Housing Prices in Lusaka
Housing here does not have one price. There are two markets stacked on top of each other, and which one you are looking at moves the number by a factor of twenty.
Most families rent a room or a small house in a high-density compound. That runs between K1,200 and K2,700 a month, which is $65 to $145. On an entry-level wage of fifty to a hundred dollars a month, that is most of what a person earns. Several families often share one plot.
The other market is built to a Western standard. A wall around the yard, a gate and a guard, burglar bars on the windows, a borehole for water, and a generator or solar for when the power goes off. That is the market a missionary family or a foreign worker ends up in, and much of it is advertised in dollars rather than kwacha. Four bedrooms in Woodlands or on Leopards Hill runs $2,800 to $5,500 a month.
The wall, the borehole, and the generator are the reason for the price. Municipal water and power are not dependable. A house that supplies its own is worth a great deal more than one that does not, and the rent follows that rather than the square footage.
The figures below are asking prices taken from Zambian property listing sites in August 2026, converted at K18.86 to the dollar. Asking prices are not selling prices. There is usually room to negotiate, more so on a purchase than on a rental.
Monthly rent
| Type of place | Areas | Kwacha per month | US dollars |
|---|---|---|---|
| Single room, self-contained | Mtendere, Chunga | K1,200 – 2,500 | $65 – 135 |
| One-bedroom house | 9 Miles, 10 Miles | K2,500 – 2,700 | $135 – 145 |
| One-bedroom apartment, outside the centre | city average | K3,500 | $185 |
| Two-bedroom flat, outer suburbs | Chilanga, Vorna Valley | K7,000 – 7,500 | $370 – 400 |
| One-bedroom apartment, city centre | city average | K7,360 | $390 |
| Three-bedroom apartment, outside the centre | city average | K11,425 | $605 |
| Two-bedroom flat, mid-range suburb | Ibex Hill | K12,000 – 18,000 | $635 – 955 |
| Three-bedroom house, established suburb | Kabulonga, Chelstone | K20,000 – 25,000 | $1,060 – 1,325 |
| Three-bedroom apartment, city centre | city average | K20,880 | $1,105 |
| Two-bedroom apartment, upper suburb | Rhodespark | K45,000 – 49,000 | $2,385 – 2,600 |
| Three-bedroom house, upper suburb | Woodlands, Roma, Sunningdale | K46,250 – 58,000 | $2,450 – 3,075 |
| Four to five-bedroom house, upper suburb | Woodlands, Sunningdale | K53,200 – 123,500 | $2,820 – 6,550 |
| Four to six-bedroom, expatriate standard | Leopards Hill, Kabulonga, Chudleigh | listed in dollars | $3,500 – 5,500 |
Asking prices to buy
| Property | Area | Asking price (kwacha) | US dollars |
|---|---|---|---|
| Three-bedroom house | Chongwe | K780,000 | $41,000 |
| Two-bedroom flat | Chelstone | K985,000 | $52,000 |
| Three-bedroom house | Lusaka Central | K1,500,000 | $80,000 |
| Three-bedroom house | Chalala | K2,200,000 | $117,000 |
| Three-bedroom house | Chilanga | K2,300,000 | $122,000 |
| Four-bedroom house | Lilayi | K2,700,000 | $143,000 |
| Four-bedroom house | Ngwerere | K3,200,000 | $170,000 |
| Four-bedroom house | Waterfalls | K3,500,000 | $186,000 |
| Four-bedroom house | Ibex Meanwood | K4,600,000 | $244,000 |
| Three-bedroom house | Eureka Park | K5,100,000 | $270,000 |
| Four-bedroom house | Chamba Valley | K8,267,690 | $438,000 |
| Three-bedroom house | Leopards Hill | K9,500,000 | $504,000 |
| Three-bedroom house | Sunningdale | K13,000,000 | $689,000 |
| Four-bedroom house | State Lodge | K17,000,000 | $901,000 |
| Three-bedroom house | Olympia Park | listed in dollars | $900,000 |
| Five-bedroom house | Leopards Hill | listed in dollars | $1,200,000 |
| Five-bedroom house | Kabulonga | K30,000,000 | $1,590,000 |
| Three-bedroom house | State Lodge | listed in dollars | $1,900,000 |
For comparison, the median home sold in the United States in the second quarter of 2026 went for $410,700. That is more than most of the four-bedroom houses on this list are asking, and well short of what the top of the market wants.
These figures come from Property24 Zambia and Homenet Zambia, along with published city averages. Individual adverts turn over quickly, so the links go to the search pages rather than to particular houses. Property24 was showing 1,469 rentals and 545 houses for sale in Lusaka when this page was written.
Note: prices and exchange rates change regularly. This page is updated by hand when we have fresh figures, so please treat it as a snapshot rather than today’s exact market.