Short answer
To do a title deed search in Kenya, get a copy of the title from the seller, then apply for an official search at the land registry that holds the parcel. You can apply online through Ardhisasa if that registry is on the platform, or in person with the search form and a small fee. The search certificate shows the registered owner, the size, and any charges, cautions or restrictions on the land.
What is an official land search?
An official search is a certified extract from the land register for a specific parcel. Whether you are buying a cheap plot in Kilifi or a villa in Watamu, the search comes first. It tells you what the government record says today about who owns the land and what is registered against it. It is the single most important check before you buy, and it costs very little compared with what you stand to lose.
What you need before you search
- The title number from the copy of the title deed the seller gives you.
- Your own details: your ID or passport and KRA PIN, which you will need to apply.
- The search fee, a small government fee payable online or at the registry.
Ask the seller for their ID and KRA PIN as well, so you can check that the name on the search matches the person selling to you.
How to search online through Ardhisasa
Ardhisasa is the Ministry of Lands’ online land information platform. Registries have been brought onto it in phases, so first check whether the registry holding your parcel is available.
- Create an Ardhisasa account using your ID and KRA PIN.
- Choose the search service and enter the parcel’s title number.
- Pay the fee through the options shown.
- Download the search result when it is issued.
How to search in person at the land registry
If the parcel’s registry is not on Ardhisasa, or you prefer to go in person:
- Go to the land registry responsible for the parcel. In Kilifi County, ask your advocate which registry holds the record for the area.
- Fill in the search application form with the title number.
- Attach a copy of the title and your ID, and pay the fee.
- Collect the official search certificate when it is ready.
Many buyers simply ask their advocate to do the search. That is fine, as long as you see the original certificate.
How to read the search result
A Kenyan land register has three parts, and the search reports on each:
| Section | What it shows | What to check |
|---|---|---|
| Property section | The parcel number, its size and, for leasehold, the term (freehold or leasehold?) | The size matches what you are being sold |
| Proprietorship section | The registered owner or owners | The name matches the seller’s ID; all co-owners are signing |
| Encumbrances section | Charges (such as a bank loan), cautions, restrictions and inhibitions | Nothing is registered, or there is a clear plan to remove it before completion |
A caution or restriction does not always mean you must walk away, but it must be explained and removed before you pay the balance.
How to spot a fake title deed
Fraud usually depends on the buyer skipping one check. Watch for these warning signs:
- The seller avoids an official search or offers their own “search” document instead of letting you apply.
- The name on the search does not match the seller’s ID, or someone claims to be selling on the owner’s behalf without a registered power of attorney.
- You are shown only a photocopy and the original never appears.
- The size or parcel number differs between the title, the search and the survey map.
- There is pressure to pay quickly, or a price far below neighbouring plots.
- The land history does not make sense. Your advocate can inspect the parcel’s full register history (often called the green card) to see how it passed from owner to owner.
A search is not enough on its own
The register does not tell you who is living on the land, whether the beacons are in the right place, or whether county rates are unpaid. Combine the search with a surveyor’s check, a rates clearance and a site visit, as set out in our guide to how to buy land in Kenya.
Frequently asked questions
How much does a land search cost in Kenya?
A land search costs a small government fee. Check the current fee on Ardhisasa or at the registry before you apply.
How long does a land search take?
Online searches through Ardhisasa are often quick, while searches at a busy registry can take longer. Allow time for it before you agree a completion date.
Can I check a title deed online in Kenya?
Yes, through Ardhisasa, if the registry that holds the parcel is on the platform. Otherwise, you apply at the registry in person.
What is a green card in a Kenyan land search?
The green card is the register’s historical record for a parcel, showing past owners and entries. An advocate can inspect it to confirm that ownership passed lawfully to the current seller.
Does a clean search mean the land is safe to buy?
Not on its own. It confirms the register, but you still need a surveyor to verify the boundaries, a rates clearance from the county, and a site visit to check for occupants and access.
This guide is general information, not legal, tax or financial advice. Laws, fees and procedures change; confirm every step with a qualified Kenyan advocate and licensed surveyor before you pay any money. Listing prices are source asking prices and must be reconfirmed with the advertising agent.
