A complete walkthrough using eCitizen and Ardhisasa, with legal insights and fraud prevention tips
Verifying a title deed is one of the most important steps in any land transaction in Kenya. Whether you’re buying, inheriting, subdividing, or just confirming ownership, a title deed search ensures that the land is legally registered, free from encumbrances, and not subject to fraud or disputes.
Thanks to Kenya’s digitization efforts, you can now perform this search online—either through eCitizen or Ardhisasa, depending on where the land is registered.
Why You Must Verify a Title Deed Before Any Land Deal
- Avoid fraud: Over 10% of land transactions in Kenya involve forged or duplicate title deeds
- Confirm ownership: Ensure the seller is the legal owner
- Check for encumbrances: Loans, caveats, court orders, or disputes
- Protect your investment: A 10-minute search can save you millions in legal fees or losses
- Required for due diligence: Lawyers, banks, and valuers all require a valid search certificate
Option 1: How to Check a Title Deed via eCitizen (Most Counties)
What You Need:
- eCitizen account: www.ecitizen.go.ke
- Title deed number (e.g. Nairobi/Block 123/456)
- KRA PIN
- Scanned copy of the title deed (max 3.5MB)
- KSh 500 for the search fee
Step-by-Step Process:
- Log in to eCitizen
- Visit eCitizen
- Use your ID number and password
- If new, click “Create Account” and follow prompts
- Go to Ministry of Lands and Physical Planning
- On the dashboard, select “Ministry of Lands”
- Click “Get Service”
- Select ‘Land Search (RL27)’
- Choose the correct land registry (e.g. Nairobi, Mombasa)
- Enter the title deed number exactly as it appears
- Upload Supporting Documents
- Upload a scanned copy of the title deed
- Confirm parcel details and submit
- Pay the Search Fee
- Pay KSh 500 via M-Pesa, debit/credit card, or bank transfer
- You’ll receive a transaction ID via SMS
- Download the Results
- Within 1–3 days, log back in
- Go to “Application History”
- Download the Certificate of Official Search
What You’ll See:
- Registered owner’s full name
- Parcel number and size
- Encumbrances (e.g. loans, caveats, court orders)
- Lease/freehold status
- Registry and location
Option 2: How to Check a Title Deed via Ardhisasa (Digitized Parcels)
Ardhisasa is Kenya’s new digital land management platform. It’s currently active in Nairobi, Kiambu, and select counties.
What You Need:
- Ardhisasa account: ardhisasa.lands.go.ke
- Parcel number or title deed number
- KRA PIN and ID
- KSh 500 for the search fee
Step-by-Step Process:
- Create or Log in to Ardhisasa
- Visit Ardhisasa
- Register using your ID and phone number
- Verify via SMS and set a password
- Initiate a Land Search
- Select “Land Search” from the dashboard
- Enter the parcel number or title deed number
- Confirm location and registry
- Pay the Search Fee
- Pay KSh 500 via M-Pesa or card
- Wait for confirmation
- View and Download Results
- Ardhisasa will display:
- Owner’s name
- Land size and location
- Encumbrances
- Lease/freehold status
- Download the official search certificate
- Ardhisasa will display:
When to Use Which Platform
| Platform | Use If… |
|---|---|
| eCitizen | Land is in a non-digitized county |
| Ardhisasa | Land is in Nairobi, Kiambu, or digitized zones |
| Manual Search | Ardhisasa is unavailable in your county |
What to Do If the Search Reveals a Problem
- Wrong owner name: Stop the transaction immediately
- Caveat or encumbrance: Consult a lawyer before proceeding
- Duplicate title: Report to the Ministry of Lands or DCI
- Missing parcel: It may not be registered—seek legal advice
How Long Does It Take?
| Platform | Turnaround Time |
|---|---|
| eCitizen | 1–3 working days |
| Ardhisasa | Instant to 48 hours |
| Manual | 3–7 working days |
Cost Breakdown
| Item | Cost (KSh) |
|---|---|
| eCitizen land search | 500 |
| Ardhisasa land search | 500 |
| Manual search | 500–1,000 |
Final Tips for Safe Land Verification
- Always compare the online results with the physical title deed
- If details don’t match, pause the transaction
- For large purchases, involve a lawyer or licensed surveyor
- Never pay for land before verifying ownership
- Keep a copy of the Certificate of Official Search for your records
Final Word: A 10-Minute Search Can Save You Years of Trouble
In 2025, verifying a title deed in Kenya is fast, digital, and essential. Whether you’re buying, inheriting, or just confirming ownership, use eCitizen or Ardhisasa to protect your investment and avoid costly mistakes.
