Buying your first plot of land in Kenya is a milestone. It is also, for most people, the largest single purchase they have made. The process is manageable — but it has specific steps, and skipping any one of them is where buyers run into trouble.
This checklist is designed to be used, not just read. Work through it in order. If something is missing or unclear at any stage, pause and get the answer before you move forward.
Before You Look at Any Plot
1. Set Your Total Budget — Including All Costs
The plot price is not the only cost. Before you start looking, be clear on what you can afford, including:
- Plot purchase price (cash or installment total)
- Legal and transfer fees — approximately KES 25,000–55,000, payable separately by the buyer. This covers the conveyancing lawyer's fee and the Ministry of Lands registration charges. It is not usually included in a plot's advertised price.
- Survey costs if you hire a licensed surveyor (recommended for remote purchases)
- Site visit costs — travel, accommodation (some developers, like PIMC, cover the flight)
- Construction/development costs — if you plan to build soon after purchase
A first-time buyer who budgets for the plot price only can be caught short by transfer fees at closing.
2. Clarify Your Purpose
Be clear on what you are buying for:
- Build a home soon — prioritise utilities (water, electricity, access road) and title readiness
- Land bank / hold for appreciation — prioritise location, infrastructure trajectory, and title status
- Holiday or retirement home — prioritise access, proximity to amenities or the coast, and long-term ownership security
3. Research Locations — Do Not Rely on One Source
Use property portals (Jiji, BuyRentKenya, Kenya Property Centre) to understand what the market in your target area looks like. Note typical price ranges, which areas are serviced vs. bare land, and which developers are active in that corridor. Do not rely on a single developer's marketing materials as your market education. Get a broader picture first.
When Evaluating a Specific Plot
4. Confirm the Plot Size and Type
- What is the exact size? (Common sizes: 1/8 acre / 50×100 ft, 1/4 acre, 1/2 acre)
- Is it residential, agricultural, or commercial zoning?
- What can legally be built on it?
Get this in writing from the seller.
5. Run an Independent Title Search
This is non-negotiable.
- Ask the seller for the title/LR number
- Log in to Ardhisasa (ardhisasa.go.ke) and run your own official title search
- Confirm: registered owner matches the seller, no encumbrances, no cautions, no court orders
Do not skip this step because the seller seems trustworthy or the marketing looks professional. Search the title yourself. Read the full title verification guide here.
6. Confirm Utilities and Access
Ask and verify for each:
- Water — is there a borehole, piped water, or water point on or adjacent to the plot? Who manages it?
- Electricity — is there a KPLC connection wayleave? How far is the nearest transformer/line?
- Access road — is there a graded, all-weather internal road reaching the plot? Or just the main tarmac road nearby?
"Water and electricity available" can mean very different things. Ask specifically: is the connection physically present on-site, or is it available to be connected at extra cost?
7. Check for Road Reserve and Riparian Encroachment
Confirm that the plot boundaries do not overlap with a government road reserve or a riparian reserve (the buffer zone alongside a river, stream, or coastline). A licensed surveyor can confirm this from the cadastral map and a physical site inspection. This step is especially important near the coast, rivers, or alongside major highways.
8. Confirm the Developer's Legitimacy
- Company registration number (verifiable with the Business Registration Service)
- Physical address — does it exist?
- Official website with company contact details
- Payment goes to a business paybill, till number, or company bank account — not a personal number
- Sales agent can be independently verified through the company's official contacts
Furaha Gardens: built for first-time buyers who want zero surprises
Title status stated in writing, stated utilities, clear pricing (KES 250,000 cash), and transfer fees disclosed separately. PIMC tells you exactly where the title stands before you pay a thing.
Before You Pay Anything
9. Do a Physical Site Visit
Visit the plot in person before you commit. Walk the boundaries. See the access road. Check the utilities on the ground. Talk to people in the area.
If you are a diaspora buyer or cannot travel, arrange for a trusted person — a lawyer, a family member you trust completely, or a licensed surveyor — to visit on your behalf and send you video and photos. Some developers (PIMC included) facilitate and cover the cost of site visits.
10. Confirm the Booking Terms Before Paying the Deposit
Before you pay a booking or reservation deposit:
- Get a signed reservation letter or booking form on headed company paper
- Confirm the deposit amount and the payment reference
- Understand what happens if you change your mind (cancellation/refund terms)
- Confirm the deadline for completing the full purchase agreement
Keep your M-Pesa receipt and all payment confirmations.
Completing the Purchase
11. Engage a Conveyancing Lawyer
Do not complete a land purchase without a registered advocate. Your lawyer will conduct their own independent title search, review or draft the sale agreement, advise on any unusual terms or risks, and oversee the transfer process at the Ministry of Lands registry.
Legal and transfer fees are approximately KES 25,000–55,000 depending on the transaction and the advocate. This is money well spent.
12. Review the Sale Agreement Carefully
Before signing, ensure the sale agreement includes:
- Exact plot details (title number, LR number, size, location)
- Full purchase price and payment schedule
- What is and is not included (transfer fees, legal fees, any utilities contributions)
- Timeline for title transfer
- Conditions for cancellation and any refund terms
- Seller's obligations (e.g., clearing any outstanding rates or charges on the land)
Do not sign anything you do not understand. Ask your lawyer to explain every clause.
13. Understand the Transfer Process
After signing the sale agreement and completing payment:
- The seller and buyer sign the transfer documents (Form LR208 for freehold or relevant form for leasehold)
- The conveyancing lawyer lodges the documents at the relevant County Lands Registry
- The Registry processes the transfer and issues a new title deed in the buyer's name
- The process typically takes several weeks to a few months, depending on the registry workload and whether all documents are in order
Follow up regularly with your lawyer on progress. Do not assume silence means everything is moving.
14. Budget for Outstanding Land Rates
Before transfer, confirm that there are no outstanding land rates (local county government charges) on the parcel. Outstanding rates can delay or block a transfer. The seller is typically responsible for clearing these before completion — confirm this in the sale agreement.
After You Own the Title
15. Safeguard Your Title Deed
Once you receive your title deed:
- Make several certified copies (ask an advocate to certify them)
- Store the original in a secure location — a bank safety deposit box, or at minimum a fireproof document box at home
- Keep digital scans in a secure cloud location
A lost title deed can be replaced, but the replacement process takes time and cost. Prevention is simpler.
16. Register for Land Rates
Contact the county government to register as the new owner for land rates purposes. This keeps you in good standing with the county and avoids future arrears.
Common Mistakes to Avoid
- Paying before seeing the title search result. The search takes minutes on Ardhisasa. There is no reason to pay before it is done.
- Relying on the seller's own search result. Always run your own independent search. A seller-provided search document can be fabricated.
- Confusing a sale agreement with a title deed. A signed agreement gives you a contractual right. The title deed gives you legal ownership. You need both, in sequence.
- Underestimating transfer and legal fees. Budget KES 25,000–55,000 on top of the land price.
- Buying without a site visit. Video calls and photos are helpful context but are not a substitute for a physical visit or surveyor confirmation.
- Rushing because of artificial urgency. Legitimate sellers do not need you to pay in the next hour. Real urgency (like a known milestone price increase) will be transparent and verifiable.
Frequently Asked Questions
Do I need a lawyer to buy land in Kenya?
You are not legally required to use a lawyer, but it is strongly advisable. The transfer process is technical, and errors or omissions can delay your title or create disputes. A conveyancing lawyer's fee is a small fraction of what they protect you from losing.
How long does the title transfer process take?
It varies by county and registry workload. In general, a straightforward transfer at a county registry takes between four weeks and three months. Your lawyer should be able to give you a realistic estimate for the specific registry.
What is the difference between freehold and leasehold land in Kenya?
Freehold land is owned outright with no time limit. Leasehold land is owned for a fixed term (often 99 years from when it was first granted). Both can be bought and sold. For residential plots in peri-urban and rural areas, freehold is most common. Your title deed will state the tenure.
Can I buy land in Kenya if I live abroad?
Yes. You do not need to be present in Kenya to complete a land purchase. You will need to grant a Power of Attorney to a trusted person in Kenya — usually your lawyer — to sign transfer documents on your behalf. All other steps (title search, payment, review of documents) can be done remotely.
What are land rates and who pays them?
Land rates are annual charges levied by county governments on landowners, based on the unimproved site value of the land. Before you complete a purchase, confirm with the seller that all outstanding rates on the parcel are cleared. After transfer, register with the county as the new owner and pay rates annually.
Start Right at Furaha Gardens
If you are looking for a first plot with no hidden surprises, Furaha Gardens in Malindi is built around exactly the things first-time buyers need: a title position stated plainly (registered mother title now, individual plot title on subdivision), stated utilities (graded all-weather access roads on site, mains water and power at the junction), clear pricing (KES 250,000 cash, KES 280,000 over 6–12 months), and transfer fees disclosed separately (approximately KES 25,000–55,000).
PIMC Global will share the title number for your Ardhisasa search before you pay anything. Book a site visit and PIMC covers your return Jambojet flight from Nairobi.
"Request the Furaha Gardens lot info pack — and work through this checklist with the details in hand." Call or WhatsApp 0709 180 656 or email hello@pimcglobal.co.ke.
Also read: How to Verify a Title Deed in Kenya (Step-by-Step) · 7 Land-Buying Scams in Kenya — and How to Avoid Them · Buying Land on a Payment Plan: How It Works in Kenya
