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Stamp Duty + transfer-cost calculator

Buying property in Kenya? Stamp duty is your single biggest acquisition cost after the deposit. 4% within municipalities, 2% outside, plus legal fees and registration. Type the price and location to see total cash needed at closing.

KES

1 = within municipality (4%). 0 = outside (2%).

%

Advocates Remuneration Order, typical 1-1.5% of price.

Result

Stamp Duty

KES 320,000

Legal fees

KES 120,000

Registration & search fees

KES 3,500

Total transaction costs

KES 443,500

Total cash needed

KES 8,443,500

Effective % on price

5.54%

By paybillke · Updated May 2026

Independent. Not affiliated with any company listed.

4% urban / 2% rural per Stamp Duty Act Cap. 480. Plus advocates fees per Remuneration Order.

Logic and copy © 2026 paybillke. Verified weekly. If you spot an error, use the report tool.

How we verify →

Stamp duty rates (Stamp Duty Act Cap. 480)

  • Urban (within municipality / city): 4% of the assessed value or sale price (whichever is higher)
  • Rural (outside municipality): 2%
  • Shares of unlisted companies: 1%
  • Mortgages / charges: 0.1% (capped at KES 50,000)

What "urban" means in practice

Anywhere within a city or municipal council boundary attracts 4%. Effectively all Nairobi, Mombasa, Kisumu, Nakuru, Eldoret, Thika, Machakos, Kiambu town, Ngong, and most peri-urban estates. If you're buying a shamba in your rural home village, 2%.

What's NOT included in this calc

  • Valuation fees: 0.5-1% of the property value, paid to the government valuer or registered valuer
  • Survey fees: KES 5k-50k depending on land size and county
  • Bank fees: if mortgage-financed, 1-2% origination + insurance
  • Property insurance: 0.2-0.5% of the property value annually

Stamp duty exemptions

First-time home buyer schemes through the Affordable Housing Programme have stamp duty waived. Inter-spouse transfers are also exempt. Inheritance transfers attract stamp duty unless via a probated will to a direct dependant.

Frequently asked

Is stamp duty negotiable?

No. The rate is statutory. The "value" can be debated though, KRA / Lands valuer assesses the higher of declared price or market value.

When is it payable?

On execution of the transfer document. Lands office will not register the transfer without proof of stamp duty paid.

Can I roll stamp duty into the mortgage?

Yes, most banks include stamp duty in the loan if your loan-to-value capacity allows. Check that your monthly payment still works at the higher principal.

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