How to do an official land search
You apply for a search by quoting the parcel number from the title. The registry returns a certificate of official search that shows the registered owner, the area, and any registered interests such as a bank's charge, a caution or a court inhibition.
Where to do it. In registries onboarded onto Ardhisasa (including Nairobi and Murang'a), searches are requested and paid for online. Elsewhere you apply at the county land registry with the search form, a copy of your ID and your KRA PIN. Do the search yourself or through your own advocate, not through the seller.
What it does not show. A search lists only what is on the register. It does not show unregistered claims by family members, people living on the land, boundary problems, or a defective history behind the current title. That is why buyers also visit the land, check the beacons with a surveyor, and ask for the parcel's history (the green card).
Platform status. The Law Society of Kenya said on 2 September 2026 that Ardhisasa had been unavailable since 1 September 2026, and counties turned to other record systems during the downtime. We found no notice that service had been restored as of 13 October 2026, so check before relying on an online search.
Differences by county
- Nairobi, Murang'a and onboarded Mombasa blocks: searches run on Ardhisasa.
- Other counties: manual searches at the land registry are still common, while counties are added to Ardhisasa in phases.
What to check
- Search in your own name or your advocate's, for the exact parcel number on the title.
- Check the owner's name against the seller's ID.
- Look for charges, cautions, inhibitions and restrictions.
- Repeat the search just before you pay or complete.
- For a company seller, also ask for its CR12.
Red flags
- The seller offers you "their" search instead of letting you do one.
- The search shows a charge, caution or court inhibition that the seller did not mention.
- The parcel number on the title does not exist on the register.
Sources differ
SOURCE 1
The Ministry of Lands service charter lists the issue of a search certificate as free of charge.
2025
SOURCE 2
Money254 reports a fee for searches requested online through Ardhisasa or eCitizen.
2024
Land search vs Green card
| Aspect | Official search | Green card |
|---|---|---|
| What it shows | Current owner and encumbrances on one date | The full history of entries |
| Who needs it | Every buyer | Buyers whose advocate wants the parcel's history |
Find property
Questions
How do I do a land search in Kenya?
On Ardhisasa where your registry is onboarded, or at the county land registry with the search form, your ID and KRA PIN.
How much is a land search in Kenya?
Sources differ on whether a fee applies; see the sources-differ note. Check the amount shown at payment.
How long does an official search take?
Online results can be quick when the system is working; manual searches take longer. Ardhisasa had an outage from 1 September 2026.
Can I do a land search on my phone?
Yes, through Ardhisasa or eCitizen in onboarded areas, when the platform is available.
Does a clean search mean the land is safe to buy?
Not on its own. It does not show unregistered claims or a bad history. Visit the land and have an advocate check the history.
Related terms
Sources
- 1. Ministry of Lands and Physical Planning service charter Ministry of Lands · checked 13 October 2026
- 2. All the taxes and fees you pay when buying or selling land in Kenya Money254 · checked 13 October 2026
- 3. Land Registration Act No. 3 of 2012 Kenya Law (National Council for Law Reporting) · checked 13 October 2026
- 4. LSK urges Ministry of Lands to issue update on Ardhisasa platform downtime Dawan Africa · checked 13 October 2026
- 5. Counties turn to digital land records amid Ardhisasa system downtime Kenyans.co.ke · checked 13 October 2026
- 6. Torino Enterprises Ltd v Attorney General [2023] KESC 79 Kenya Law (National Council for Law Reporting) · checked 13 October 2026
- 7. The Supreme Court tightens the requirements and obligations placed on the purchaser of land DLA Piper Africa (IKM Advocates) · checked 13 October 2026
Cite this definition
"Land search", Kenya Property Centre Property Glossary, last checked 13 October 2026, https://kenyapropertycentre.com/glossary/land-search
You may reuse this definition under CC BY 4.0 with credit to Kenya Property Centre and a link to this page.
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