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Kenya · Buy a house or apartment

Buying a house or apartment in Kenya from abroad

Short answer

Run the same title search, then confirm the house has its approvals and that the seller or developer owns the land it stands on; have an engineer inspect the structure. Off-plan fraud has hit diaspora buyers, including forged land reference numbers and units sold on land the developer didn't own.

Researched by Motherland from 9 sources · last checked 11 Nov 2026

General information, not legal advice.

Key facts

Each value links to its source and the date we checked it.

FactValueSource · as of
Stamp duty4% urban · 2% rural, on the higher of price or valuationSources · as of 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
Stamp duty paymentNational Stamp Duty Module on Ardhisasa since Feb 2026Sources · as of 11 Nov 2026K6 Understanding Kenya's National Stamp Duty ModuleAMCCO · checked 11 Nov 2026All sources
Land Control Board consentUsually required for agricultural landSources · as of 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
ContractorsMust be NCA-registered; public search on nca.go.keSources · as of 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026All sources

Buying a house or apartment

Run the same title search, then confirm the house has its approvals and that the seller or developer owns the land it stands on; have an engineer inspect the structure. Sources · as of 11 Nov 2026K1 Click, verify, own: Kenya's land registry goes digitalScience Africa · checked 11 Nov 2026K2 How to conduct a land search using Ardhisasa (2026 update)AMCCO · checked 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026All sources

Off-plan: check the developer first

Off-plan fraud has hit diaspora buyers, including forged land reference numbers and units sold on land the developer didn't own. Sources · as of 11 Nov 2026K13 Off-plan scams: from dream homes to dustNation · checked 11 Nov 2026K14 Off-plan housing 101: the approvals that may land you in troubleThe Standard · checked 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026All sources

Check that the developer's contractor is registered with the National Construction Authority (NCA), and that the project has county-approved drawings, a NEMA licence and NCA registration before you pay.

Stamp duty and other costs

Stamp duty is 4% of value in municipalities and gazetted towns and 2% in rural areas, on the higher of the price and the government valuation. Since February 2026 it's paid through the National Stamp Duty Module on Ardhisasa. Sources · as of 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026K6 Understanding Kenya's National Stamp Duty ModuleAMCCO · checked 11 Nov 2026K10 Inside Treasury's calculation on the stamp duty waiverThe Standard · checked 11 Nov 2026All sources

A proposal to waive stamp duty on transactions of KSh 1 million or less was reported in October 2026; check its status before relying on it.

Questions

How much is a land search?
Published guides quote different amounts for an Ardhisasa search. Confirm the fee on Ardhisasa when you pay. SourcesK2 How to conduct a land search using Ardhisasa (2026 update)AMCCO · checked 11 Nov 2026K3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026All sources
How much is stamp duty?
4% of value in municipalities and gazetted towns, 2% in rural areas, on the higher of the price and the government valuation. SourcesK3 Cost of buying land in Kenya 2026: every official feepaybillke · checked 11 Nov 2026K4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
Do I need Land Control Board consent?
Usually for agricultural land. Without it, the transaction can be void. SourcesK4 What are the requirements for land transfer in KenyaGlobal Law Experts · checked 11 Nov 2026All sources
How do I check an off-plan developer?
Check that its contractor is registered with the NCA and that the project has county-approved drawings, a NEMA licence and NCA registration, and confirm the developer owns the land. SourcesK14 Off-plan housing 101: the approvals that may land you in troubleThe Standard · checked 11 Nov 2026K15 Search registered contractorsNational Construction Authority · checked 11 Nov 2026All sources

Sources

Checked 11 Nov 2026.

  1. K1 Click, verify, own: Kenya's land registry goes digital · Science Africa · checked 11 Nov 2026
  2. K2 How to conduct a land search using Ardhisasa (2026 update) · AMCCO · checked 11 Nov 2026
  3. K3 Cost of buying land in Kenya 2026: every official fee · paybillke · checked 11 Nov 2026
  4. K4 What are the requirements for land transfer in Kenya · Global Law Experts · checked 11 Nov 2026
  5. K6 Understanding Kenya's National Stamp Duty Module · AMCCO · checked 11 Nov 2026
  6. K10 Inside Treasury's calculation on the stamp duty waiver · The Standard · checked 11 Nov 2026
  7. K13 Off-plan scams: from dream homes to dust · Nation · checked 11 Nov 2026
  8. K14 Off-plan housing 101: the approvals that may land you in trouble · The Standard · checked 11 Nov 2026
  9. K15 Search registered contractors · National Construction Authority · checked 11 Nov 2026

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Buying a house or apartment in Kenya from abroad (2026)