valuation. SourcesK3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
How do I check an off-plan developer?
Check that its contractor is registered with the NCA and that the project has county-approved drawings, a NEMA licence and NCA registration, and confirm the developer owns the land. SourcesK14 Off-plan housing 101: the approvals that may land you in troubleThe Standard · checked 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026All sources
How do I check an estate agent?
Ask for their EARB registration and annual practising certificate, and search the EARB directory. SourcesK16 Estate agents board issues fresh notice to property buyers and tenantsThe Kenya Times · checked 11 Nov 2026All sources

Sources

Checked 11 Nov 2026.

  1. K1 Click, verify, own: Kenya's land registry goes digital · Science Africa · checked 11 Nov 2026
  2. K2 How to conduct a land search using Ardhisasa (2026 update) · AMCCO · checked 11 Nov 2026
  3. K3 Cost of buying land in Kenya 2026: every official fee · paybillke · checked 11 Nov 2026
  4. K4 What are the requirements for land transfer in Kenya · Global Law Experts · checked 11 Nov 2026
  5. K7 Buying land? Steps to beating fraudsters at their own game · The Standard · checked 11 Nov 2026
  6. K14 Off-plan housing 101: the approvals that may land you in trouble · The Standard · checked 11 Nov 2026
  7. K15 Search registered contractors · National Construction Authority · checked 11 Nov 2026
  8. K16 Estate agents board issues fresh notice to property buyers and tenants · The Kenya Times · checked 11 Nov 2026

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How to verify property and sellers in Kenya (2026)