Kenya Land Ownership Guide for Ugandan Investors

Can a Ugandan buy land in Kenya?

Yes, but not freehold. A Ugandan citizen is a non-citizen under Kenyan land law, and non-citizens can hold land only on leasehold. A 2012 law-firm note from Hogan Lovells and Anjarwalla and Khanna says Article 65 of the Constitution limits non-citizens to leasehold of not more than 99 years, and that section 107(3) of the Land Registration Act repeats the limit for leases granted to non-citizens. The same note says a body corporate is a citizen only if it is wholly and exclusively owned by citizens, so a company with any foreign shareholder counts as foreign, while foreign directors alone do not.

Treat that note as a guide, not the current statute. It is from September 2012, and we could not open the Constitution text on the official site when we wrote this page. Ask a Kenyan advocate to confirm the position for your deal. Our side-by-side of all four countries is buying land in East Africa as a foreigner: compared.

How does Kenya compare with Uganda?

The two countries use the same basic idea for foreign buyers, a lease capped at 99 years, but they differ in detail. Uganda is the baseline we read in the statute: section 41 of the Land Act (2023 revised edition) lets a non-citizen acquire a lease, caps it at 99 years, bars mailo and freehold holdings, and counts a company as a non-citizen if non-citizens control it or if its articles do not restrict share transfers to non-citizens.

For the Ugandan rules in full, see can foreigners own land in Uganda. For a tenure comparison between the two countries, see Uganda vs Kenya land tenure compared. Kenyans buying in Uganda can read can a Kenyan buy land in Uganda.

Were foreign freeholds converted in 2010?

This is the question behind the old search "can a foreigner own freehold land in Kenya". The Hogan Lovells note says Article 65 limits non-citizens to leasehold, so a foreigner who held freehold or a longer lease has an interest that is reduced to a 99-year lease. It adds that neither the Constitution nor the land laws say when the 99 years begin, and that its own assumption is 27 August 2010, the date the Constitution came into force. That is an assumption by the authors, not a rule, and other sources disagree on the legal basis and date, so we do not state a start date as fact.

The note also says a Kenyan citizen who buys from a foreigner buys only the remaining 99-year leasehold, with no way to upgrade it to freehold, and that on expiry the land is offered to the previous lessee only if that lessee is a citizen (Land Act, section 13(1), as in 2012). If you are buying a leasehold, ask how many years remain, and ask for the lease document and the registry search.

How much is stamp duty on land in Kenya?

EY reports that land registrars were directed on 5 April 2024 to charge 4% stamp duty on transfers of land within gazetted towns and municipalities, following a list of such areas published by the Council of Governors on 4 April 2024. The directive took effect immediately, according to EY. The EY page does not give the earlier rate or the rate for land outside gazetted areas.

Several guides quote 2% for rural land, but we could not open an official source for that figure, so we do not state it as a rule. Ask the registry or your advocate which rate applies to your parcel, and what value the duty is charged on. For comparison, Uganda charges 1.5% of the valuer's value on a land transfer as of November 2026. Rates and directives change, so confirm before you pay.

How do I search and check a title in Kenya?

Kenyan land records are moving to a digital system called Ardhisasa. We have not verified the fees or steps from an official page, so we do not quote them here. Our page Ardhisasa land search in Kenya: how it works sets out what we know and where we are unsure. As in Uganda, the sound approach is to search the title, check the seller's identity and the lease terms, confirm any consents, and use a local advocate. Fake titles are a known risk across the region, so read land scams across East Africa.

If you plan to buy with relatives or friends, see co-owning land for the general risks, and remember that in Kenya a company with a foreign shareholder is treated as foreign.

Are Kenyan estate agents licensed?

Yes. The Estate Agents Registration Board (EARB) says only registered and licensed agents with a current practising annual certificate may conduct estate agency. Its registration steps ask for certified copies of qualifications, a national ID or passport and a Certificate of Good Conduct, an application, vetting, an interview, and then a registration certificate with a unique number. Its member portal lists individual requirements including a minimum KCSE certificate, two years of experience, a recommendation from a registered agent and Kenyan citizenship.

EARB's own pages give different fees, one saying KSh 1,000 for registration and another listing an application fee, an interview fee, a registration fee and an annual practising certificate, so we do not quote a figure. The portal we read does not show a public tool for checking an agent. Read how to check a Kenyan property agent is registered for the steps we suggest, and estate agents and brokers in Nairobi: how to choose one.

Where do I find Nairobi renting and agent guides?

We have no for-sale listings in Kenya, so our Kenya pages carry facts and rental guides. For renters and brokers there is houses and apartments for rent in Nairobi by estate, apartments for sale in Nairobi: areas, titles and costs and tenant rights in Kenya. Other country guides are Tanzania and Rwanda, and the East Africa hub links them all.

If you are a Kenyan agent, you can become a verified agent and also reach buyers looking at Uganda. If you want to see what is for sale in Uganda, search our listings. This page is general information, not legal advice.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 25 Decimals in Bunga at Ugx820m Buziga, Kampala · Plot UGX 820,000,000
• 470 acres in Kikyusa Kamira at Ugx10m per acre Kamira, Luwero · Farmland UGX 10,000,000 per acre
• 1 acre for sale in Kololo at $2,500,000 Kololo, Kampala · Plot UGX 9,250,000,000
• 150 acres in Kalongo Nakasongola at Ugx5.8m per acre Kalongo, Nakasongola · Farmland UGX 5,800,000 per acre
• 120 acres in Kisozi Nakaseke at Ugx6.5m per acre Nakaseke · Farmland UGX 6,500,000 per acre
• 300 acres Migyeera Nakasongola on tarmac at Ugx12m per acre Migyera, Nakasongola · Farmland UGX 12,000,000 per acre

In this section

• Ardhisasa Land Search in Kenya: How It WorksHow Kenya's digital land registry search works, with the fee and portal address marked unconfirmed until checked.
• Become a Verified Property Agent: KenyaFor Kenyan agents: hold current EARB registration, pass our National ID and selfie check, and refer Kenyan clients to verified Uganda deals.
• Houses and Apartments for Rent in Nairobi by EstateNairobi rentals by estate: Kilimani, Westlands, Kileleshwa, Karen, Lavington, Kasarani, Ruiru and more, with agents, tenant rights and landlord tax.
• How to Check a Kenyan Property Agent Is RegisteredEARB registration and practising certificate checks, the unregistered-agent problem and the fines. Dated Nov 2026.

Frequently asked questions

Related guides

• East Africa Property Hub: Uganda, Kenya, Tanzania, Rwanda
• Buying Land in East Africa as a Foreigner: Compared
• Tanzania Land Ownership Guide for Ugandan Investors
• Rwanda Land Ownership Guide for Ugandan Investors
• Ardhisasa Land Search in Kenya: How It Works
• Houses and Apartments for Rent in Nairobi by Estate