Plot prices, title deeds, payment plans & buying land in Kenya.
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A Registry Index Map (RIM) is an official cadastral map used in Kenya's land registration system to identify and define parcels of land spatially.
It shows the location, boundaries, parcel numbers and relative position of individual parcels within a particular registration area.
A RIM normally provides:
The RIM is important because it provides the spatial reference for land parcels in the land registry. It helps land officials, surveyors, owners and buyers understand where a registered parcel is located and how its boundaries relate to neighbouring parcels.
For example, if a title deed identifies a property by a particular parcel number, the corresponding RIM can be used to locate that parcel on the cadastral map.
Think of them as different pieces of the same land-registration system:
RIM → Where is the parcel?
Shows the parcel's location and boundaries.
Green Card → What is the registration history?
Records the registered proprietor and dealings affecting the parcel.
Title Deed → Evidence of registered ownership
Issued to the registered proprietor as evidence of their registered interest.
Importantly, a RIM does not by itself prove ownership. It is primarily a mapping/cadastral record, while ownership is established through the land-registration records and title documents.
For land buyers, checking the title, registry records and the relevant survey/cadastral information together provides a much stronger basis for confirming a property before purchase.
Title deed transfers are processed promptly and efficiently once you complete your final payment.
Absolutely. We work closely with our diaspora clients to facilitate safe, transparent land purchases remotely. You can authorize a legal representative or family member to attend site visits, or manage documentation and payments securely through our company lawyer, using official communication channels and verified bank accounts.
In Kenya, “types of title deeds” can be understood mainly by the nature of the land interest being registered. The two main categories are freehold and leasehold, with sectional titles being a special form of ownership for apartments and other units.
A freehold title gives the registered proprietor ownership of the land for an indefinite period, subject to applicable laws, restrictions and interests registered against the land.
It is common for privately owned agricultural and residential land outside areas where leasehold tenure applies.
The State Department for Lands refers to the relevant register as the Land Register (Absolute Titles).
Example:
A 50 × 100 residential plot registered as freehold may be held by the owner indefinitely, rather than expiring after a specified lease period.
A leasehold title gives the proprietor rights to the land for a specified period, such as 50, 66 or 99 years, subject to the terms of the lease.
Leasehold land may be subject to conditions such as land rent, permitted use and other lease conditions.
The State Department of Lands has a separate Land Register (Leasehold) and an official Certificate of Lease.
Example:
A property may have a 99-year lease beginning in 1990. The remaining lease period would therefore be relevant when purchasing it.
This is particularly important for apartments, flats, offices, maisonettes and other developments divided into individual units.
Under Kenya's Sectional Properties framework, each unit receives its own registration. Depending on whether the underlying property is freehold or leasehold, the unit receives either:
The owner's title also includes their proportionate interest in the common property, such as corridors, lifts, parking and other shared areas.
| Type | What you own | Duration |
|---|---|---|
| Freehold | Land | Indefinite |
| Leasehold | Interest in land under a lease | Specified period |
| Sectional title | Individual unit + share in common property | Depends on underlying tenure |
One important point: “title deed” is not necessarily a separate third tenure category. For example, a sectional apartment can have a certificate of lease, while a freehold sectional unit can have a certificate of title. The Ministry's current forms expressly distinguish the two.
Also, when buying land, the type of title alone is not enough. An official land search should establish the registered owner and reveal encumbrances such as charges, cautions and restrictions.
Secrets Hidden in the Mother Title: Why Subdivision History Matters
When buying a plot created through subdivision, an extensive land search should go beyond the individual title. It should trace the mother title from which the plot originated and examine how the original parcel was subdivided.
This can reveal important information about the land's history, including the original acreage, previous ownership, registered charges or restrictions, cautions, disputes, easements, access roads and the subsequent subdivisions. It can also help establish whether the individual plot being sold can be properly traced back to the original parcel and whether the subdivision was properly documented.
In other words, don't just ask “Is this plot title genuine?” Ask “Where did this plot come from, and what happened to the mother parcel?”
A proper land investigation should therefore examine the current title, Green Card/land register, mother title, RIM, deed plan, survey records and subdivision history, where applicable.
This is an important distinction for someone buying a plot from a large subdivided parcel: the individual title may look clean while the history of the mother parcel can contain information that is relevant to understanding the transaction.