Most Kenyan land buyers walk into a site visit with the wrong questions. Not bad questions — just the obvious ones. What’s the price? How big is the plot? How long is the payment plan? Every developer is ready for those. They’ve answered them a thousand times.
The questions that actually separate a good land purchase in Kenya from a bad one are different. They take longer to answer, sometimes need a document produced, and occasionally cause the sales team to get vague. That vagueness is information.
Here are five questions to ask before signing anything when looking for land to buy in Kenya — whether near Nairobi or anywhere else in the country.

1. Can I see the Ardhisasa title search before paying a deposit?

Not after. Before.
Kenya’s land registry now runs on the Ardhisasa platform at ardhisasa.go.ke. An official title search confirms the registered owner, any cautions or loans against the title, and the full transfer history. A clean result means the land is what the seller says it is. A complicated result — multiple cautions, a name that doesn’t match the developer, an unregistered charge — needs explanation before money moves.
Any developer selling genuine land to buy in Kenya should produce this within twenty-four hours. Developers who delay, ask for payment first, or say the search “takes time” are either disorganised or hoping you commit before seeing something you’d want to question. At Migaa, Ardhisasa search results are shared before any deposit is requested.
The legal differences between title types are covered in freehold vs leasehold land in Kenya — worth reading before any title search so you know what to look for.

2. Is the green space in the master plan or just on the brochure?

This applies to any estate that shows you parks, open land, or recreational space in its pitch.
There are two types. The first is designated in the county-approved Physical Development Plan as permanent open space — it cannot be built on without going back through the county government approval process. The second is developer-owned land shown as green in phase one marketing, but which can be sold as additional plots in phase three when cash gets tight.
Ask to see the county-approved PDP. Ask whether the developer retains any development rights over the open areas. Vague answers mean the green space is discretionary.
Migaa’s 50% open space — 387 acres out of 774 — is structural, not a marketing promise. Two rivers run through the estate. The golf course, natural dams, and open corridors are not buffer zones waiting to be sold in a later phase.

3. What percentage of infrastructure is actually complete right now?

Not what’s planned. What’s done today.
Walk the site and ask to see: the water reticulation network (not a standpipe — the full distribution system), the electricity connection (not “KPLC is coming”), the internal roads (graded murram or cabro-paved), and the security perimeter (full boundary wall or just a gate on one road with open boundaries on the rest).
At Migaa, the honest answer is approximately 70% complete. The golf course back nine, boundary wall, water reticulation, power supply, and fibre cabling are done. The hospital and commercial centre are still developing. We say that in every conversation because buyers who know it upfront make better decisions than those who discover it later.
Current infrastructure completion status is updated regularly on the Migaa project progress page.

4. What does the sale agreement say about your deposit if delivery fails?

The sale agreement is the document that governs everything. Not the brochure. Not the WhatsApp message chain. Not the verbal promise on the site visit.
Before signing anything for land to buy in Kenya, your own conveyancing advocate — not the developer’s lawyer — should review the agreement. What are the developer’s obligations and on what timeline? What constitutes a breach? What is your recourse and how long does it take? Refund terms, penalty clauses, and dispute resolution all need to be in writing.
Most buyers skip independent legal review. Most developers know this. Get your advocate to read it. The cost is KSh 10,000 to KSh 25,000 and that money has saved multiple buyers from discovering uncomfortable clauses after they’ve already committed KSh 2 million.

5. Can you connect me with someone who already bought and built here?

This is the question that requires confidence to ask, and the answer tells you more than any marketing document.
A developer with satisfied buyers can connect you with existing residents — not a testimonial on their website, but an actual conversation with someone living on the estate. Most developers hesitate at this request. The ones who say “come on a Saturday, there are residents who’ll talk to you” are not worried about what you’ll hear.
At Migaa, over 250 families are already living and building on the estate. Site visits on weekends regularly turn into conversations with residents who bought two or three years ago. We encourage those conversations specifically because they do more for a genuine decision than anything we could say.
Diaspora buyers have a specific set of additional questions. The full process is covered in how to buy land in Kenya from abroad.
For current plot options at Migaa, see plots for sale in Kiambu County.

Frequently asked questions

How do I check if land in Kenya has a genuine title deed?
Run an official search on the Ardhisasa platform at ardhisasa.go.ke using the land reference or title number. The search shows the registered owner, any cautions or charges, and the transfer history. Do this before any payment — not after.
What should I look for in a Kenya land sale agreement?
Have your own conveyancing advocate review: the developer’s delivery obligations and timeline, what constitutes a breach of contract, refund terms if delivery fails, stamp duty responsibility, and the dispute resolution mechanism. Do not rely on the developer’s lawyer to protect your interests.
Is it safe to buy land in Kenya on a payment plan?
Yes, if the sale agreement is reviewed by your own advocate, the deposit is paid against a specific plot number (not a general reservation), and the title transfer process is clearly documented. Payment plans are standard across Kenya’s land market — the risk is in unclear contracts, not the instalment structure itself.