How to Verify a Plot in Kenya Before You Pay

Buying a plot is one of the biggest purchases most Kenyans make, and land fraud is common enough that every buyer should check before paying. These are the checks that matter, whether you buy from a land company or an individual, and whether you are in Kenya or abroad.

1. Get a copy of the title and do an official search

Ask the seller for a copy of the title deed and the seller’s ID and KRA PIN. Then do an official search to confirm who the registered owner is and whether there are any charges, cautions or restrictions on the land. Where the land is on Ardhisasa, the Ministry of Lands’ online platform, you can do the search online for a small fee. Elsewhere, the search is done at the land registry.

2. Understand the mother title

Land companies often sell plots from a large parcel that is still on one mother title. That is normal, but ask: has the subdivision been approved by the county? When will individual titles be issued, and who pays for them? The agreement should say.

3. Check the subdivision approval

Under the Physical and Land Use Planning Act, 2019, subdividing land needs development permission from the county government, and the plots must be surveyed. Ask for the approved subdivision plan and check that your plot number and size are on it.

4. Land Control Board consent

If the land is agricultural, the transaction needs consent from the Land Control Board. The board confirms that the buyer and seller agree and that there is no dispute. Without consent the transfer can be void.

5. Visit, or have someone visit, and find the beacons

Every plot is marked by beacons at its corners. Walk the plot and find them. Check the access road, water and electricity, and ask neighbours about the land. If you are abroad, ask someone you trust to visit, or ask the seller for a live video call from the plot itself.

6. Pay to the right account and keep everything

Pay only to the company’s bank or M-Pesa paybill account, never to an individual’s personal number. Keep the sale agreement, every receipt and every message.

How a live plot map helps

A good land company shares a live map of the subdivision on the real satellite view. You can see your plot’s position, its number and size, the road in front of it, and whether it is still available. It does not replace an official search, but it makes it much harder to sell you a plot that does not exist or is already sold.

Checklist

• Copy of the title, seller’s ID and KRA PIN
• Official search (on Ardhisasa where available)
• Approved subdivision plan with your plot number
• Land Control Board consent if the land is agricultural
• Beacons found on the ground; access road and water checked
• Payments only to the company account; all receipts kept

This guide is general information, not legal advice. Use an advocate for the transaction.