Last verified: September 2026
To verify a title deed on Ardhisasa, you create a free account, submit the parcel or title deed number along with a copy of your ID, and pay a KSh 1,000 search fee. The registered owner then has to approve your request in their own Ardhisasa account before your official search certificate is released — this usually takes 1 to 3 business days once they approve.
That owner-approval step is the part most guides skip, and it’s the most important thing to understand before you start: if a seller can’t or won’t get their approval through quickly, treat that as a serious warning sign, not a technicality.
What you’ll need before you start
- The title deed number or LR (Land Reference) / Plot number for the parcel
- A copy of your national ID
- Your own KRA PIN (needed to register an Ardhisasa account, if you don’t already have one)
- KSh 1,000 for the search fee, payable by M-Pesa, bank transfer, or card
Step 1: Create your Ardhisasa account
Go to ardhisasa.go.ke and register using your national ID number, KRA PIN, phone number, and email address. You’ll get an SMS to verify your phone number — once verified, set a password and log in to your dashboard.
Step 2: Submit the parcel details
From your dashboard, choose the land search option and enter the title deed or LR/Plot number the seller has given you. Upload a copy of your ID as part of the request.
Step 3: Pay the KSh 1,000 search fee
You can pay directly through the platform via M-Pesa, bank transfer, or card. Keep your payment confirmation — you may need it if you have to follow up.
Step 4: Wait for the registered owner to approve
This is the step that catches people out. The person currently registered as the owner gets a notification in their own Ardhisasa account and has to actively approve your search request before it proceeds. A genuine seller who wants to sell you land has every reason to approve this quickly.
If the owner delays, makes excuses, or denies ever receiving the notification, stop the transaction and investigate before going any further.
Step 5: Download your search certificate
Once approved, your results are processed and your official search certificate becomes available to download, usually within 1 to 3 business days. You’ll get an SMS when it’s ready.
What your results actually tell you
Your search certificate will show the registered owner’s name, the parcel size, and any encumbrances — things like a bank loan secured against the land, a caveat (a legal notice blocking transfer), or an ongoing dispute. Cross-check every detail against what the seller has told you. Any mismatch is worth pausing over.
Frequently asked questions
How long does an Ardhisasa search really take?
Once the owner approves, 1–3 business days. The unpredictable part is how long the owner takes to approve — a genuine, motivated seller usually does this within a day or two.
What if the parcel isn’t showing up on Ardhisasa at all?
Some counties and parcels aren’t yet fully digitized. You’ll need to conduct the search in person at the relevant county land registry instead.
Can I do this search without the seller knowing?
No — because the owner-approval step is built into the system, the registered owner will always be notified that a search has been requested. This is actually a safety feature, not an inconvenience.
Is KSh 1,000 the final cost, or are there hidden fees?
KSh 1,000 is the standard search fee as of this writing. Fees can change, so confirm the current amount on ardhisasa.go.ke before you pay. This page will be updated if it changes.
See also: The Complete Guide to Verifying Land and Title Deeds in Kenya and How to Spot a Fake Title Deed in Kenya: Red-Flag Checklist.
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.
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