How the online land registry works
Ardhisasa moves land registry work online. Users register with their national ID, then request searches, lodge transfers and other dealings, request stamp duty valuations and pay fees. Advocates, surveyors and valuers have their own roles on the platform; surveyors, for example, submit mutation forms through it.
Stamp duty. Since 27 November 2023, stamp duty on land transfers has been paid to the Ministry of Lands through Ardhisasa and eCitizen, rather than to the Kenya Revenue Authority through iTax. Valuations for stamp duty are requested and processed in the Ardhipay stamp duty module.
Where it applies. Nairobi and Murang'a registries run on Ardhisasa. Other counties are being added in phases: the ministry onboarded parts of Isiolo in July 2025, and from 20 July 2026 dealings on onboarded Mombasa blocks were moved onto the platform. Elsewhere, registry counters and paper records are still used.
Outages. On 2 September 2026 the Law Society of Kenya asked the ministry for an update after the platform had been unavailable since 1 September 2026, and counties turned to their own digital records during the downtime. We found no restoration notice as of 13 October 2026. Before planning a transaction around Ardhisasa, check whether it is working.
Who uses it. Owners and buyers use Ardhisasa for searches and to follow their applications. Advocates lodge transfers, charges and other instruments for their clients. Surveyors lodge mutations, and valuers handle stamp duty valuations. Each user signs in with their own account, so never share your login with an agent or caretaker.
Differences by county
- Nairobi and Murang'a: searches, transfers and most other registry dealings are on Ardhisasa.
- Mombasa: dealings on onboarded blocks moved to Ardhisasa from 20 July 2026; other blocks may still be handled at the registry.
- Isiolo: the first registration blocks were onboarded in July 2025.
- Other counties: most dealings still run through the county land registry while onboarding continues. Ask the registry which system applies to your parcel.
What to check
- Confirm whether your parcel's registry is on Ardhisasa before you start.
- Check the platform is up before booking a completion date.
- Make sure payments go only through the official eCitizen channel shown on the invoice.
- Keep screenshots and receipts of every application.
Red flags
- Anyone offering to "fast-track" your Ardhisasa application for cash.
- Payment requests to a number or account other than the official eCitizen channel.
- Look-alike websites that ask for your login details.
Find property
Questions
How do I register on Ardhisasa?
Sign up on the official Ardhisasa site with your national ID details and verify your phone number and email.
Is Ardhisasa down?
The Law Society of Kenya reported an outage from 1 September 2026. We found no restoration notice as of 13 October 2026; check the ministry's channels.
Which counties use Ardhisasa?
Nairobi and Murang'a, with more registries added in phases, including parts of Isiolo and Mombasa.
How do I pay stamp duty on Ardhisasa?
Request the valuation in the Ardhipay stamp duty module, then pay through the eCitizen channel shown on the invoice.
Related terms
Sources
- 1. Isiolo County onboarded to Ardhisasa Ministry of Lands · checked 13 October 2026
- 2. Government expands Ardhisasa rollout in Mombasa, moves more land transactions online Citizen Digital · checked 13 October 2026
- 3. LSK urges Ministry of Lands to issue update on Ardhisasa platform downtime Dawan Africa · checked 13 October 2026
- 4. Counties turn to digital land records amid Ardhisasa system downtime Kenyans.co.ke · checked 13 October 2026
- 5. Implementation of the Stamp Duty (Valuation of Immovable Property) Regulations 2020 Bowmans · checked 13 October 2026
- 6. KRA relinquishes stamp duty collection to Lands Ministry Business Daily · checked 13 October 2026
- 7. Change of stamp duty payment channel (public notice, November 2023) Ministry of Lands, Public Works, Housing and Urban Development · checked 13 October 2026
- 8. Online processing of mutation forms Ministry of Lands · checked 13 October 2026
Cite this definition
"Ardhisasa", Kenya Property Centre Property Glossary, last checked 13 October 2026, https://kenyapropertycentre.com/glossary/ardhisasa
You may reuse this definition under CC BY 4.0 with credit to Kenya Property Centre and a link to this page.
Something wrong or out of date?
Thanks, we'll check this.
You've sent several reports already. Please try again later.