Foreign appetite for Zambian real estate keeps growing, yet the law draws a clear line: foreigners may not own land outright. Instead, they can secure long-term leaseholds of up to 99 years, which, when structured well, give nearly all the benefits of ownership. This guide unpacks every rule, cost and shortcut a foreign investor should know in 2025.
Why Only Leasehold? Understanding Zambia’s Dual Tenure System
Zambia recognises two land tenures:
| Tenure | Share of national land | Who controls it? | Key point for foreigners |
| State land | ≈ 6 % | Ministry of Lands | Can be leased directly (titles already surveyed). |
| Customary land | ≈ 94 % | Traditional chiefs | Must be converted to state leasehold before a foreigner can hold it. |
Under the Lands Act, the President holds all land in trust for citizens, so foreigners must lease rather than own. Typical leases run 99 years and are renewable for the same term. (mjconsultants.co.zm, greenviewzambia.com)
Who Qualifies to Hold Land?
Foreigners can obtain leasehold only if they fit at least one legal exemption:
- Permanent residents with valid permits.
- Licensed investors approved by the Zambia Development Agency (ZDA).
- Companies incorporated in Zambia with ≥ 75 % Zambian shareholding.
- Presidential consent (rare, case-by-case).
- Short tenancies (≤ 5 years) or approved NGOs/co-operatives. (mjconsultants.co.zm, mondaq.com)
Practical tip: Many investors create a local company, allocate 25 % equity to Zambian partners, and buy land through that vehicle.
State vs Customary Land: Where Should You Look?
1. State Land – the Fast Track
- Already surveyed and titled.
- Located mainly in urban and peri-urban areas—ideal for factories, lodges, or logistics hubs.
- Lease offers processed directly by the Ministry of Lands.
2. Customary Land – Abundant but Slower
- Vast tracts available for farming, renewable energy or tourism.
- Conversion steps: obtain chief’s consent → council endorsement → Ministry approval → survey & title issuance.
- Expect longer timelines (6-12 months) and relationship management with local leadership. (mjconsultants.co.zm)
Step-by-Step Acquisition Process for Foreign Investors
| Step | Action | What to Prepare |
| 1. Identify land | Use registered estate agents or government land-banks. | Site plan, GPS coordinates. |
| 2. Due diligence | Title search on ZILAS to verify encumbrances and ground rent status. | Title number or plot ID. |
| 3. Submit leasehold application | File Form CT19 online via ZILAS; include project proposal & financial plan. | Shareholders’ IDs, investment licence, business plan. |
| 4. Secure consents | ZDA endorsement, chief & council consent (for customary plots). | Letters of support, council resolutions. |
| 5. Pay fees & register | Sign the lease, pay survey & registration fees. | Proof of payment, signed lease. |
The new Zambia Integrated Land Administration System (ZILAS) now handles e-searches, consents and payments, cutting queue time drastically. (szi.gov.zm, mjconsultants.co.zm)
Transaction Costs in 2025
| Cost Item | Rate/Amount | Who usually pays? |
| Property Transfer Tax (PTT) | 8 % of higher of market value or price | Seller (negotiable) |
| Registration fee | 1 % of annual ground rent (capped) | Buyer |
| Ground rent | Annual, set per locality & land use | Lessee |
| Survey & mapping | ZMW 3 000–15 000 (plot size-dependent) | Buyer |
Note: The 2025 Budget raised PTT from 5 % to 8 %, so factor this into deal pricing.
Compliance Checklist & Common Pitfalls
- Use correct vehicle: Your holding company must keep ≥ 75 % local equity throughout the lease term, or you risk forfeiture. (mjconsultants.co.zm)
- Maintain ground-rent payments: arrears trigger cancellation notices after 30 days.
- Get consent before mortgaging: Banks require Ministry consent to register a legal mortgage on leasehold land.
- Respect use-clauses: Major deviations (e.g., turning farmland into mining) need fresh approval.
- Keep environmental clearances up-to-date: Large projects need ZEMA EIAs and periodic audits.
Frequently Asked Questions
Can I inherit Zambian land if I am a foreigner?
Yes—inheritance is a listed exemption, but the beneficiary still holds leasehold, not freehold, and must register the change. (mondaq.com)
How long does conversion of customary land take?
Budget 6–12 months; delays often stem from chief-council negotiations and survey backlogs.
Is 99 years guaranteed?
The initial lease runs 99 years. Renewal is routine if you have met all conditions and paid dues. (greenviewzambia.com)
Conclusion
Land acquisition by foreign investors in Zambia is perfectly achievable—provided you work within the leasehold framework, respect the 75 % shareholding rule, and plan for the 8 % PTT. Leveraging digital tools like ZILAS and engaging experienced local counsel will smooth the journey from site visit to signed deed.
