Due Diligence Before Buying Land in Kenya: A Valuer's Checklist

Why the checks come first

Most problems with land in Kenya can be found before money changes hands. Once a deposit is paid or a transfer is registered, the same problems become expensive to put right.

This checklist sets out what a valuer looks at when inspecting land, and what a buyer should confirm before agreeing a price. It does not replace the work of an advocate, who should handle the conveyance from the sale agreement to registration.

Keep copies of every search, certificate and consent you obtain. They form part of the record of the transaction, and a lender or a later buyer is likely to ask for them.

Before viewing: the documents

• Official search: obtain a current search at the land registry, or through Ardhisasa where the registry has been digitised. It shows the registered owner and any charges, cautions, restrictions or other entries.
• Registry map or deed plan: obtain the map or plan for the parcel, so that its shape, size and position can be checked against what is on the ground.
• Rates and land rent: confirm that county rates are paid and, for leasehold land, that land rent is paid, by asking the seller for the clearance certificates.
• Seller's identity and authority: confirm that the person selling is the registered owner, or holds proper authority to sell, such as a confirmed grant of representation for a deceased owner's land or a board resolution for a company.
• Spousal consent: where the land is matrimonial property, the consent of the seller's spouse is generally required. Your advocate will advise whether it applies.

On site: what the ground shows

• Beacons and boundaries: locate the beacons and compare the boundaries with the survey. Where they are missing or disputed, a licensed surveyor can re-establish them.
• Access: confirm how the land is reached, and whether the access road is a public road or passes over a neighbour's land.
• Occupation: note who is living on or using the land. Occupants, including squatters, may claim rights that survive a sale.
• Services: check for water, electricity, sewerage or a suitable site for a septic system, and the condition of any connection.
• Neighbouring uses: look at what surrounds the land, such as quarries, industrial premises, dumping sites or planned infrastructure, which can affect both use and value.
• History of the land: where you can, speak to neighbours and local administration about who has owned and used the land, and whether there has been any dispute over it.

Planning and reserves

Ownership of land does not by itself permit any particular use. Planning control in Kenya rests largely with county governments.

• Zoning and permitted use: confirm with the county government what the land is zoned for, and whether your intended use is permitted.
• Approvals for existing buildings: ask for approved plans and any occupation certificate. Unapproved structures may have to be regularised or removed.
• Riparian reserves: where land borders a river, stream or wetland, part of it may fall within a riparian reserve on which building is restricted.
• Road reserves: check whether part of the land lies within an existing road reserve or a planned road widening.

Agricultural land

Most transactions in agricultural land, including sales, transfers, leases and charges, require the consent of the relevant Land Control Board. A transaction that needs consent and does not obtain it within the time the law allows is void.

Ask your advocate to confirm early whether consent is needed, and to apply for it as part of the conveyance.

The valuation

An independent valuation before you agree a price gives you a professional opinion of market value, separate from the seller's asking price and any agent's view. It is also the figure a lender will look at if you are borrowing to buy.

In preparing it, the valuer checks:

• The title particulars and search against the land as inspected.
• The size, shape and boundaries of the parcel against the survey.
• Access, services and the character of the neighbourhood.
• Zoning, permitted use and any reserves affecting the land.
• The condition of any buildings, and whether they appear to have approvals.
• Comparable sales evidence, and anything that would affect how readily the land would sell.

Stamp duty and completion

Since 16 February 2026, stamp duty on a transfer has been assessed and paid through the ArdhiPay module on Ardhisasa. Your advocate will confirm the duty payable and the steps that follow.

Your advocate should prepare and lodge the transfer, arrange any consents, and confirm that the land is registered in your name before the balance of the price is released to the seller.