Buying a plot on the edge of Nairobi is one of the most common investments in Kenya, and the first step for many people planning to build. It is also where fraud is most common. This guide covers where people buy, what affects price, and how to buy safely.

Where people buy

Land inside Nairobi is scarce and expensive. Most buyers look at the growing towns around it:

  • Kitengela, Athi River and Syokimau - south-east, along the Namanga and Mombasa roads, close to JKIA and the SGR.
  • Kamulu, Joska and Malaa - east, along Kangundo Road, often among the cheapest.
  • Ruiru, Juja and Thika - north-east, along the Thika Superhighway.
  • Kikuyu, Limuru and Ruaka - north-west, closer to the city and pricier.
  • Ngong, Kiserian and Rongai - south-west.

What land costs

The common unit is a 50 by 100 foot plot - about an eighth of an acre. Prices vary hugely even within one area:

  • Plots far from tarmac roads in the outer areas are advertised from under KES 1 million.
  • Plots near town centres, main roads and services in places like Ruiru, Juja and Kitengela often cost several million.

What pushes prices up: a tarmac road nearby, water and electricity, being in a gated development, proximity to a town, and a ready title. Compare several listings in the same area, and be suspicious of any plot much cheaper than its neighbours.

Land companies and “ready titles”

Many plots are sold by land-selling companies that subdivide larger parcels. Some are reputable; others sell plots before the subdivision is approved or titles issued. Ask:

  • Is the individual title for my plot already issued?
  • Has the subdivision been approved by the county?
  • Are the beacons (boundary markers) in place?

The checks

  1. Do an official search. Ardhisasa covers Nairobi and some neighbouring counties; elsewhere, search at the county land registry. See Land search on Ardhisasa.
  2. Visit the land. Walk the boundaries, and talk to neighbours about who owns it.
  3. Check the survey map with a licensed surveyor to confirm the plot’s position and size.
  4. Check land rates and rent are paid, and ask for clearance.
  5. Check the use. Zoning, road reserves, riparian land near rivers, and planned roads can make a plot unbuildable.
  6. Use your own advocate, and pay into their client account or an escrow arrangement - never cash to an individual.

Costs on top of the price

  • Stamp duty - 4% in municipalities and 2% for rural land, of the value. See the stamp duty calculator.
  • Advocate’s fees, valuation, and Land Control Board consent for agricultural land.
  • Survey and registration fees.

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