How to Do a Land Search on eCitizen in 2026: Step-by-Step Guide

How to Do a Land Search on eCitizen 2026 | Step-by-Step

Planning to buy land in 2026? Before you hand over any money, a land search tells you exactly who owns that property and whether it has any problems. Here's how to do it yourself on eCitizen—or why you might want someone else to handle it.

What Is a Land Search?

A land search is an official check of land ownership through government records. It reveals:

  • The registered owner (confirms the seller actually owns the land)

  • Title number and parcel size

  • Any encumbrances like bank charges, court orders, or disputes

  • Cautions or restrictions that could block transfer

The search generates a "Certificate of Official Search"—the document your lawyer, bank, or SACCO needs for due diligence.

eCitizen vs Ardhisasa: Which One in 2026?

Kenya's land records are split between two systems, and the process varies by location:

For Ngong and Kikuyu properties: You must visit the physical land registry. The online systems don't fully cover these areas yet, so you'll fill a search form manually at the registry, then pay KSh 1,000 via ArdhiSasa and submit the payment slip with your form.

eCitizen: Handles properties in registries not yet fully digitized. Used for legacy system searches in areas outside fully migrated zones. Note that eCitizen charges a KSh 50 facilitation fee on top of the search cost.

Ardhisasa: Covers Nairobi and selected regions with fully digitized titles. Searches here can be near-instant after payment.

Check with the Ministry of Lands which system and process applies to your specific property before starting.

What You Need Before Starting

For Physical Registry Searches (Ngong, Kikuyu):

  • Your Kenyan ID

  • Correct title number or parcel number

  • Land registry and section details

  • KSh 1,000 for the search fee (paid via ArdhiSasa)

  • Time to visit the registry in person

For eCitizen Online Searches:

  • Active eCitizen account (linked to your Kenyan ID)

  • Correct title number or parcel number

  • Clear scanned copy of the title deed

  • KSh 1,000 for search fee + KSh 50 facilitation fee (M-Pesa or card)

Step-by-Step: eCitizen Land Search

Step 1: Log into eCitizen (ecitizen.go.ke) using your ID and password.

Step 2: Find "Ministry of Lands, Public Works, Housing and Urban Development" on the dashboard.

Step 3: Select "State Department for Lands and Physical Planning" then click "Search Land Ownership Records (RL27)."

Step 4: Fill in the property details exactly as they appear on the title deed. Double-check for typos—wrong numbers return wrong results or nothing at all.

Step 5: Upload a clear scanned copy of the title deed.

Step 6: Submit and wait for processing (usually 24 hours).

Step 7: Once notified, pay the KSh 1,000 fee via M-Pesa or card.

Step 8: Download your Certificate of Official Search as PDF.

Common Mistakes to Avoid

  • Wrong title number: Even small typos cause failed searches

  • Skipping physical verification: Online searches don't catch boundary disputes or physical encroachment

  • Not checking the seller: If buying from a company, do a separate eCitizen business search (CR12)

  • Relying on search alone: Always combine with site visits and lawyer review

Red Flags That Should Stop You

If your search shows:

  • Owner name doesn't match the seller

  • Existing bank charge (loan secured against the property)

  • Court orders or disputes

  • Cautions from third parties

Pause the transaction immediately. Get a lawyer's advice before proceeding.

The Easier Option: Let AMCCO Handle It

Here's what most buyers discover: doing land searches properly takes time, knowledge, and follow-through. One search isn't enough—you need to verify the seller, check boundaries, confirm zoning, and interpret results correctly.

At AMCCO Properties, we complete all due diligence before listing any property. Every plot we sell has:

  • Verified ownership through official searches

  • ArdhiSasa confirmation where applicable

  • Clear title with no encumbrances

  • Ready title deed delivered within 30 days

You can absolutely do your own search—and you should understand the process. But when you buy from AMCCO, the hard work is already done. You're not hoping the land is legitimate; you're investing in properties we've already verified.

Want land you can trust without the homework?

📞 Kikuyu: +254 701 293 199
📞 Ngong: +254 722 993 030
🌐 Website: amccopropertiesltd.co.ke

Whether you search yourself or let us handle it, the goal is the same: own land with confidence, not anxiety.

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