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Lunch of Zambia House Tours Series

zambia house tours logo by zambia house plans

We have launched a new video series called Zambia House Tours hosted by yours truly, Born the Builder. In this series you will get to see construction projects and completed projects for inspiration. You will also get to learn from the home owners and compare the different types of investments that you can venture into.

Episode 1 takes us to Siavonga. In this video, we tour a 2-bedroom semi-detached house under construction in Siavonga, Zambia, built by one of our followers from the Zambia House Plans community. 🏡 This home is part of a unique project aimed at creating short-term rental properties for Airbnb near Lake Kariba, one of Zambia’s most popular tourist destinations. Whether you’re planning to build your own house, invest in real estate, or start an Airbnb business in Zambia, this tour offers a closer look at what’s possible when building in Zambia.

✅ What you’ll see in this video: ✅ Real project by a follower of our Zambia House Plans page ✅ Full walkthrough of a 2-bedroom semi-detached house ✅ Smart layout for short-term rental income ✅ Affordable building ideas for Zambian investors Thinking about building in Siavonga or investing in Airbnb properties in Zambia? Get inspired by real people building real homes and Zambian Architecture.

Episode 2 of the Zambia House Tours Series takes us to State Lodge in Lusaka. Join us as we explore a 3-bedroom house currently under construction in the prestigious State Lodge area of Lusaka, Zambia. In this insightful tour, we walk you through the room layout of this exciting project. Discover the design and flow of this Zambian house as it comes to life. The homeowner, one of our dedicated followers based in the United States of America, is building this dream home remotely. We delve into the progress made so far and reveal how much has been spent on the construction to date, offering valuable insights into building costs in Zambia. This episode is packed with essential tips on supervising construction remotely, a crucial skill for anyone building from abroad. Learn what key aspects to look out for and how to effectively manage your building project from a distance. Whether you’re interested in building house in Zambia, buying land in Zambia or simply want to see a real house tour for a 3 bedroom house in Lusaka’s State Lodge, this video is for you!

In Episode 3, We visited Fox Hill Suites in Foxdale, an amazing short term rental property in the heart of Lusaka city.

Subscribe to our builders blueprint newsletter to get latest info on home construction in Zambia.

Click here to watch the Zambia House Tours series on YouTube.

Let me know what you think about the episodes and the houses. If you would like to feature in the series get in touch on info@zambiahouseplans.com

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Will the New Kwacha Notes Affect the Cost of Building?

New Zambian kwacha notes with Bricklayer in background

Disclaimer: This information is for general knowledge and guidance only. It does not constitute financial or investment advice. The following is just my opinion. Feel free to give yours in the comments below.

On March 31, 2025 the Bank of Zambia released the new Zambian Kwacha notes. The old notes will be valid for 1 year. First of all, I must say I love the look of the new notes including the sizes. I just wish we could all take care of the money and not fold it so much because it shortens its lifespan.

Now, there are many factors that affect the cost of construction but today lets just look at the introduction of the new currency. These are my initial speculations. Expect the cost of construction to likely go up. Why?

From my perspective, the introduction of higher value notes like the K500 kind of devalues it in terms of perspective. You can now buy a bag of cement with one bank note and even get some change. A bag of cement was trading at around 155-175 in March 2025. Let’s see what the price will be by May 2025 onwards. We will keep monitoring and update you. So expect some price fluctuations as the industry adjusts.

You might be wondering though, as a home builder, does the cost of construction ever reduce? On rare occasions. Your biggest expense on any project will be the cost of materials. One such material is cement because it’s used in the foundation and the superstructure even during finishes. One such rare occasion when the cost of construction reduces is when there is healthy competition by material suppliers. For example, when a new cement manufacturer entered the Zambian construction sector in the past, prices dropped significantly. It’s unlikely that we will see such a drop soon but we can only hope for the best. 

The key takeaway here is that you should build as soon as practically possible based on your finances but please follow the right procedures and obtain building permission before starting. To get building permission you need a house plan designed by a registered architect.

One way to lock in the cost of construction regardless of new currency is to use a registered contractor. It may look more expensive at first but contractors take all the risk like currency fluctuations and the hassle of sourcing quality materials at a good price. The cost of construction also becomes predictable with a contractor because you lock them into a contract which has a fixed amount and desired outcome.

If you are ready to start your building project plus you already have an approved house plan and need a quotation for construction please get in touch with Sieben Construction for a quote for construction that you can lock in.

Share your thoughts on the new Kwacha notes. Post your comments below.

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ZNBS Launches Timange Housing Loan:

A New Path to Homeownership

Zambia’s housing landscape is evolving, and the Zambia National Building Society (ZNBS) in collaboration with Habitat for Humanity has just introduced a new product aimed at expanding access to homeownership. The “Timange Housing Loan” is designed to cater to a wider demographic, specifically targeting low-income earners, including those in the informal sector. We watched the launch event on February 27 2024 and here’s what we understood after all the speeches.

Key Features of the Timange Housing Loan:

  • Target Audience: This loan product is geared towards both formally employed individuals and those in the informal sector, acknowledging the diverse economic realities of Zambians. However, it seems to only target women (to be clarified)
  • Accessibility for Non-Salaried Individuals: A significant aspect of the Timange loan is its inclusion of non-salaried individuals, a segment often overlooked by traditional lending institutions.
  • Village Bank Group Requirement: A crucial component of the loan process is membership in a village bank group that holds an account with ZNBS. This collective approach aims to build trust and shared responsibility.
  • Flexible Repayment Terms: The loan offers repayment periods ranging from 3 to 36 months, providing flexibility to suit different financial situations.
  • Competitive Interest Rates: Interest rates start from 3%, making the loan potentially more affordable.
  • Application Requirements:
    • Employed individuals require a 3-month payslip and a letter of employment.
    • All applicants must belong to a village bank group that has an account with ZNBS.
  • Fast Approval: ZNBS aims to provide loan approval within 48 hours, streamlining the process for applicants.

What This Means for Aspiring Homeowners:

The Timange Housing Loan represents a significant step towards financial inclusion in Zambia’s housing sector. By incorporating village bank groups and catering to the informal sector, ZNBS is attempting to break down traditional barriers to homeownership. The short approval time also adds to the attractiveness of this new product.

Now, we’d love to hear from you: How do you think the village bank group requirement will impact the accessibility of this loan? What do you think about getting a loan to build your home. Share your thoughts and experiences in the comments below!

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Build a Servants Quarter Before Your Dream Home as Your First Home in Zambia

Start Small, Dream Big Later

The dream of owning a home in Zambia is a powerful one. Visions of a beautiful, custom-built house often dance in the minds of first-time builders. I have seen several people chase this dream and fail or give up. While ambition is admirable, practical considerations should guide your initial steps. Building your “dream home” as your very first project can be a risky endeavor, often leading to unexpected costs, delays, and frustrations.

The First Build is always a Learning Curve

Construction, even on a modest scale, is a complex process. It involves navigating permits, sourcing materials, managing contractors, and understanding local building codes. Your first project will inevitably be a learning experience, filled with valuable lessons that you simply can’t learn from books or online resources.

Why risk your dream home on a process where mistakes are almost guaranteed?

I believe building a smaller, simpler home is the best way to go. A long time ago (apologies to people born in the 60’s-70’s), government houses would have a main house and a servants quarters. These servants quarters would be 3 roomed houses (Not bedrooms) with a toilet/shower attached outside. No tiles, ceiling just basic finishes. Okay so maybe they were a bit too basic but here’s why you should start with a smaller project. Building a small first project allows you to do 4 things:

  1. Minimize Financial Risk: Construction costs can quickly spiral out of control, especially when unforeseen issues arise. Starting with a smaller and simpler project limits your financial exposure and allows you to gain experience without jeopardizing your entire savings.  
  2. Gain Practical Knowledge: You’ll learn firsthand about budgeting, material selection, contractor management, and quality control. This experience will be invaluable when you’re ready to tackle your dream home.
  3. Avoid Costly Mistakes: Mistakes are inevitable during any construction project. By starting small, you can make those mistakes on a smaller scale, minimizing their impact on your finances and your overall satisfaction.
  4. Secure a Place to Call Home: Building a smaller, functional home provides you with a comfortable and secure place to live while you plan and save for your dream project.

The ideal first step is a simple, functional home.

Instead of jumping into a complex, expensive project like building your dream house or multiple flats, consider building a smaller, simpler home to start. A one or two bedroom (maximum) house with basic amenities can provide a comfortable living space while you gain experience and save for your dream home. Of course, this means when you buy a plot, buy as big as possible.

This approach offers several advantages:

  1. Lower construction costs.
  2. Faster construction time.
  3. Reduced stress and risk.
  4. Valuable learning experience. You will now practice what you learned on your main house.
  5. You get to monitor progress of your main house/dream house at close range since you will probably already live on the property and have acclimatized to living in the new area.

By starting small, you’ll be better prepared to build your dream home with confidence and avoid the pitfalls that often plague first-time builders. Your first home should be a stepping stone, not a financial and emotional burden. With careful planning and a realistic approach, you can turn your dream of homeownership into a reality, one step at a time.

What do you think about building yourself a small servants quarter first? post your comment below.

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PART 2: Is Buying a House in Zambia worth it? Should you just buy for the sake of it?

Disclaimer: This information is for general knowledge and guidance only. It does not constitute financial or investment advice.

Is Buying a House in Zambia worth it? Should you just buy for the sake of it? In the last article we talked about how to calculate your return on investment (ROI) using Capitalization Rate. If you haven’t read that article yet, please read it here (https://zambiahouseplans.com/?p=811) 

Let’s continue our assessment by using another method called Cash on Cash Return.

The following methods are suited for people who are interested in knowing the cash flow before investing in a property.

Cash-on-cash return measures the annual pre-tax cash flow generated by a property relative to the total cash invested. In simpler terms, it tells you how much cash you’re getting back on your initial cash investment.

Let’s use the same example of a block of flats in Chalala, Lusaka. Grab a pen and paper.

STEP 1. CALCULATE YOUR ANNUAL PRE-TAX CASH FLOW (APCF)

This is the net income you receive from the property after deducting operating expenses and mortgage payments, but before accounting for income taxes.

  1. Determine Gross Annual Rental Income
  • Research comparable rentals in the area to set a competitive market rate. Be realistic.
  • Consider factors like size, amenities (e.g., parking, appliances), and property condition.
  • Rent in Chalala 2 by 2 bedroom house R= 5,500 x 2= 11,000 per month
  • Multiply monthly rent by 12 months account for potential vacancy periods (e.g., between tenants). 
  • Gross Annual Rental Income= K11,000 * 12 months= K132,000
  1. Determine Annual Operating Expenses (AOE)

Add up all the annual operating expenses you expect for example:

  • Mortgage Payments: Include principal and interest.( Let’s assume 4,500/month
  • Insurance: Many people in Zambia don’t take this seriously but please insure your house.
  • Utilities: (If you pay any)
  • Maintenance and Repairs: (Estimate for routine and unexpected costs)
  • Property Management Fees: (If applicable)
  • Vacancy Costs: (Estimate potential lost income during vacant periods)
  • Total Annual Operating Expenses (AOE)= K90,000 (just an example factoring in all the above, )
  1. Annual Pre-tax Cash Flow (APCF)

= Gross Annual Rental Income – Annual Operating Expenses

= GARI – AOE

= 132,000 – 90,000

APCF = K42,000

STEP 2. CALCULATE TOTAL CASH INVESTED

This is the total amount of cash you put into the property upfront. This includes down payment, closing costs and any initial renovation or repair costs.

Let’s assume you purchased the property including closing costs and renovations for K1,000,000.

Then:

  • Cash-on-Cash Return = (Annual Pre-Tax Cash Flow / Total Cash Invested) x 100

= (42,000/1,000,000)*100

Cash-on-Cash Return = 4.2%

This means you’re getting a 4.2% return on your initial cash investment each year. Is this good enough for you?

  • Interpretation:
    • Higher Cash-on-Cash Return: Indicates a higher percentage of your initial investment is being returned annually in cash flow. This can be very attractive to investors.
    • Lower Cash-on-Cash Return: Suggests a lower immediate return on your initial investment.

To increase the percentage, you can either have higher rent or ensure your initial investment is as low as possible by negotiating and making sure you assess the renovation costs accurately before buying by engaging a professional. It can also help you choose which loan/finance to use.

  • Key Considerations:
    • Investment Strategy: If your primary goal is immediate cash flow, a higher cash-on-cash return is more desirable.
    • Pre-Tax: Cash-on-cash return is calculated before taxes, so it doesn’t reflect your actual after-tax profit.  
    • Leverage: Cash-on-cash return is heavily influenced by the amount of leverage used (mortgage financing).  
    • Cash Flow Focus: This metric primarily focuses on cash flow, not property appreciation.
    • Short-Term View: It provides a snapshot of the current year’s return only, not the long-term overall return on investment.  

Cash on cash return is a very useful metric, but should be used in conjunction with other metrics such as cap rates.

So tell me, does the result of this calculation matter to you or are you buying real estate regardless of the returns?

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New Housing Project Announced in Lusaka South

The Ministry of Infrastructure, Housing and Urban Development, in partnership with the National Housing Authority (NHA) and Ongos Valley Development (PTY) Ltd of Namibia, has announced a new housing project in the Lusaka South Multifacility Economic Zone (MFEZ).

Project details

  • A total of 10,000 housing units will be constructed, with the first 2,000 units available from June 2025.
  • Units will cater to low, medium, and high-cost categories. Something for everyone.
  • Units will be available for purchase or rent-to-buy options, including mortgage and installment payment plans.

Project Aims

The project aims to address Zambia’s housing deficit by providing affordable and decent housing options for all socioeconomic groups.

Our Take

This project has the potential to provide much-needed housing for Lusaka residents. The variety of housing options and financing plans should hopefully cater to a wide range of needs.

Here are some additional points to consider:

  • It is important to carefully review the details of the project, including the eligibility criteria and the terms of the financing options, before registering your interest.
  • The construction timeline for the entire project is not yet clear.
  • It is advisable to conduct your own research on the developer, Ongos Valley Development (PTY) Ltd, to learn more about their experience and track record.

We will continue to monitor this project and provide updates as they become available.

Disclaimer: We are not endorsing this project and recommend you DO YOUR OWN DUE DILIGENCE before making any decisions.

Here’s the link to the announcement by the Ministry.

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Is Building a Block of Flats on Your 20×30 Plot Profitable?

Couple smiling at each other

Disclaimer: This information is for general knowledge and guidance only. It does not constitute financial or investment advice.

Should you just build for the sake of it? When it comes to investing in rental properties, we all want to make money but the question is: Is building a block of flats on a 20×30 plot profitable?. There are several ways to determine this. In this short article we are going to examine one way of determining whether you are getting a good return on your investment. This is called Capitalization Rate or Cap Rate. Let’s use an example of a block of flats in Chalala, Lusaka. Grab a pen and paper.

STEP 1. Calculate your Projected Annual Rental Income (ARI)

Determine Monthly Rent (R):

  • Research comparable rentals in the area to set a competitive market rate. Be realistic.
  • Consider factors like size, amenities (e.g., parking, appliances), and property condition.
  • Rent in Chalala 2 by 2 bedroom house R = 5,500 x 2 = 11,000 per month

Calculate Annual Income (ARI):

  • Multiply monthly rent by 12 months.
  • Account for potential vacancy periods (e.g., between tenants). 
  • ARI= 11,000*12= K132,000

STEP 2. Determine Annual Operating Expenses (AOE)

Add up all the annual operating expenses you expect for example:

  • Mortgage Payments: Include principal and interest.
  • Property Taxes: Give to Caesar what belongs to Caesar. Caesar is Zambia Revenue Authority, Ministry of Lands etc.
  • Insurance: Many people in Zambia don’t take this seriously but please insure your house.
  • Utilities: (If you pay any)
  • Maintenance and Repairs: (Estimate for routine and unexpected costs)
  • Property Management Fees: (If applicable)
  • Vacancy Costs: (Estimate potential lost income during vacant periods)
  • Total Annual Operating Expenses AOE= K90,000 (just an example factoring in all the above, K7,500/month )

STEP 3. Calculate Net Operating Income (NOI)

Formula: NOI = ARI – AOE

NOI = Annual Rental Income – Annual Operating Expenses

= 132,000 – 90,000

Net Operating Income -NOI = K42,000

STEP 4. Calculate Return on Investment (ROI) 

Capitalization Rate (Cap Rate):

  • Focus: Property’s purchase/construction price. Let’s assume you bought the flats at K1,000,000
  • Formula: (NOI / Purchase Price) x 100
  • Our Cap Rate = 42,000/1,000,000= 4.2%

A Higher Cap Rate: Generally indicates higher potential return. However, it can also signal higher risk. Example: A higher cap rate might suggest a lower property value or higher vacancy rates. If our house in Chalala was 500,000 the cap rate would have been 8.4%.

Lower Cap Rate: May suggest a more stable and less risky investment, but with lower potential returns. Example: A lower cap rate could indicate a more desirable location or higher property value.

IMPORTANT: ANALYZE AND COMPARE

  • Compare your calculated ROI with other investment options.
  • Consider your risk tolerance and investment goals.
  • Accurate Estimates: Use realistic figures for all income and expenses.
  • Have a long-Term View: ROI can fluctuate over time. Consider long-term appreciation potential.
  • Market Conditions: Research local rental markets for trends and potential challenges. Sometimes the project can yield better results in a different town.
  • Professional Guidance: Consult with a real estate professional or financial advisor for personalized advice. Seek professional advice from a financial advisor or real estate investor. The above are just my opinion.

Even if your property does not yield good results after this calculation, there are still other ways you can gain a benefit. We will discuss this in another article. I hope this gave you a better understanding.

Post your comments below.

#buildinginzambia #buyinglandinzambia

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Nyumba Yatu Group

Nyumba Yatu WhatsApp Group

Get ready to be part of a groundbreaking project! We’ll be working together with you to design a house through the interactive platform of WhatsApp.

You’ll have a say in every step, from deciding the number of bedrooms to selecting the architect, deciding what paint color, finalizing the material schedule and construction cost of the plan. This is your chance to be directly involved in shaping a dream home that reflects your needs and preferences and will also be good practice for both first timers and people who have done it before. Sign up to join the WhatsApp group on this link JOIN NYUMBA YATU

See you in the group chat.

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Remote Social Media Intern

Are you a creative go-getter with a passion for social media and the Zambian housing
market?

www.zambiahouseplans.com , a leading real estate and home construction company, is seeking
a Remote Social Media and Sales Intern to join our team!

What you’ll do:

● Manage our Facebook, WhatsApp, and TikTok accounts, keeping them engaging and
informative.
● Handle sales inquiries through social

media platforms, responding promptly and
professionally.
● Create eye-catching and informative social media posts using Canva.
● Develop and run targeted social media ad campaigns to reach new audiences.
● Collaborate with the marketing team on content creation and strategy.
● Utilize Google Workspace Apps (Docs & Sheets) for data management and reporting.

What we’re looking for:
● Passionate Zambian youth with excellent communication skills and social media etiquette.
● Strong written and verbal communication with the ability to craft compelling content in the
form of posts, ideation.
● Experience using Canva for graphic design and social media post creation.
● Proficient in managing social media platforms (Facebook, WhatsApp, TikTok).
● Familiarity with Google Workspace Apps (Docs & Sheets).
● Ability to work independently and manage time effectively.
● A trustworthy individual who can meet deadlines and maintain confidentiality.
● Knowing SEO and web design will be an added advantage but not a requirement.
● Willingness to learn and upskill

What we offer:
● A valuable internship experience in the booming Zambian real estate sector.
● Flexible remote work environment (work from anywhere).
● Opportunity to learn from industry professionals and develop your social media marketing
skills.
● Contribute to the growth of a leading real estate company.
● This is a 3 month internship starting January 2025

This is a fantastic opportunity for a Zambian youth to gain valuable experience in a
dynamic industry and social media management!

To apply:

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Free houses in Japan vs Building in Zambia

At the time of writing this, I was sitting in my apartment in the lesser known city of Gifu, in Japan. I kept thinking to myself, “is it worth getting a free house in Japan or investing back home?“

Japan is giving away free houses called Akiya’s and people around the world, especially Americans, are raving about it and buying them. An Akiya is a Japanese term that refers to an abandoned or unoccupied house. These properties often become vacant due to factors such as death, population decline, family structure changes, and economic hardship. While they might seem like a fixer-upper, Akiyas can present unique opportunities for real estate investors, particularly those seeking affordable housing options.

I’ve been observing both the Japanese and Zambian real estate markets. While these countries offer vastly different landscapes, it’s fascinating to compare the potential returns and challenges associated with investing in each market.

Akiya in Japan: A Unique Opportunity

  1. Population Decline: Japan’s declining population has led to a surplus of Akiya. This can make it relatively affordable to purchase a property, even in desirable locations. However, this population decline also means there are less people available to rent your house.
  2. Renovation Costs: the initial purchase price of an Akiya can be significantly lower than a newly constructed home and sometimes they are given out for free. The catch is that you have to carry out renovations. Sometimes they are sold with property inside meaning you will incur the disposal fees. 
  3. Language Barrier: For non-Japanese speakers, navigating the property market and renovation process can be challenging. However, with the right guidance and resources, it’s certainly possible.
  4. Cultural Differences: Would a Japanese person rent from a foreigner? I’m not sure, but having a language barrier and cultural differences might chase away potential tenants. In Japan they have what is called key money for example. This is paid to the landlord as a thank you for allowing the tenant to stay in your house. 
  5. Return on Investments: If you find a good Akiya in a place where lots of tourists go, it can easily be turned into an airbnb with potential to recover the investments in a lesser number of years. Assuming you get the house almost free or at a very affordable price.
  6. Earthquakes: Japan is prone to earthquakes. A building that was built 30 years ago has survived at least 1 major earthquake. Building codes have also been updated since 30 years ago to offer better earthquake resistance which old houses like Akiya’s might be lacking.

Building in Zambia: A Growing Market

  1. Population Growth: Zambia’s growing population is driving demand for housing. This presents a significant opportunity for real estate investors and developers. The population is projected to continue growing just like the rest of Africa.
  2. Land Costs: Compared to many developed countries, land prices in Zambia are relatively low. This can make building new homes a more affordable option.
  3. Construction Costs: While construction costs can vary depending on location and materials, they are generally lower than in many developed nations.
  4. No language barrier or major cultural differences: Unlike Japan, Zambian culture is not so different from western cultures and its easy to understand.

A Comparative Analysis

When comparing Akiyas in Japan and new builds in Zambia, several factors come into play:

  • Initial Investment: The initial cost of purchasing an Akiya in Japan is supposedly low but for the same amount of money, one could build multiple houses in Zambia. The tricky part about Akiyas is controlling the renovation costs.
  • Long-Term Returns: The potential for long-term returns can vary depending on factors such as location, market trends, and the quality of the property.
  • Risk: Investing in an Akiya involves some risk due to potential renovation costs and the need to understand local regulations. There is also the risk of earthquakes destroying your old building. Building a new home in Zambia offers more control but also carries its own risks, such as construction delays and cost overruns. However, these can be mitigated against.

Conclusion

Both Japan and Zambia offer unique real estate opportunities. While Akiya in Japan present a potentially affordable option, building a new home in Zambia can provide greater control and potentially higher returns. The best choice for you will depend on your individual circumstances, risk tolerance, and long-term goals. For me, Zambia takes the win. WHICH ONE DO YOU THINK IS BEST FOR YOU?