Land Title Search in Kenya: How to Check a Title on Ardhisasa (2026)

A land title search in Kenya confirms who legally owns a property and whether it has any loans, cautions or restrictions on it. For land registered in Nairobi and other registries that are online, you can apply for an official search on the Ministry of Lands’ Ardhisasa platform and pay a small fee; for other registries you apply at the land registry in person. Always complete the search before paying any deposit.

Last updated: October 2026 · By the Sir Francis Homes team

• What a title search shows
• How to search on Ardhisasa
• Searching at a land registry
• Reading the search result
• Common title problems
• Checks beyond the search
• Sectional titles for apartments
• FAQs

What a land title search in Kenya shows

A land title search in Kenya produces an official certificate from the land registry. It typically shows:

• The registered owner or owners of the parcel.
• The parcel number and the size of the land.
• Whether the title is freehold or leasehold, and the lease term if leasehold.
• Any charges, such as a bank mortgage registered against the land.
• Any cautions, restrictions or inhibitions that stop or limit a sale.

If the seller’s name does not match the registered owner, or the land has a charge or caution, do not pay until your advocate has resolved it.

How to do a land title search on Ardhisasa

Ardhisasa is the Ministry of Lands’ online platform for land services. For parcels in registries that are on the platform, the process is:

• Create an account using your national ID or passport and KRA PIN.
• Log in and choose the official search service.
• Enter the parcel or title number exactly as it appears on the seller’s title.
• Pay the search fee online, for example by M-Pesa or card.
• Download the search certificate once it is issued, and share it with your advocate.

If the parcel is not found, check the number carefully. The land may be in a registry that is not yet on Ardhisasa, in which case you search at the registry instead.

Searching at a land registry in person

For land registered in a county registry that is not online, you or your advocate fill in the official search application at that registry, attach a copy of the title, pay the fee and collect the search certificate once it is processed. Your advocate will usually handle this for you, which is safer if you are not familiar with the process.

How to read the search result

• Proprietorship section: confirms the registered owner; it must match the seller’s ID or company documents.
• Property section: shows the parcel number, size and tenure.
• Encumbrances section: lists charges, cautions and restrictions; a clean search shows none.
• Date of the search: a search is a snapshot; your advocate may run a fresh one just before completion.

Common problems a land title search in Kenya can reveal

• Seller is not the owner: the person selling is a relative, agent or impostor rather than the registered owner.
• Existing bank charge: the land secures a loan, which must be cleared before transfer.
• Caution or restriction: someone has registered a claim, or a court order limits dealings.
• Different plot size: the size on the title differs from what the seller describes.
• Leasehold nearing expiry: a short remaining lease term can affect value and mortgage options.

Each of these can usually be resolved, but only if you find out before you pay. That is why a land title search in Kenya should always be the first step after you agree a price.

Checks beyond the title search

A land title search in Kenya is essential, but it is not the only check. Before you buy, also:

• Survey the land: a licensed surveyor confirms the beacons and that the plot on the ground matches the registry map.
• Check land rates and rent: ask for clearance certificates from the county (and for leasehold land, land rent clearance).
• Visit the site: confirm access, neighbours and that nobody else occupies or claims the land.
• Check planning: confirm the zoning allows what you want to build.
• Check consents: agricultural land needs Land Control Board consent for a transfer.

Sectional titles for apartments

If you are buying an apartment, the title works differently. Under the Sectional Properties Act 2020, each apartment can have its own sectional title, giving you ownership of the unit plus a share of the common areas. Many older buildings issued long leases instead, and these are being converted to sectional titles. Ask whether the unit has a sectional title, and have your advocate run a search on the specific unit.

Related guides

• How to buy property in Kenya
• Buying property in Kenya from the diaspora
• Land for sale in Kenya
• Apartments for sale in Nairobi

Frequently asked questions

Talk to Sir Francis Homes

Sir Francis Homes has helped buyers in Kenya and abroad find apartments, houses and land across Nairobi. Call us for a free consultation, current listings and introductions to independent advocates and lenders. Call us to view any of the buy property in Kenya listed above. We regularly help clients buying property in Kenya from the diaspora, from the first video viewing to handing over the keys. We can help you compare projects when buying off-plan property in Kenya and check the documents with your advocate. Ask us how to buy property in Kenya with confidence.

Sir Francis Homes, Riara Centre Offices, Lavington, Nairobi · Call or WhatsApp +254 722 720 812 · info@sirfrancismarketingltd.co.ke