By VorsaGroup Real Estate — Protecting Your Investments with Clarity, Integrity & Professionalism
Buying an apartment in Kenya is one of the most rewarding milestones—whether for personal living, rental income, or long-term growth. But it’s also a space where unsuspecting buyers lose millions due to fraud, poor documentation, or hidden structural issues.
At VorsaGroup Real Estate, we believe that a secure investment starts long before you sign the sale agreement. Proper due diligence protects your money, your peace of mind, and your future returns.
This guide outlines every critical check you must conduct before purchasing an apartment in Kenya.
1. Verify the Title Deed & Legal Ownership
Your first step is confirming that the seller actually owns what they are selling.
Key actions:
- Inspect the original title deed or certificate of lease
- Conduct an official land search via ArdhiSasa or the Ministry of Lands
- Confirm there are no charges, caveats, court disputes, or loans tied to the property
- Check remaining lease years (for leasehold properties)
VorsaGroup Tip:
Never rely on photocopies. Confirm the title details directly at the Lands Registry.
2. Confirm Land Rent & Land Rates Clearance
These unpaid charges automatically transfer to the new owner—you.
Ensure:
- There is a valid Land Rent Clearance Certificate (leasehold)
- The County Government has issued a Rates Clearance Certificate
- All arrears are fully settled
3. Review Zoning, Approvals & Compliance Documentation
Building approvals are among the biggest sources of disputes in Kenya.
Check:
- Zoning category (low-rise, medium-rise, high-rise)
- Approved architectural & structural plans
- NCA, NEMA & County approvals
- Whether the completed apartment matches approved plans
- Whether the development has a valid Occupation Certificate
Warning:
Unapproved floors or extra units often lead to future demolitions.
4. Conduct a Full Physical Inspection
A site visit reveals issues marketing brochures can’t show.
Inspect:
- Cracks, dampness, structural integrity
- Plumbing & electrical workmanship
- Water supply & storage systems
- Lift functionality
- Backup generator, security systems & access control
- Parking allocation and common areas
- Drainage & road access
Best Practice:
Bring a qualified engineer or home inspector. VorsaGroup can arrange one upon request.
5. Inspect Survey Maps & Boundaries
To avoid boundary disputes later, request:
- The Registry Index Map (RIM)
- Mutation maps
- A surveyor to re-confirm plot beacons and exact boundaries
6. Understand the Management Structure & Service Charges
An attractive apartment with poor management quickly loses value.
Before buying, confirm:
- Monthly service charge amount
- What the charge covers
- Current state of the sinking fund
- Quality of the property management company
- Pending repairs or upcoming major expenses
- House rules, parking rules, pet policies
- Copies of the Management Agreement and by-laws
VorsaGroup Insight:
A well-managed building appreciates and attracts better tenants — meaning higher rental returns.
7. Investigate the Developer or Seller
Especially crucial for new or off-plan apartments.
Check:
- Developer’s past completed projects
- Delivery timelines and quality track record
- Any history of lawsuits, delays, or controversies
- Authenticity of all approvals (NEMA, NCA, County)
Speak to homeowners in their previous developments if possible.
8. Review the Sale Agreement Thoroughly
Never sign a generic or rushed sale agreement.
A proper agreement must state:
- Exact unit number, size, and boundaries
- Payment terms and schedules
- Responsibility for service charge, connection fees, and utilities
- Penalties for delays
- What happens if approvals or titles fail
- Warranty or defect liability timelines
Let a conveyancing lawyer review everything first — it’s cheaper than fixing a bad purchase.
9. Understand All Fees & Taxes Before Purchase
Buying an apartment comes with extra costs, including:
- Stamp duty
- Legal fees
- Valuation fees
- Transfer fees
- Service charge deposits
- Lease preparation fees (if applicable)
Knowing these upfront helps you plan financially.
10. Registration & Transfer
Once due diligence is complete:
- Sale agreement is signed
- Transfer documents are lodged
- Stamp duty is paid
- The property is registered under your name
- You receive the new title or lease certificate
Only release the final payment after registration is complete.
Common Red Flags Buyers Should Never Ignore
- Seller refuses to show original documents
- Missing or questionable approvals
- No occupancy certificate
- Developer wants money before documentation
- Title deed details do not match ArdhiSasa records
- Unrealistically low prices
- Unclear service charge structure
- Missing beacons or unverified boundaries
If anything feels off, stop and consult a professional.
Final Thoughts from VorsaGroup
Buying an apartment in Kenya is a major life decision — but with proper due diligence, it can also be a highly rewarding investment.
At VorsaGroup Real Estate, we help homeowners, investors, and developers protect their assets with clarity, honesty, and professional oversight.
Whether you need:
✓ A title search
✓ A property inspection
✓ A service charge audit
✓ A management review
✓ Developer background verification
Our team is ready to guide you safely through the process.
