What to Check Before Buying Land in Kenya

By Team Makao on 16/08/2025

Acquiring land in Kenya remains one of the most popular and rewarding long-term investments—so long as you proceed with caution. Unfortunately, fraud, boundary disputes, and legal complications have turned land transactions into potential minefields. Here's a detailed, expert-backed guide to ensure your journey is secure, smart, and seamless.

1. Confirm Genuine Ownership (Title Deed Verification)

Conduct a title deed search via the Ministry of Lands or the ArdhiSasa online portal. This helps confirm ownership, detect disputes, encumbrances, and whether the title is freehold or leasehold
Insist on seeing the original document. Counterfeit or duplicate deeds are a major source of fraud
Verify the seller's identity using their National ID and compare with registry records. For company-owned land, check director credentials through the Companies Registry

2. Screen for Encumbrances & Legal Disputes

Check for caveats, loans, litigations, or government restrictions at the land registry. Any of these can derail your transaction or your plans for the property
Review Land Control Board (LCB) approval, mandatory for agricultural or rural land transfers, especially when selling or subdividing
Speak with neighbors and local leaders to trace any historical conflicts or familial disputes tied to the land

3. Verify Zoning, Land Use, and Planning Compliance

Visit the county's Physical Planning or Lands Office to confirm zoning status—residential, commercial, agricultural—and any restrictions, such as building height or density limits
Check for future infrastructure plans, such as road expansions or utility projects that might affect your land

4. Conduct a Physical Verification & Survey

Always visit the land in person to evaluate topography, flood risks, soil quality, and actual boundary markers
Hire a licensed surveyor to confirm boundary beacons and detect any encroachments or overlapping claims
Use tools like Google Earth for supplemental aerial insights—but never as a substitute for a site visit

5. Check Accessibility and Utility Infrastructure

Ensure legal and reliable access to the property. A visible path doesn't always mean legal right of way. Confirm this is registered on the title
Verify availability of services like water, power, and sewage. Account for costs if utilities aren't already in place

6. Understand Land Tenure & Ripple Effects

Identify ownership type—Freehold, Leasehold, Public, or Community land. Each has distinct legal and use implications
Note lease terms. Locals often get 99-year leases; foreigners, less. These expire and may require renewal

7. Assess Environmental Risks & Compliance

Check flood risks and drainage capability, especially by visiting during rainy season. Poor drainage or proximate water bodies can render land unbuildable or illegal—especially riparian areas
If developing commercially, you may need an Environmental Impact Assessment (EIA) from NEMA

8. Engage Trusted Professionals

A conveyancing lawyer is essential for drafting agreements, navigating complexities, and ensuring legal compliance .
Registered valuers help assess fair market price and calculate stamp duty properly
Surveyors confirm land details and help secure a mutation or subdivision if needed

9. Secure a Binding Sale Agreement & Complete Payments Correctly

Document everything: names, parcel details, price, payment schedule, possession date—ensure clarity and enforceability
Know applicable taxes: Stamp duty (4% urban, 2% rural), Land rates, Land rent (for leaseholds), and Capital Gains Tax (15% upon resale)
Pay through secure channels, like your lawyer's escrow account. Insist on receipts for all transactions

10. Avoid Common Pitfalls and Red Flags

Too-good-to-be-true prices—often bait for scams
Pressure tactics or rushed deals—insist on proper due diligence
Discrepancies in seller claims—verify personally, especially when documents and reality don't align

Final Checklist

Step	Action
1	Title Deed Search & Ownership Verification
2	Encumbrances & Dispute Check
3	Zoning & Land Use Compliance
4	Physical Visit & Survey
5	Access & Utilities Confirmation
6	Understand Tenure Type
7	Environmental Risk Assessment
8	Hire Lawyer, Surveyor, Valuer
9	Sign Agreement, Pay via Secure Channels
10	Avoid Red Flags & Scams

Closing Thoughts

Land in Kenya remains a powerful investment—but only if handled with care. By combining legal diligence, expert assistance, and on-ground verification, you safeguard not only your finances but also your peace of mind. Let Makaobora.com be your trusted guide to navigating the land-buying landscape with confidence.

Stay informed. Stay secure. Happy land buying.