No. 03 · The observatory
Land and property registry
Land records digitise slowly. HM Land Registry extended its target to 2029.
- Status
- Open
- Rank
- 21 of 35 in the atlas
- Scored
- 2026-10-05
- Report
- Back to the study
- Rank
- 21 of 35, published score 55.0
- Scoring date
- 2026-10-05, reported 2026-10-09
- Buyable
- $0.7B buyable midpoint, $0.5B to $1.2B recorded legacy spend
- Factors
- size 2, pain 2.8, AI fit 4, lock-in 2.5, crowding 2.3
- Coverage
- none recorded; AI-native challenger recorded
Land and property registry
Ranked 23 of 35 at 55 out of 100.
Registers and recorder platforms for official land and property records.
What the evidence says
The checked evidence shows two bounded threads. HM Land Registry extended its mass-migration target to fiscal 2028-29. It must digitise 25 million records in differing formats. Vietnam’s national land-system programme ran past its original closing date.
Providers
The card checked three incumbents: Tyler’s Eagle Recorder, Harris and Kofile. El Dorado County retains Eagle Recorder under a perpetual licence. Harris reports a 65-county footprint across 15 states. Kofile reports work with more than 3,000 county governments. The figures mix licences, footprints and broad records projects. No ranking is supported.
Orbital is the recorded challenger. Its January 2026 post reports 200,000 supported real-estate transactions. It is a legal-diligence overlay, not a registry-core replacement. The AI-native label is vendor-attributed.
Sources:
- Orbital automates real-estate law with AI
- El Dorado Eagle Recorder continued agreement FY2025-26
- Harris Recording Solutions FAQ
- Harris Recording Solutions
- Kofile modernizes county records with AI on AWS
The pain
Large-scale land-record migration is slow and complex. HM Land Registry moved over 9 million of 25 million records by March 2026.
Vietnam’s unified land database ran past schedule. A mid-project software-design change and fiscal constraints contributed.
Sources:
Events
HM Land Registry’s migration is ongoing and partly successful. It uses an AI-assisted tool. It is not a failure of every registry.
Vietnam’s VILG project closed Moderately Satisfactory in June 2023. Its costs are not a like-for-like overrun.
Sources:
Limits
The HMLR quote sits inside the registry’s own report. The VILG account is multifactor, not a single-cause delay. Orbital’s transactions are not client organisations.
Sources:
- Kofile modernizes county records with AI on AWS
- Harris Recording Solutions FAQ
- El Dorado Eagle Recorder continued agreement FY2025-26
- Orbital automates real-estate law with AI
- HMLR Annual Report and Accounts 2025-26
- Vietnam VILG Implementation Completion and Results Report
In their words
we have decided that we need more time
Source: recorded speaker, undated
a considerably extended timeframe
Source: recorded speaker, undated
Relevant workflows
6 recorded openings. A missing mapped round is a coverage gap, not an empty field.
| Workflow | Index | Labour | AI use | Core | Mapped |
|---|---|---|---|---|---|
| Back-file conversion and redaction land-registry:backfile-digitization | 169 | $2.9B | 14% | non-core | 0 |
| Cadastral mapping and boundary maintenance land-registry:cadastral-mapping | 91 | $3.7B | 0% | non-core | 0 |
| Ownership change feed to assessor and tax office land-registry:ownership-sync-assessor | 74 | $1.1B | 0% | non-core | 0 |
| Title search, certified copies and public enquiries land-registry:title-search-copies | -109 | $3.8B | 0% | non-core | 6 |
| Document intake, fee receipting and indexing land-registry:intake-indexing | -384 | $6.7B | 25% | touches core | 0 |
| Examination, registration and requisitions land-registry:examination-registration | -534 | $3.6B | 0% | touches core | 0 |
Recorded providers
Provider claims carry their recorded kind and citations. Undisclosed figures stay undisclosed.
| Provider | Products | Parent | Claims |
|---|---|---|---|
| Tyler Technologies | Eagle Recorder | unknown | cl-land-rel-tyler (inference) source cl-land-inc-tyler (inference) source cl-land-m-tyler-fee (observation) source cl-land-m-tyler-undisclosed (observation) source |
| Harris Recording Solutions | Acclaim, Applause, RNS, Director | unknown | |
| Kofile | Kleio, Public records management | unknown | cl-land-rel-kofile (inference) source cl-land-inc-kofile (inference) source cl-land-m-kofile-counties (observation) source |
Recorded inputs
Raw scored inputs exactly as frozen. Values and units keep their recorded definitions.
| Factor | Input | Value | Count | Score |
|---|---|---|---|---|
| pain | keep_alive_share | unavailable | 6 | unavailable |
| pain | backend_failure_share | 0 | 51 | 1 |
| pain | app_rating_inverted | 2.796736 | 10 | 5 |
| pain | failed_rate | 0.3 | 10 | 2 |
| pain | s3_grade | weak | 1 | 3 |
| pain | mean | 2.75 | unavailable | 2.8 |
| lockin | award_duration_months | unavailable | 5 | unavailable |
| lockin | noncompetitive_share | unavailable | 5 | unavailable |
| lockin | replacement_duration_months | 60 | 5 | 4 |
| lockin | regulator_approval | 1 | 1 | |
| lockin | mean | 2.5 | unavailable | 2.5 |
| crowding | ai_native_traction | 2 | 2 | 2 |
| crowding | funding_per_billion | 107910219.09261136 | 6 | 4 |
| crowding | yc_2024_plus | 1 | 1 | 1 |
| crowding | mean | 2.3333333333333335 | unavailable | 2.3 |
| size | users_midpoint | 3065.5 | unavailable | unavailable |
| size | buyers_mid | 3308 | unavailable | unavailable |
| size | midpoint | 725603197.3468695 | unavailable | unavailable |
| ai_fit | mean | 3.8917391304347815 | 12 | 4 |
| ai_fit | unanswered | unavailable | 0 | unavailable |
Recorded sources
37 recorded citations. Each link lands on the sources catalogue.
| Source | Locator |
|---|---|
| El Dorado Eagle Recorder continued agreement FY2025-26 | agreement title and implementation history (extracted lines L49, L63-L64) |
| El Dorado Eagle Recorder continued agreement FY2025-26 | approval action and perpetual agreement terms (extracted lines L45-L49, L63-L67) |
| El Dorado Eagle Recorder continued agreement FY2025-26 | approved amount and period (extracted lines L49, L67) |
| El Dorado Eagle Recorder continued agreement FY2025-26 | checked county filing (extracted lines L45-L67) |
| Harris Recording Solutions | product suite and featured products (extracted lines L9-L16, L58-L77) |
| Harris Recording Solutions | service list and RNS notification naming (extracted lines L22-L27, L84) |
| Harris Recording Solutions | testimonials and go-live news (extracted lines L93-L95, L118-L140) |
| Harris Recording Solutions FAQ | Acclaim mapping (extracted lines L14-L19) |
| Harris Recording Solutions FAQ | Director management tool (extracted lines L33-L37) |
| Harris Recording Solutions FAQ | footprint figures (extracted line L12) |
| Harris Recording Solutions | recorder product suite (extracted lines L14-L16, L58-L77) |
| Harris Recording Solutions FAQ | historical acquisition count (extracted lines L39-L41) |
| Kofile modernizes county records with AI on AWS | record types and Kleio capabilities (extracted lines L239-L241, L251-L257) |
| Kofile modernizes county records with AI on AWS | county reach and attribution (extracted lines L240-L246) |
| Kofile modernizes county records with AI on AWS | county reach claim (extracted lines L239-L241) |
| Orbital automates real-estate law with AI | 2025 adoption figures and named customer (extracted lines L21, L35) |
| Orbital automates real-estate law with AI | AI architecture and processing figures (extracted lines L17-L21) |
| Orbital automates real-estate law with AI | author role (extracted lines L63-L65) |
| Orbital automates real-estate law with AI | date, author and operating results (extracted lines L10, L14-L21, L63-L65) |
| El Dorado Eagle Recorder continued agreement FY2025-26 | perpetual agreement and deployment (extracted lines L45-L49, L63-L67) |
| Kofile modernizes county records with AI on AWS | county reach (extracted lines L239-L241) |
| HMLR Annual Report and Accounts 2025-26 | migration scope and revised target (expanded report text) |
| Vietnam VILG Implementation Completion and Results Report | fragmentation context and software-design factor (extracted lines L385-L400, L1386-L1408) |
| Vietnam VILG Implementation Completion and Results Report | key dates and cost table (extracted lines L200-L205) |
| Vietnam VILG Implementation Completion and Results Report | outcome ratings (extracted lines L1238-L1255) |
| Vietnam VILG Implementation Completion and Results Report | software-design factor and outcome (extracted lines L1386-L1408, L1228-L1255) |
| HMLR Annual Report and Accounts 2025-26 | AI-assisted migration section (expanded report text) |
| Vietnam VILG Implementation Completion and Results Report | background and MPLIS/VBDLIS mapping (extracted lines L385-L400, L426-L428) |
| Vietnam VILG Implementation Completion and Results Report | software-design factor (extracted lines L1386-L1408) |
| Vietnam VILG Implementation Completion and Results Report | on-lending and optimistic-appraisal factors (extracted lines L1630-L1641) |
| Vietnam VILG Implementation Completion and Results Report | outcome and attribution (extracted lines L1228-L1255, L1695-L1717) |
| HMLR Annual Report and Accounts 2025-26 | |
| Vietnam VILG Implementation Completion and Results Report | |
| El Dorado Eagle Recorder continued agreement FY2025-26 | |
| Harris Recording Solutions | |
| Harris Recording Solutions FAQ | |
| Kofile modernizes county records with AI on AWS |
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