Land acquisition in Zambia attracts foreign investors looking for strategic footholds in Southern Africa. Yet the country’s 99-year leasehold system, customary land rules, and evolving digital registry create a maze of procedures. This guide demystifies land acquisition in Zambia—showing you the legal pathways, paperwork, taxes, and best-practice tips to secure property with confidence.
1. Zambia’s Leasehold Tenure—How It Works
- All land is State-owned. Under the Lands Act, the President holds land in trust for the nation.
- Leasehold, not freehold. Standard grants run for 99 years and are renewable, giving owners near-freehold security for business planning and inheritance.
- Exclusive rights. A registered leaseholder may develop, mortgage, inherit, or transfer the interest—subject to State consent.
2. Land Categories and What Foreign Buyers Can Access
| Land type | Share of total | Key points for foreigners |
| State land | ≈ 6 % | Titled, mostly urban. Most straightforward option. |
| Customary land | ≈ 94 % | Managed by chiefs; must be converted to State leasehold before purchase. Requires chief + council consent. |
| Reserve land | Small, scattered | Set aside for conservation or future projects; rarely sold. |
Tip: Focus first on titled State land in Lusaka, Copperbelt, and fast-growing provincial towns unless you have a clear customary conversion plan.
3. Can Foreigners Own Land? Core Restrictions and Exemptions
General rule: Only Zambian citizens (or entities meeting Zambian-ownership thresholds) may hold land. However, the Lands Act provides several exemptions:
- Permanent residents with valid permits.
- Licensed investors approved by the Zambia Development Agency.
- Companies incorporated in Zambia with ≥ 75 % Zambian shareholding.
- Presidential consent granted case-by-case.
- Short leases & tenancies up to five years.
- Approved NGOs, co-operatives, and statutory bodies.
Practical workaround: Many foreign investors form a local company, grant minority equity to Zambian partners, and purchase land through that vehicle. Always structure shareholding and governance with specialist legal advice.
4. Step-by-Step Purchase Process
4.1. Preliminary Checks
- Identify property. Engage a reputable agent or surveyor.
- Conduct due diligence. Verify title, remaining lease term, ground-rent status, and zoning.
- Confirm foreign-ownership route. Ensure you qualify under an exemption or structure a compliant vehicle.
4.2. Official Consents & Digital Filing (ZILAS)
Since 2024, the Zambia Integrated Land Administration System (ZILAS) handles online title searches, consent applications, and fee payments:
- Submit Form CT19 for State consent to assign.
- Upload supporting documents (sale agreement, company certificates, IDs, etc.).
- Pay electronic fees; system issues instant e-receipts.
4.3. Lodgement & Registration
| Document | Purpose |
| Executed lease transfer or assignment | Evidence of sale |
| State consent letter | Legal clearance |
| Taxpayer IDs (buyer & seller) | ZRA compliance |
| Valuation report (> ZMW 700,000) | Property Transfer Tax base |
| Proof of Property Transfer Tax payment | Required for title change |
Once the Commissioner of Lands approves the lodgement, a new Certificate of Title is printed and uploaded to your ZILAS account.
5. Transaction Costs & Ongoing Obligations
| Cost | Rate / Frequency | Responsibility |
| Property Transfer Tax (PTT) | 8 % of higher of market value or price | Seller (often negotiated) |
| Registration fees | 1 % of annual ground rent (capped at ZMW 15,000) | Buyer |
| Ground rent | Annual; varies by location & plot size | Lessee |
| Council rates | Semi-annual; set by local authority | Lessee |
Avoid penalties: Late ground-rent payments can trigger lease cancellation. Use ZILAS or ZamPortal for online settlement from abroad.
6. Risks to Watch—and How to Mitigate Them
- Incomplete customary conversions. Always obtain the chief’s consent letter and council approval before paying deposits.
- Boundary disputes. Commission a fresh survey; match beacons to the cadastral map.
- System downtime. ZILAS is still stabilising—build buffer time into your transaction schedule.
- Currency exposure. Sale prices are denominated in kwacha; hedge FX if funding in foreign currency.
- Absentee ownership. Hire a local property manager to keep taxes, rents, and maintenance current.
7. Investment Hotspots & Incentives
- Lusaka’s suburbs (Lilayi, Silverest): Strong residential demand, serviced plots.
- Chingola & Kitwe (Copperbelt): Mining-led housing shortages.
- Livingstone & Siavonga: Tourism corridors along Zambezi and Lake Kariba.
- Multi-Facility Economic Zones (MFEZs): Corporate land inside industrial parks with tax holidays and duty rebates.
Conclusion
While foreigners cannot hold freehold title, Zambia’s leasehold exemptions, investor-friendly policies, and new digital registry make land acquisition in Zambia a viable, secure, and potentially lucrative venture. By combining diligent legal structuring, thorough due diligence, and proactive compliance with tax and ground-rent obligations, investors can unlock long-term property opportunities in one of Africa’s most politically stable and strategically located markets.
