As land prices soar in Nairobi’s central business district and major suburbs like Kilimani and Lavington become unaffordable to many, Kenyans are flocking to emerging satellite towns such as Kamulu, Joska, and Kitengela. These areas, once dismissed as remote and underdeveloped, are now hotbeds of real estate speculation. But beneath the promise of affordability lies a complex web of risks and challenges that every prospective buyer must understand before investing.
The Allure of Satellite Towns
Satellite towns offer what Nairobi no longer can — relatively cheap land, minimal congestion, and hopes of a fresh start. For as little as KSh 400,000 to KSh 1.5 million, one can purchase an eighth of an acre in places like Kamulu or Joska. In Kitengela, prices are slightly higher but still appealing compared to Nairobi.
The arrival of infrastructure projects such as the dualling of Kangundo Road, increased water connectivity, and proximity to the Standard Gauge Railway have further increased interest in these zones.
However, while the deals sound attractive, a growing number of buyers are falling victim to fraud, poor planning, or bureaucratic delays.
Read Also: Boom or Bubble? Real Estate Speculation on Kangundo Road
Scams: The Rise of Phantom Plots
Land scams are rampant, especially in Joska and Kamulu, where “briefcase agents” and rogue land-buying companies trick buyers into purchasing non-existent or disputed properties.
In 2024 alone, the Ministry of Lands received over 2,500 complaints involving fraudulent land sales in Machakos and Kajiado counties. The scams take various forms:
- Double allocation of the same plot to different buyers.
- Use of forged title deeds.
- Sale of riparian land or land owned by deceased individuals with pending succession disputes.
Buyers often trust the seller’s word or rely on site visits without verifying land status at the Lands Registry. In some cases, brokers collaborate with corrupt officials to create fake records, making it difficult to differentiate genuine plots from frauds.
“I was sold land in Kamulu only to later discover it belonged to a community church,” laments James Mburu, a victim who lost KSh 700,000 in 2023.
Title Deed Delays and Murky Paperwork
Even after purchasing genuine land, many buyers in Kitengela and Joska report years-long waits for title deeds. The delay is often blamed on:
- Unprocessed mother titles by land-buying companies.
- Lack of county approvals for subdivision.
- Missing or non-existent mutation forms.
- Disputes over land boundaries.
Without a title deed, landowners cannot develop, secure bank loans, or even resell their property legally.
In Kajiado County, the Lands Ministry revealed that only 48% of registered buyers had received title deeds as of June 2025 — leaving thousands in limbo.
Zoning and Planning Headaches
Another hidden problem lies in zoning regulations — or the lack thereof. In Joska and Kamulu, entire estates are being developed in areas not yet designated for residential use.
Some land parcels are earmarked for agricultural or commercial use, but are sold as residential plots without change-of-user applications. This results in:
- Construction being halted by county authorities.
- Disruption of utility services like electricity or water.
- Ineligibility for NHIF- or SACCO-funded housing loans.
In Kitengela, rapid and unchecked development has led to encroachment into environmentally sensitive areas, sparking tension with Kenya Wildlife Service and NEMA.
What Every Buyer Must Do
Before buying land in any satellite town, experts recommend taking the following steps:
- Conduct an official land search at the Lands Registry (Ardhi House or county offices).
- Verify if the land has a clean title deed, not under a succession or legal dispute.
- Check zoning regulations with the County Physical Planning Department.
- Insist on survey maps, beacons, and site visits with a licensed surveyor.
- Work only with registered land-buying firms or agents and verify company registration with the Business Registration Service (BRS).
- Use a lawyer during the sale agreement and transfer process.
When “Cheap” Becomes Expensive
For many Kenyans, owning land is a dream. But when that dream is pursued blindly — driven by pressure from peers, social media ads, or false urgency from brokers — it can quickly turn into a nightmare.
The real estate gold rush in satellite towns isn’t inherently dangerous, but it is deeply under-regulated. Government agencies and county governments must step up to digitize records, crack down on fraud, and enforce zoning and environmental laws.
Buying land in Kamulu, Joska, or Kitengela may seem like a shortcut to homeownership — but it’s not a risk-free ride. The price may be affordable, but the legal due diligence, paperwork, and planning scrutiny are just as important as in any Nairobi estate.
Land is a long-term asset. Get it wrong, and you’ll be stuck in a maze of litigation, delayed construction, or even total loss. Get it right, and you’ll have secured not just a plot, but peace of mind.
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