SpaceKE Advisory · the deliverable

What a Site Verdict looks like

The Site Verdict is KSh 100,000 flat (≈ USD 830) for a document most buyers have never seen before they commit to it. So here is the whole shape of it, section by section, with the kind of finding each one carries.

In this illustration: 5 confirmed and 11 not confirmed or unverifiable. That ratio is deliberate. A report that only ever confirms things is a brochure, and a brochure is what you get when the seller pays for it.

  1. 1What you asked us

    The question you brought, written back to you in one paragraph, with the address or parcel it concerns and the date the engagement began. A dossier that does not restate the question can answer a different one without anybody noticing.

  2. 2The company behind it

    The registered entity actually selling the units, checked at the companies register: its registration number, its date of incorporation, its listed directors, and whether the name on the marketing is the name on the register.

    • ConfirmedThe selling entity is registered and active, and the name on the brochure matches the name on the register.
    • Not confirmedThe marketing name is a trading name. The contracting party is a different, more recently incorporated company. Both are named in the dossier so your advocate can ask why.

  3. 3Approvals and the construction authority

    The project’s registration with the construction authority, the county approvals it should hold at its stage, and any stop-order or compliance action on the public record.

    • ConfirmedRegistered with the construction authority, at a value band consistent with the scheme being marketed.
    • Could not verifyThe county approval could not be retrieved from the public counter in the engagement window. We say so, and we say what we tried, rather than leaving a blank that reads as a pass.

  4. 4Who is selling it to you

    The agent or marketer you are dealing with, checked against the estate agents register. We state what the register says; we do not grade anybody.

    • Not confirmedThe person marketing the units is not on the estate agents register. That is a fact about the register rather than an allegation, and it is one you are entitled to know before you pay a deposit.

  5. 5The independent video record

    Every verified tour of this project already published by a channel with no relationship to the developer, with the date each was filmed and who filmed it. This is the part we can do because the platform exists, and no report that starts from scratch can match it.

    • ConfirmedEleven independent tours across twenty-two months, from four unrelated channels, each dated and credited.
    • Not confirmedNo independent footage exists after a fourteen-month gap. We show you the gap; we do not tell you what it means.

  6. 6Our own site visit

    We go. Dated photographs and footage of what is physically there on the day we stood on it, with the time and the coordinates, plus what the neighbours and the site staff said when asked.

    • ConfirmedDated footage of the works as they stood on the visit date, shot by us, held on file and supplied with the dossier.
    • Not confirmedAccess to the upper floors was refused on the day. Recorded as refused, with the reason we were given.

  7. 7Title and encumbrances

    What the search returns on the parcel: the registered proprietor, the tenure, and any charge, caution or restriction sitting on it. Read alongside your advocate, never instead of them.

    • ConfirmedThe parcel exists, the tenure matches what is being sold, and the registered proprietor is the entity you would be contracting with.
    • Not confirmedA charge is registered against the title in favour of a lender. Ordinary for a project under construction, and something your advocate needs the discharge arrangements for in writing.

  8. 8Where your money would go

    The payment route you are being asked to use, described plainly: whose account, held by whom, released on what. If there is no escrow or advocate’s client account in the arrangement, the dossier says so in its own sentence.

    • Not confirmedPayment is to the developer’s own operating account with no escrow and no stage-release condition. This is the single most common finding in this section and the one most worth reading twice.

  9. 9What we could not confirm

    Gathered into one place rather than scattered through the document, because the things a report could NOT establish are what a buyer most needs to see in one view. Every line says what we tried and why it did not resolve.

    • Could not verifyThe completion date. Nobody can verify a future date, and any report that states one as a finding is selling you something.
    • Could not verifyWhether the price is fair. That is a valuation, it is a different profession, and we will tell you who does it.
    • Could not verifyThe financial standing of the developer. Filed accounts, where they exist, are historical and we say how old they are.
    • Could not verifyHow far along the build is, expressed as a percentage. We record dated footage of what was visibly there. We never turn that into a number.

  10. 10What this dossier is not

    A page of limits, in plain words: this is independent research and not legal advice, not a valuation, not a survey, and not a recommendation to buy or not to buy. Your advocate, your bank and your surveyor each do something this does not.

And then we call you

A document you read alone is half a deliverable. The engagement ends with a call to walk you through every line of it, including the ones that did not resolve, so you can decide what to ask your advocate next.

We are paid the same whether the answer is proceed or walk away. If we find a red flag and you walk, the fee carries to your next project for twelve months.

Have a project in mind?

Start with the free scoping call: twenty minutes with the person who would do the work, to say plainly whether this is worth your money.

See the advisory and book a call

Want to ask before you book?

Raheli can tell you what we already publish about the project you are looking at, and how the dossier would be put together, 24/7, with no personal details required.

Space Kenya is independent research, not an estate agent. Your purchase stays where it belongs: with you, the developer, your own advocate and your bank. Verify any agent on the EARB register and do your own due diligence.