How sectional titles work for flats
Before 2020, most Kenyan flats were sold on long sub-leases: the developer kept the title to the land and granted each buyer a lease of their unit. Banks and buyers found these hard to deal with, because the buyer's rights depended on the developer's title.
The Sectional Properties Act 2020 fixed this. A developer (or the owners) registers a sectional plan that divides the building into units and common property. Each unit then gets its own title, and the owners together form a management corporation that owns and runs the common areas such as stairs, lifts, parking and gardens. The corporation collects service charge from owners to pay for upkeep.
Converting old leases. The Act required existing long sub-leases of flats, maisonettes, townhouses and offices to be converted into sectional units within a set window after it came into force (see the figures box). Owners who paid stamp duty on the original lease do not pay it again on conversion. The window closed in late December 2022. We found no law extending it, although conversions still happen in practice and reports describe transactions held up by unconverted leases. Rules made in 2021 exempt some leases from conversion.
Affordable housing. Buyers of government affordable housing units receive a sectional title once the unit is fully paid.
What to check
- Ask whether the unit has a sectional title or is still on a long sub-lease.
- If it is a sub-lease, ask whether conversion has been applied for and who is handling it.
- Get the management corporation's service charge statement and any arrears.
- Check the sectional plan to see what is yours and what is common property (parking bays, rooftops, store rooms).
- Do an official search on the unit title.
Red flags
- A developer who cannot say when sectional titles will be issued.
- A unit sold on a sub-lease with no conversion plan.
- Large unpaid service charges, or no functioning management corporation.
Typical cost or timeline
Window to convert long leases to sectional units
2 years from the Act's commencement (closed December 2022)
As of October 2026
Ministry of Lands DLA Piper Africa (IKM Advocates) Oraro & Company Advocates
Sectional title vs Long sub-lease (older flats)
| Aspect | Sectional title | Long sub-lease (older flats) |
|---|---|---|
| What you own | Your unit plus a share of common property | A lease of your unit from the developer |
| Who runs the common areas | The owners' management corporation | The developer or a management company |
| Law | Sectional Properties Act 2020 | General land law; must be converted under the 2020 Act |
| Easy to mortgage? | Yes | Often harder |
Find property
Questions
What is a sectional title in Kenya?
It is a title for a single unit in a building, with a share of the common areas, created under the Sectional Properties Act 2020.
How do I get a sectional title for my apartment?
The developer or the owners register a sectional plan, then the registry issues a title for each unit. If your flat is on an old sub-lease, ask your management company about conversion.
Was the deadline to convert long leases extended?
We found no law extending it. Treat claims of a new deadline with caution and ask an advocate.
What is a management corporation?
It is the body of all unit owners in a sectional development. It owns and maintains the common areas and collects service charge.
Related terms
Sources
- 1. Notice on registration of sectional units (May 2021) Ministry of Lands · checked 13 October 2026
- 2. FAQs on sectional properties law in Kenya DLA Piper Africa (IKM Advocates) · checked 13 October 2026
- 3. General overview of the Sectional Properties Regulations: what's new Cliffe Dekker Hofmeyr · checked 13 October 2026
- 4. Conversion of long term leases to sectional units Oraro & Company Advocates · checked 13 October 2026
- 5. Actioning of sectional property law to delay further People Daily · checked 13 October 2026
- 6. Boma Yangu explains why affordable housing units are not available for rent Kenyans.co.ke · checked 13 October 2026
Cite this definition
"Sectional title", Kenya Property Centre Property Glossary, last checked 13 October 2026, https://kenyapropertycentre.com/glossary/sectional-title
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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