50×100, Hectares, or Ploti (Buroti) Maguta Maguta? How to Decode Land Sizes in Kenya
50×100, Hectares, or Ploti (Buroti) Maguta Maguta? How to Decode Land Sizes in Kenya
Buying land in Kenya is a rite of passage. It is the ultimate investment goal for millions. But if you have ever scrolled through property listings in Nairobi, Kiambu, or Kajiado searching for that elusive “Ploti maguta maguta” (or as it is often called, “Buroti maguta maguta”), you have likely encountered a confusing mix of numbers.
One broker tells you the plot is “50 by 100.” The next ad promises a juicy “Buroti maguta maguta” deal. Another agent tells you the land is “10 Points” while the Title Deed says “0.045 Ha.”
If you are confused, you are not alone. The disconnect between “street terms” used by marketers and the “official terms” used by the Ministry of Lands is one of the biggest sources of friction in real estate. Worse, it is a loophole that dishonest sellers use to sell you less land than you think you are buying.
Today, we are going to break down exactly how land measurement works in Kenya, why the math matters, and introduce you to a free tool—Pima Ploti—that does the hard work for you.
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The “Eighth” Myth: 50×100 vs. 40×80
The most common unit of land for sale in Kenya is the “Eighth of an Acre.” But what exactly is an eighth?
Mathematically, one acre is 43,560 square feet. Therefore, an eighth (1/8) of an acre should be 5,445 square feet.
If you take a standard measuring tape, a 50×100 foot plot equals 5,000 square feet. This is widely accepted as an “Eighth” in Nairobi, even though it is technically slightly smaller than the mathematical eighth.
However, the real confusion starts with the rise of the 40×80 plot.
In many rapidly developing areas like Ruiru, Kamulu, and Joska, land prices have skyrocketed. To keep prices affordable for the average mwananchi, land selling companies started reducing the plot dimensions. They created the 40×80 foot plot (3,200 square feet).
Here is the catch: Many salespeople still refer to 40×80 plots as “Eighths” to market them as “Ploti maguta maguta” deals.
If you don’t do the math, you might think you are getting a standard deal, only to realize later that you bought 36% less land than you expected. This difference affects everything—from how big of a house you can build, to whether your septic tank will fit, to the future resale value.
So, how do you protect yourself? You need to convert those feet into official units.
Why Title Deeds Don’t Care About “Feet”
When you finally get your Title Deed from the Ministry of Lands, you won’t see “50×100” written anywhere. You won’t see “Acres” either.
Kenyan Title Deeds use Hectares (Ha).
The Hectare is the metric unit of area, and it is the standard for surveying in Kenya. This causes a massive headache for buyers. You view a Buroti maguta maguta that is advertised as “50×100,” but the search results at the land registry show “0.045 Ha.”
Is that correct? Is it too small?
Unless you are a walking calculator, it is hard to know.
• 0.045 Ha is approximately 0.111 Acres (A decent 50×100).
• 0.030 Ha is approximately 0.074 Acres (A 40×80).
Seeing “0.03 Ha” on a title deed might not raise an alarm if you don’t know the conversion, but it confirms you are buying a much smaller piece of land.
What on Earth is a “Point”?
If you deal with older land surveyors or brokers in rural areas (shamba dealers), you will hear the term “Point.”
“Hii shamba ni pointi kumi.” (This land is ten points).
A “Point” is not an official measurement unit found in any textbook. It is a colloquialism derived from the decimal system of acres.
In this system:
• 1 Acre = 100 Points.
• Therefore, 0.1 Acres = 10 Points.
So, if someone sells you a “10 Point” land, they are selling you a standard 50×100 (which is roughly 0.115 acres, or 11.5 points). If they sell you “5 Points,” that is roughly a 40×80.
It is a quick way to talk about land sizes without saying “zero point zero…” but it adds another layer of confusion for first-time buyers.
Don’t Let “Ploti Maguta Maguta” (or Buroti) Blind You
The phrase “Ploti maguta maguta” (or the Kikuyu variation “Buroti maguta maguta”) is powerful. It implies a plot is prime, oily (rich), and ready for immediate development. Brokers use it to create urgency.
But remember: Adjectives do not equal Area.
A plot can be “maguta maguta” because it is near the tarmac, but if it is only 40×60 feet, you need to know that before you pay. Don’t let the excitement of the deal distract you from the geometry of the land. Always verify the size independent of the marketing slogan.
Introducing Pima Ploti: The Solution
We realized that buyers needed a way to cut through the noise. You shouldn’t need a degree in Surveying to buy a plot in Kitengela.
That is why we built Pima Ploti.
Pima Ploti is a simple, mobile-friendly web app designed specifically for the Kenyan market. It handles the chaotic mix of units we use daily—Feet, Meters, Acres, Hectares, and Points.
Key Features of Pima Ploti
1. Instant Dimensions Conversion
You simply type the dimensions of the plot as advertised.
• Type: 50 (length) x 100 (width).
• Result: The app instantly tells you this is 0.046 Hectares and 0.115 Acres.
Now, when you look at the Title Deed, you can match the numbers instantly.
2. Reverse Search (From Title Deed)
Got a copy of a search result (Green Card) that says “0.08 Ha”?
• Select: “Total Area” mode.
• Type: 0.08 Hectares.
• Result: The app tells you this is 0.198 Acres (almost a quarter acre, or a 80×100).
3. The “Points” Calculator
We included a specific display for “Points” because so many locals use it. If you type in 50×100, the app will show you: “≈ 11.5 Points.” This empowers you to negotiate confidently with brokers using their own lingo.
4. Nairobi Standard Presets
Don’t want to type numbers? We added quick-tap buttons for the most common sizes:
• 50×100 (Standard Eighth)
• 40×80 (Low Cost Eighth)
• 100×100 (Quarter Acre)
Why You Must Use This Tool Before Signing
Real estate due diligence is more than just doing a land search. It is about physical verification.
In Kenya, “fencing” disputes are common. A seller might show you a beacon and say, “The land goes up to that tree.” But eyes can be deceiving.
Here is a pro-tip for using Pima Ploti in the field:
1. Carry a Tape Measure: Bring a 50m or 100m tape measure when viewing land.
2. Measure the Boundaries: Don’t just trust the beacons. Measure the physical distance between them in feet.
3. Input into Pima Ploti: Put those exact numbers into the app.
4. Compare: Does the Hectare value on the app match the copy of the Title Deed the seller gave you?
If the app says 0.035 Ha but the Title Deed says 0.045 Ha, the beacons on the ground have been moved, and you are buying “air.” Walk away or demand a re-survey.
Conclusion: Knowledge is Power
The Kenyan real estate dream is valid, but the path is paved with confusion. Whether you are looking to build your dream home, speculate on land in the counties, or settle down for farming, accuracy is your best defense against fraud.
Don’t let confusing units costing you millions of shillings. Find your Buroti maguta maguta, but verify it with Pima Ploti.
Bookmark Pima Ploti today. It is free, fast, and works right in your browser—no downloads required.
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Disclaimer: Pima Ploti is a tool for estimation and conversion. For legal boundary disputes and official beacon placement, always engage a licensed Government Surveyor.
