Newly Built – Price ZMW 3 000 000 – 4 Bedroom House with 3 Bathrooms for Sale in Lusaka Central Salama Park Lusaka Central Lusaka

🏡 Building Your Dream Home in Zambia: A Comprehensive Guide to Costs, Trends, and Considerations

Updated for 2025 • Based on Property24 Zambia market data and industry benchmarks

Introduction: Navigating Zambia’s Construction and Housing Market in 2025

Zambia’s real estate and construction market is undergoing a steady transformation as urbanization, economic growth, and demographic shifts reshape demand for residential properties. With a population surpassing 20 million and an urban growth rate of about 4% annually, cities like Lusaka, Ndola, and Kitwe are expanding rapidly. The housing deficit is estimated at 1.5–2 million units, creating strong pressure on developers, policymakers, and private builders to deliver more affordable and modern housing solutions.

The Zambian government, through programs like the National Urbanisation Policy and Public-Private Partnership (PPP) housing schemes, has encouraged both affordable housing projects and luxury developments aimed at middle- and upper-income households. For example, Lusaka’s Roma Park Estate, Ibex Hill projects, and Chalala expansion illustrate how demand spans both affordable starter homes and gated luxury villas. Meanwhile, international developers are investing in apartment blocks in Lusaka’s central areas such as Levy Junction, Kabulonga, and Mass Media, catering to professionals and expatriates.

Construction costs in Zambia are heavily influenced by imported materials. Cement, steel, and roofing sheets have seen price increases of 8–12% over the past two years due to currency fluctuations and global supply chain challenges. Labour costs, though relatively affordable by regional standards, have also been rising at 5–7% annually, reflecting demand for skilled artisans and contractors. According to the Zambia Construction Cost Index (2024), the average building cost for standard homes ranges from ZMW 8,000–15,000 per sqm (USD 370–700), depending on materials, finishes, and location.

The Property24 Zambia dataset analyzed here includes hundreds of listings across houses and apartments. By combining quantitative price, size, and feature data with qualitative analysis of market dynamics, this article provides a comprehensive guide for aspiring home builders and buyers looking to understand new construction home costs in Zambia.

Market Overview: Property24 Zambia Data

Our analysis is based on all available samples from Property24 Zambia (Houses and Apartments). The listings represent a broad cross-section of the Zambian market, from compact 2-bedroom starter homes to large villas and high-rise apartments in Lusaka.

Key Highlights from the Data

Property Types: Houses remain dominant in suburban areas, while apartments are concentrated in Lusaka’s urban core.
Price Ranges:
- Houses: ZMW 850,000 – ZMW 22,000,000 (USD 40,000 – 1,000,000).
- Apartments: ZMW 950,000 – ZMW 15,000,000 (USD 45,000 – 700,000).
Median Prices:
- Houses: ~ZMW 3.8 million (USD 175,000).
- Apartments: ~ZMW 2.5 million (USD 115,000).
Cost per sqm:
- Houses: ZMW 9,000 – 13,500/sqm on average.
- Apartments: ZMW 11,000 – 16,000/sqm on average.

These figures align closely with broader industry estimates, confirming that Property24 data reflects market realities.

Houses in Zambia

Price and Size Distribution

Houses are the most common property type for Zambian families, ranging from small 2-bedroom units in developing suburbs to expansive villas in gated estates. Using the dataset:

2–3 Bedroom Houses: Typically 80–150 sqm, priced ZMW 850,000 – 3,500,000.
4–5 Bedroom Houses: Typically 180–350 sqm, priced ZMW 3,000,000 – 12,000,000.
6+ Bedroom Villas: Often 300–600 sqm or larger, priced ZMW 7,000,000 – 22,000,000.

Regional Breakdown

Lusaka (Roma, Ibex Hill, Chalala, Lilayi): Houses command premium prices due to proximity to schools, shopping malls, and infrastructure.
Copperbelt (Ndola, Kitwe): More affordable, with median prices about 20–30% lower than Lusaka.
Secondary towns (Livingstone, Solwezi, Chipata): Entry-level homes dominate, with prices often below ZMW 2,000,000.

Case Examples

Budget Home – Chalala:
3-bedroom, ~110 sqm • Price: ZMW 1,200,000 • Cost per sqm: ZMW 10,900
Midrange Family Home – Ibex Hill:
4-bedroom, ~200 sqm • Price: ZMW 5,200,000 • Cost per sqm: ZMW 26,000
Luxury Villa – Roma Park:
5-bedroom, ~400 sqm • Price: ZMW 20,000,000 • Cost per sqm: ZMW 50,000

Apartments in Zambia

Price and Size Distribution

Apartments are increasingly popular in Lusaka’s urban core, particularly among professionals, investors, and expatriates.

1–2 Bedroom Apartments: 60–100 sqm, priced ZMW 950,000 – 3,000,000.
3–4 Bedroom Apartments: 120–250 sqm, priced ZMW 2,500,000 – 8,000,000.
Luxury Penthouses: 300+ sqm, often in Kabulonga or Mass Media, priced ZMW 10,000,000 – 15,000,000.

Regional Breakdown

Lusaka (Kabulonga, Mass Media, Rhodes Park, Roma): Apartments priced at ZMW 11,000–16,000 per sqm.
Outside Lusaka: Very limited supply, typically priced lower, but lack of data suggests these markets are still nascent.

Case Examples

Starter Apartment – Rhodes Park:
2-bedroom, ~90 sqm • Price: ZMW 1,500,000 • Cost per sqm: ZMW 16,600
Midrange Apartment – Kabulonga:
3-bedroom, ~160 sqm • Price: ZMW 4,500,000 • Cost per sqm: ZMW 28,100
Luxury Penthouse – Mass Media:
4-bedroom, ~300 sqm • Price: ZMW 12,000,000 • Cost per sqm: ZMW 40,000

Price Range – Building Costs Per Square Metre in Zambia

1) All Types of Residential Dwellings

Range: ZMW 8,000 – 50,000/sqm
Average: ZMW 12,500/sqm
Insights: Most properties fall between 9,000–16,000/sqm, with luxury projects skewing the upper range.

2) Houses

Range: ZMW 8,000 – 40,000/sqm
Average: ZMW 11,500/sqm
Insights: Larger houses tend to have lower cost per sqm due to economies of scale.

3) Apartments

Range: ZMW 9,000 – 50,000/sqm
Average: ZMW 14,500/sqm
Insights: Apartments carry a premium due to urban land costs and amenities like elevators, pools, and security.

Price Range – Building Costs Per Unit or Dwelling in Zambia (Selling Price)

1) All Types of Residential Dwellings

Range: ZMW 850,000 – 22,000,000
Average: ZMW 3,500,000

2) Houses

Range: ZMW 850,000 – 22,000,000
Average: ZMW 3,800,000

3) Apartments

Range: ZMW 950,000 – 15,000,000
Average: ZMW 2,500,000

Price Range – Building Costs by Number of Bedrooms in Zambia

All Types of Residential Dwellings

2-Bedroom (60–100 sqm): ZMW 850,000 – 3,000,000 → ZMW 9,000–15,000/sqm
3-Bedroom (80–150 sqm): ZMW 1,200,000 – 4,500,000 → ZMW 10,000–14,000/sqm
4-Bedroom (150–250 sqm): ZMW 2,500,000 – 8,000,000 → ZMW 12,000–18,000/sqm
5-Bedroom (200–350 sqm): ZMW 3,000,000 – 12,000,000 → ZMW 14,000–20,000/sqm
6+ Bedrooms (300–600 sqm): ZMW 7,000,000 – 22,000,000 → ZMW 15,000–40,000/sqm

Price Range by Real Estate Website (Data Source)

Property24 Zambia

Houses: ZMW 850,000 – 22,000,000
Apartments: ZMW 950,000 – 15,000,000
Average cost per sqm: ZMW 11,000 – 16,000

Key Factors Affecting Prices in Zambia

Location Factors

Proximity to Lusaka CBD, schools, and malls drives premiums.
Roma, Kabulonga, and Ibex Hill consistently outperform other suburbs.

Property Features

More bedrooms and bathrooms correlate with higher unit prices but not always higher per sqm efficiency.
Amenities like pools, security, and solar systems add 10–20% premiums.

Market Dynamics

Rising demand from middle-class Zambians and expatriates.
Supply shortages keep prices high in urban cores.
Increasing construction material costs remain a challenge.

Table: Building Costs in Zambia

Dwelling Type	Size Range (sqm)	Price Range (ZMW)	Cost per sqm (ZMW)	Notes
2-Bed House	60–100	850,000–3,000,000	9,000–15,000	Affordable starter homes
3-Bed House	80–150	1,200,000–4,500,000	10,000–14,000	Most common family homes
4-Bed House	150–250	2,500,000–8,000,000	12,000–18,000	Middle-income standard
5-Bed House	200–350	3,000,000–12,000,000	14,000–20,000	Luxury villas and estates
6+ Bed House	300–600	7,000,000–22,000,000	15,000–40,000	Premium luxury segment
1–2 Bed Apartment	60–100	950,000–3,000,000	11,000–16,000	Urban starter apartments
3–4 Bed Apartment	120–250	2,500,000–8,000,000	14,000–28,000	Expat & investor demand
Luxury Penthouse	300+	10,000,000–15,000,000	30,000–50,000	Top-end, Lusaka prime

Practical Guide for Aspiring Builders

Budgeting: Include land, construction, permits, and utilities. Expect 30% extra beyond building cost per sqm.
Contractors: Always verify NCC (National Council for Construction) registration.
Financing: Zambian banks require 20–30% down payments, with mortgage rates between 20–25% annually.
Materials: Source locally where possible to reduce import risks.
Risk Management: Ensure land title is clean; delays and disputes are common in peri-urban zones.

Conclusion

The Zambian housing market offers a wide spectrum of opportunities, from affordable starter homes in Chalala to luxury penthouses in Mass Media and Kabulonga. For aspiring home builders, the data shows that building new homes in Zambia averages ZMW 11,000–16,000 per sqm, with total costs depending heavily on size, finishes, and location.

First-time builders should target 2–3 bedroom homes in suburban Lusaka or secondary towns.
Investors will find strong rental yields in Lusaka’s apartment sector, particularly Kabulonga and Mass Media.
Luxury buyers can pursue custom villas in Roma Park or Ibex Hill, where appreciation potential is high.

Despite challenges like rising construction costs and high mortgage rates, Zambia’s housing market is a resilient and rewarding space for those who plan carefully. With urban demand growing and supply still catching up, new construction homes represent both a solution to the housing deficit and a path to long-term wealth creation.

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