How to buy a house in Kenya: the complete buyer's checklist

Buying a house combines everything that can go wrong with land, plus the building itself. Here is the order in which to do things, so you only pay once you have checked what matters.

1. Set your budget

• Decide whether you will pay cash, use a mortgage, or combine savings with a loan such as a SACCO loan.
• Budget for transfer costs on top of the price: stamp duty, legal fees, valuation and registration. See the cost of transferring property.
• If borrowing, get an indicative approval from a lender first so you know your limit.

2. Find the right house

Shortlist by commute, schools, security, water supply and future roads, not just the house. Visit at different times of day. Ask about service charges in gated communities and what they cover.

3. Check the seller and the title

• Get a copy of the title (freehold title deed or certificate of lease) and do an official search.
• Confirm the seller's identity, and for companies the CR12.
• For a house in a gated community, the property may be on a sectional title or a subleased plot. Ask your advocate to explain the structure.

4. Check the building

• Approvals: ask for the county-approved building plans and occupation certificate. Unapproved extensions can cause problems with lenders and the county.
• Structural inspection: hire a qualified engineer or building surveyor to check for cracks, damp, roof condition, plumbing and wiring.
• Utilities: confirm water, sewer or septic, electricity meters and any outstanding bills.

5. Agree terms and sign the sale agreement

Your advocate negotiates the sale agreement: price, deposit, completion period, what fixtures are included, vacant possession and who handles which consents. If you are borrowing, make the agreement conditional on mortgage approval.

6. Mortgage, valuation and consents

The lender will commission a valuation and its own legal checks. Meanwhile the seller's advocate gathers the completion documents: original title, signed transfer, rates clearance, land rent clearance and consent to transfer for leasehold, and spousal consent where applicable.

7. Stamp duty and registration

The government valuer assesses value for stamp duty, which you pay through KRA's system: 4% in municipalities, 2% outside. Your advocate then lodges the transfer (and any mortgage charge) for registration.

8. Completion and handover

On completion, the balance is released, keys are handed over and the property is in your name. Take meter readings, change the locks, transfer utility accounts and update the county rates records.

Frequently asked questions

How long does it take to buy a house in Kenya?

A cash purchase with clean documents can complete in about one to three months. With a mortgage, allow extra time for the lender's valuation, approval and charge registration.

Do I need an engineer to inspect a house before buying?

It is strongly recommended, especially for older houses or houses built in phases. Repairs to structure, roofing or drainage can be far more expensive than the inspection.

Can I buy a house in Kenya as a foreigner?

Yes, but non-citizens can only hold land on leasehold of up to 99 years, so the property's land interest will be leasehold. See freehold vs leasehold.