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Title and ownership

# Land Title Verification in Rwanda

Before you pay for any property in Rwanda, this is the single check that matters most — confirming the title is genuine, unencumbered, and actually belongs to the person selling it to you.

- Title verified
- Escrow-friendly process
- Virtual viewings
- Power of attorney supported

Land title verification in Rwanda centres on one reference number — the UPI, or Unique Parcel Identification code — and one question: does the person selling you this property actually have the legal right to do so?

## What we verify, specifically

1. UPI number match. The Unique Parcel Identification number on the title corresponds to the exact parcel being sold — not a similarly located but different plot.
2. Registered owner. The name on the title matches the person or entity selling the property, or there's a documented, legitimate chain (such as inheritance or corporate ownership) connecting them.
3. Dispute status. No recorded court case, family dispute, or competing claim against the parcel.
4. Encumbrances. No unpaid loan secured against the property, unresolved tax liability, or other financial claim attached to the title.
5. Physical boundary match. An on-site walk confirming the land's actual boundaries match the title's description — sizes and shapes can drift from paper records over time, particularly on older or informally subdivided land.

## Why sector, cell and district records still matter

Even with a digitised national land registry, local administrative records at the sector and cell level remain relevant — particularly for confirming a property's history, any local zoning designations, and whether local authorities are aware of disputes that haven't yet reached a formal court filing. Where relevant, we cross-check with local administration alongside the national registry rather than relying on one source alone.

## Common title problems we see

Problem | How it typically arises
--- | ---
Unregistered inheritance transfer | Original owner passed away and heirs never formally updated the title
Land sold to more than one buyer | Seller accepts deposits from multiple parties before registering a transfer
Boundary drift | Informal subdivisions or long-standing fences don't match the registered survey
Family co-ownership not disclosed | One family member sells without the knowledge or consent of co-heirs
Outstanding loan secured against the property | Property used as loan collateral, with the debt not disclosed to the buyer

For more detail on these patterns, see our guide on how to avoid property scams in Rwanda.

## What you receive

A written summary in plain language — not raw registry data — stating the registered owner, UPI confirmation, dispute status, and any issues found, along with our direct recommendation on whether to proceed, renegotiate, or walk away.

## Title verification is one part of due diligence

Confirming the title is genuine is necessary but not sufficient — you also need a sale agreement that actually protects you once you've confirmed the property is legitimate. See our sale agreement review page for that half of the process, or the full due diligence overview for how everything fits together.

Ready to verify a specific property? Request due diligence with the property's UPI number or title details.

FAQ

## Frequently Asked Questions

What is a UPI number in Rwanda?

UPI stands for Unique Parcel Identification — a unique code assigned to every registered parcel of land in Rwanda's land administration system. It's the primary reference used to look up a parcel's registered owner, size, and status.

Where does land title verification actually happen?

Through Rwanda's Land Management and Use Authority (the successor body to what was previously known as LAIS/RNRA land administration functions), which holds the digital land registry. We handle the lookup and interpretation on your behalf.

Can a title look clean on paper but still have problems?

Yes — this is why physical verification matters alongside the paper check. A title can appear correctly registered while the physical boundaries on the ground don't match, or while family members not listed on the title still have a customary claim.

How much does title verification cost?

It's included at no separate cost when you buy through us. As a standalone service on a property found elsewhere, cost depends on complexity — we quote before starting.

What if the seller refuses to provide the UPI number?

Treat this as a serious warning sign. A legitimate seller with a properly registered title has no reason to withhold the UPI number from a serious buyer.

## Want your shortlisted property's title checked?

Send us the UPI number or title details and we'll tell you what we find, in plain language.

Request Verification