Last verified: September 2026
A deed plan shows one parcel’s exact boundaries and beacon coordinates. A Registry Index Map (RIM) shows how every parcel in an area sits next to its neighbors. You need both to confirm that a parcel exists where the seller says it does and that its boundaries don’t overlap someone else’s. A copy of a survey plan from Ardhisasa’s Sale of Survey Plans module costs around KSh 200. A physical RIM map sheet from a Survey of Kenya office is officially priced at KSh 150 to 300.
Before you start: get your own copy of both documents from the Survey of Kenya or Ardhisasa. Never rely on a copy the seller hands you.
What a deed plan is
A deed plan is extracted from the original survey plan that a licensed surveyor prepares for a parcel. It shows the parcel’s dimensions, its boundary beacons and the fixed coordinates those beacons sit at. The title deed references it as the graphical description of what the title covers. The title deed proves who owns the land. The deed plan proves its shape and size on the ground.
Only registered surveyors can place boundary beacons, and they check their work against the Survey of Kenya’s reference coordinate database. If a seller’s deed plan and the beacons on the ground don’t match, stop and investigate before you pay anything.
What a Registry Index Map is
A RIM is the cadastral map the Survey of Kenya keeps for each registration section or block. It shows the position, shape and size of every registered parcel in that area, along with roads and public spaces. A RIM uses the “general boundary” system, so it is approximate and not a legally exact set of coordinates.
Its value is that it shows everything at once. It is how you catch overlapping parcels, double allocations, encroachments, or a parcel that sits partly in a riverbed or road reserve. A single deed plan cannot show you any of that.
Deed plan, RIM and title deed compared
- Deed plan: one parcel, exact boundary coordinates. Use it to confirm the plot’s size and shape.
- Registry Index Map: a whole registration section, approximate boundaries. Use it to confirm the parcel exists where claimed and doesn’t overlap its neighbors.
- Title deed: the ownership document. It references the deed plan and does not replace it.
How to get a deed plan or RIM extract
Apply at the Survey of Kenya headquarters in Nairobi (Ruaraka, off Thika Road), at your county’s Survey office, or online through Ardhisasa’s “Sale of Survey Plans” module under the Survey and Mapping Department. Bring the title deed or the parcel’s Land Reference number, plus your national ID or passport.
The Ministry of Lands’ service charter lists a RIM map sheet at KSh 150 (small) to KSh 300 (large), sold on the spot, and the Ardhisasa digital search at around KSh 200. Private surveyors and some third-party guides quote KSh 2,000 and up for a certified extract or a fresh beacon re-survey. That is a different and more involved service than buying a copy of the existing map, so ask what exactly you are paying for.
Watch out for: a deed plan that doesn’t match the beacons on the ground
If the beacons on the plot differ from the deed plan, or the Registry Index Map shows a neighbor’s boundary running through your parcel, stop and resolve it before you pay a deposit.
Frequently asked questions
Do I need both a deed plan and a RIM check?
Yes. The deed plan confirms the parcel’s shape and size. The RIM confirms it sits where the title says and doesn’t overlap a neighbor. Buyers who skip the RIM check sometimes find out after paying that their parcel overlaps three others.
Can I trust the deed plan the seller gives me?
No. Get your own copy directly from the Survey of Kenya or Ardhisasa. A seller’s copy can be outdated, altered or for the wrong parcel.
Is this the same as a land search?
No. A land search confirms who owns the parcel and what is registered against it, such as caveats, charges and restrictions. A deed plan or RIM check confirms the physical boundaries. Full due diligence needs both.
What is a deed plan in Kenya?
A deed plan is the survey diagram attached to a title that shows one parcel’s exact boundaries and beacon coordinates. It tells you where the parcel physically sits, which the wording of a title deed alone does not.
What is a Registry Index Map (RIM)?
A Registry Index Map shows how every parcel in an area sits next to its neighbors. Checking it confirms the parcel exists where the seller says it does and that its boundaries do not overlap another plot.
How much does a deed plan or survey plan copy cost?
A copy of a survey plan from Ardhisasa’s Sale of Survey Plans module costs around KSh 200. Get your own copy directly from the Survey of Kenya or Ardhisasa rather than relying on the seller’s copy.
See also: How to Do a Land Search in Kenya, How Land Registries in Kenya Are Organized, Title Numbers and Parcel Numbers in Kenya, The Complete Guide to Verifying Land and Title Deeds in Kenya. Also read: How to Confirm a Land Surveyor Is Licensed in Kenya.
Sources: Ministry of Lands, Land Registration Act, 2012.
Paul researched Kenya’s land verification process in depth to build this guide, drawing on Ardhisasa’s official documentation and Kenya’s land registration regulations. Questions or corrections: admin@landtitlehub.co.ke.
Leave a Reply