Total COSTS involved in purchasing land.

August 30, 2025 by

Collins Mutegi Njagi

Total COSTS involved when buying land.

When buying land, you’ll pay more than just the selling price. So have some extra cash for the following: -

1. Broker/Agent Commission (2% – 5% of the land price)

If you use a property broker or agent to help you identify and negotiate for the land, they usually charge a commission. This is a service fee for connecting you to the seller and facilitating the deal.

2. Surveyor fees - KES 5,000 - 30,000

When buying land, it's important to confirm the physical land on the ground matches what is shown on the title deed and survey map. Fees vary depending on the size and location of the land.

3. Land Control Board (LCB) Consent – KES 1,000

For agricultural land, the law requires that a sale agreement is approved by the Land Control Board. The board charges a standard fee of KES 1,000 to issue consent. Without this consent, the sale transaction is invalid.

4. Title Search – KES 500

Before buying, you must conduct a search at the Lands Registry to confirm the land’s legal owner, any existing encumbrances (like loans, caveats, or disputes), and whether the title is genuine. The search costs about KES 500.

5. Title Transfer & Registration – KES 500 + KES 5,000

After the sale, the title deed must be transferred to your name.

Transfer fee is usually KES 500.
Registration fee is about KES 5,000, depending on the registry and size of land.

These payments go to the Lands Registry to process and officially record the new ownership.

6. Legal Fees – About 2% of the land value

It’s advisable to hire a lawyer to draft and review the sale agreement, oversee the transaction, and ensure all legal requirements are met. Advocates in Kenya charge according to the Advocates Remuneration Order, usually around 2% of the property value on a sliding scale.

7. Stamp Duty – 2% - 4%

This is a tax charged by the Kenya Revenue Authority (KRA) when transferring property.

2% of the land’s value if the property is in a rural area.
4% of the land’s value if the property is in an urban area.

Stamp duty is one of the largest costs in the land purchase process.

8. Valuation Fees

Before you can pay stamp duty, the land must be valued.

Government Valuer (Mandatory): Charges about KES 500 for the official valuation that KRA will rely on.
Private Valuer (Optional): Some buyers hire a private valuer to cross-check the government’s report and ensure fairness in the valuation...

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DOs and DON'Ts when buying land

Why is Land Survey important?

Land survey is the process of measuring and mapping land to determine its boundaries, size, and features. It is important because it confirms legal ownership, prevents boundary disputes, and ensures accuracy in construction or land development.

When should I get a land survey?

Buying or selling land
Subdividing land
Resolving disputes
Building a home or fence
Applying for a loan against title deed

How much does land survey cost?

The cost depends on several factors such as size of land, location, terrain, type of survey (boundary, topographical, subdivision), and legal requirements. In Kenya, survey fees may also include government levies, registration fees, and stamp duty.

What documents do I need before a survey?

You will typically need: -

Copy of title deed or allotment letter
Land Registry map (RIM)
National ID and KRA Pin
Consent from Land Control Board (for rural property)

How long does survey take?

A basic boundary survey can take a few days, while subdivision and registration processes may take several weeks depending on approvals from lands offices.

Can survey help with land dispute?

Yes, a survey provides official measurements and maps that can be used as evidence in resolving disputes with neighbours in court.

Will I get my documents after the survey?

Yes, depending on the type of survey. For subdivisions, you will receive new mutation forms and updated title deeds. For boundary surveys, you will get a survey plan/map confirming your parcel details.

What is a cadastral survey?

A cadastral survey is a survey that establishes and records property boundaries in relation to the legal land register. It produces official maps and records used for issuing title deeds.

Do land surveys expire?

No, a survey itself does not expire. However, if land is subdivided, amalgamated, or new developments occur, a fresh survey may be required to reflect their changes.

Can I use old survey maps for new developments?

It’s not advisable. Old maps may be outdated due to changes in land laws, infrastructure, or subdivisions. Always request a current survey to avoid boundary or legal issues.

I have a title deed, is a survey really necessary?

Yes. A title deed shows ownership, but a survey confirms the exact location, size, and boundaries of the land. Many disputes occur because titles are not verified with proper surveys.

How do I know if my land has been surveyed?

Existence of survey beacons on the ground.
A survey plan/map from the Ministry of Lands or Survey of Kenya.
A registered survey number linked to your title deed.

What is the difference between freehold and leasehold land?

Freehold land: The owner holds it indefinitely; surveys establish boundaries for title deed registration.
Leasehold land: Ownership is for a set period (e.g., 99 years); surveys are required for allocation, renewal, or subdivision.

What is the difference between a land surveyor and a land valuer?

A land surveyor measures, maps, and defines land boundaries.
A valuer estimates the market value of land or property.

Both services are often needed in land transactions

Can I survey only a portion of my land?

Yes. If you want to subdivide or sell part of your land, a surveyor can measure and map only the portion in question, subject to Land Control Board approval.

What happens if Title Deed is different from actual land size?

Discrepancies can occur due to errors in older maps or encroachment. The surveyor will prepare a report, and you may need to apply for rectification at the Land Registry.

What is amalgamation?

Amalgamation is combining two or more land parcels into a single larger parcel.