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We found it kind of difficult to locate a place here.  The prices for decent homes in good (safe) areas are very high.  In fact, at the request of our employer we had to get estimates to justify the cost.  These are old now (more than a year) but give you a flavor of what to expect (as well as the emails of various agencies.  When it came down to it we found our place through word-of-mouth -- one of my husband's colleagues mentioned his neighbor was renting and would we be interested.  boy were we!  (and it was substantially cheaper than agency places)  btw, you can negotiate the price and be sure to negotiate repairs, security (i.e., gates, bars on windows), and appliances (they're expensive here).

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From   (as of May 2010)

In WOODLANDS for a 4 bedroom house with staff Quarters and a pool in a safe area would cost you $3700.

In LONGACRES for a 4 bedroom house with T.V room outside bar and servants quarters in a safe area you would pay, $3800.

In Leopards hill for a 3 bedroom house with a guest wing in a safe area you would pay, $5000.

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From Image Promotions (from May 2010):

...as relocation professionals in Zambia with experience in expatriate housing would estimate that housing costs in Lusaka would be between $2500 - $5000 per month. This of course is dependent on the type of house and the locality.

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From Pam Golding    (from May 2010)

1. The Residential Market in Lusaka - Overview

The bulk of residential property dates back to the 1960s and 1980s and is in need of major refurbishment.  Some developments have taken place in the past 15 years in Lusaka, however, much of the current stock is dilapidated due to lack of proper maintenance and there is a shortage of good quality accommodation for rent or sale.
   Traditionally, the high value residential areas are located to the east of Lusaka city centre in Rhodes Park, Sunningdale, Kabulonga and Woodlands with the majority of the embassies based in the Longacres area with United Nations spread across four buildings in Alick Nkhata Road (Mass Media/Longacres), LeopardÂ’s Hill Road (Kabulonga), Lubwe Road (Rhodes Park) and Longolongo Road (Light Industrial).
     Rental property rates in safe areas of Lusaka as indicated above have risen dramatically in recent years.  Rates for reasonably safe, well maintained and moderately comfortable family homes in Lusaka are almost all in excess of $3,000 per month.
     Rental periods are a minimum of one year renewable or anything up to five years. Services are not included in the rental such as electricity, water, security, garden and pool maintenance and rubbish collection.
     All appliances to be supplied by the tenant such as cooker, fridge, deep freezer etc.

2. Housing Styles
Stand-alone house with own perimeter wall fence and entrance.
Cluster-style developments with the number of units ranging from four up to 16.
Apartments and Flats

Stand-Alone Houses -- Stand alone houses are mostly found in the high value residential areas and offer family-style accommodation with between three to five bedrooms with at least one bedroom en suite, separate sitting and dining rooms, often a library/playroom or office and good sized garden of between 0.5 of an acre up to two acres with a swimming pool plus domestic quarters. Some houses may also offer separate accommodation from the main house for guests plus a tennis court.

Landlords are often willing to negotiate long-term leases at a favourable rent for “desirable” tenants and will up-grade security, re-decorate and even re-design gardens for such tenants.

Cluster-Style Developments

Generally the cluster developments offer double storey accommodation with a minimum of three bedrooms and there is a high demand from the rental market for this type of accommodation.
     Surrounded by a common, high perimeter wall and one access gate plus good physical security on all windows and doors to units the are popular with the expatriate community. These developments offer an inclusive rental that generally covers utilities, security, pool and grounds maintenance. In most developments of this type at least one of the units will be offered fully furnished with an option to lease on a short-term basis of a minimum lease period of three months. The leases on offer can range from a minimum of three months up to one year (renewable). Leisure facilities of a communal nature with the minimum being a fenced swimming pool . Other facilities on offer may be a gym, sauna, tennis or squash court, outside entertainment area with braai/barbeque.
     This type of accommodation is in high demand from the professional couples and singles working for blue-chip companies, the consultancy/development industry and aid organisations requiring accommodation that meets their stringent safety requirements. An aspect that appeals to many tenants is the ability to be able to lock up and go, with the knowledge that they need not worry about staff access and security and there are no added complications of maintenance of gardens and grounds.  This style of accommodation is usually unfurnished, however, more landlords are offering one or two units in a development that may be fully furnished and an option of maid and laundry services. Sometimes built-in cookers and hobs are provided but not as a general rule.  Pets are generally not accepted.

Apartments or Flats

Usually offering accommodation of three bedrooms and often a double storey unit. There are a few complexes with one, two and three bedroom flats available. Some of these units may be offered as fully furnished and serviced accommodation in a block of 6 to 10 terraced or semi-detached units. (Terraced meaning units sharing a common party wall.)
     Good perimeter security and usually a common garden area with leisure facilities such as pool and/or tennis court. Rentals are fully inclusive. Pets are generally not accepted.

Areas  Most favoured areas for the expatriate community fall within the following:

Sunningdale A small area of high cost housing, bordered on one side by Lusaka Golf Course and Los Angeles Boulevard. Well known for its quiet, shady roads and stand-alone houses with only two housing complexes available. Very popular with tenants, however, plots tend to be on the small side ranging from around 0.5 to 0.75 acres. Large family houses of four bedrooms upwards are not common.

Kabulonga By far and away the most well-known and popular expatriate area in Lusaka. Kabulonga extends from the edge of Sunningdale up to and including Kudu Road to the north and Lake Road to the east. A large selection of stand-alone houses in plots from 0.75 acres and up to three acres plus cluster developments of individual or terraced housing, and apartment buildings. Well served with two fuel filling stations, shopping centres, fast food outlets, supermarkets and banks.

Woodlands (including Independence Avenue and Prospect Hill)  Again a small area with mainly stand-alone houses in walled gardens ranging in size from 0.5 acres to one acre bordering Kabulonga on north eastern side. Served by one fuel station and a modest shopping centre. Houses on Independence Avenue are favoured as diplomat residences. This area includes State House and the Arakan Barracks. High and visible security.

Rhodes Park Historically one of the first residential areas in Lusaka and there can still be found some houses in the Cape Dutch style. This area has been re-zoned by the Lusaka City Council and there is some “creep” from businesses seeking to relocate from the Central Business District. A range of large family homes to furnished apartment buildings offering short-term lets. The International School of Lusaka and the Italian School are both located in Rhodes Park.

Mass Media  A relatively new area with housing developments of cluster style homes plus a mix of offices and places of worship adjacent to Rhodes Park. Bordered by Nangenwya and Alick Nkhata Roads and close proximity to one of the UN buildings, The French School, ZNBC Mass Media Complex and Longacres. Some roads untarred at present.

Crossroads Adjacent to Kabulonga and bordered by Lake Road and LeopardÂ’s Hill Road, this area has been developed within the last five years, with mainly, stand-alone houses. Crossroads Shopping Centre with its SuperSpar and utility payment shops and ATMs make this a popular shopping destination. Within 10 minutesÂ’ drive of the American International School and within 20 minutesÂ’ drive of the CBD.

Olympia Park Extension   Close to Arcades Shopping Mall this is an established residential area, however, new developments have been built offering apartment-style, short and long term accommodation. Rentals are competitive and its good location between the Great East and Great North Roads and access to both the CBD and the airport make this a popular choice. It is also adjacent to Roma and Kalundu.

Roma   An established residential area to the north of Great East Road. Plots range in size from one to three acres. Housing made up from primarily stand-alone houses with some housing complexes. A popular mixed area. Good main road network with poor feeder roads and in need of significant upgrades. Lusaka International Community School (LICS) is located in Roma and Arcades and Manda Hill shopping centres are under 10 minutes away.

Kalund Adjacent to Great East Road and opposite University of Zambia (UNZA). Stand-alone houses in medium sized plots and adjacent to Roma. Good road network. Accommodation generally made up of houses built approximately 20 to 30 years ago and therefore can often lack up to date kitchen and bathroom facilities. Arcades and Manda Hill shopping centres are 5 to 7 minutes driving respectively.

Jesmondine Further east along the Great East Road, this is a popular area with large houses on reasonable size plots of anything from 0.75 to 1.5 acres. Good main road network with smaller roads of often broken tar.

Makeni/Lilayi   Located to the south of Lusaka, approximately 20 minutesÂ’ drive from the Kafue Roundabout at the south end of Cairo Road. Some cluster developments plus stand-alone houses all on large plots with established gardens. Popular with tenants who prefer to be out of town and enjoy the country life more. Baobab School is located in Makeni. An active neighbourhood watch association operates in this area and all major security companies operate rapid response and monitor alarms.

LeopardÂ’s Hill   Located to the east of the city and fast becoming a very popular residential area with a few newly built complexes plus established farmhouses or large family houses. The American International School is located in the LeopardÂ’s Hill area. An active neighbourhood watch association operates in this area and all major security companies operate rapid response and monitor alarms.

Thanks for sharing KXJ

Regards
Armand

That is great material. I am going to share it with my expat friends
Awesome work.

Hi Cristina,
We'll settle in Lusaka by the end of January and I'm already having an eye open on houses rental though it's difficult to do it being abroad !
We'd like to live in the areas of Unicef office and the French school so Mass Media and Longacres neighborhoods would be more convinient, is that right?
I already had a look on KXJ post wich is of high interest. Any other tip would be most welcome!
How about finding a nanny and a housekeeper ? What are the main networks for those issues?
Thanks a lot
Donia

Hello Donia, concerning the nanny and housekeeper, you should post an advert in the Jobs in Zambia section. It could help.

[Sorry for the off topic]

Thank you,
´¡³Ü°ùé±ô¾±±ð

Thanks ´¡³Ü°ùé±ô¾±±ð ! Are you living in Lusaka or Ile Maurice?
Donia

Hello Donia.

I am from Mauritius Island.

´¡³Ü°ùé±ô¾±±ð

[Moderated]

Hi,

I am looking a renting one flate or house in Lusaka.

Prefered area rodhespark or emasdale area, near manda hill.

Hello krishi1208 -> Can you please post an advert in the Housing in Zambia section?

Thank you,
´¡³Ü°ùé±ô¾±±ð

[Moderated: No free ad on the forum, post your advert in the Flats for rent in Zambia section.]

[Moderated: no free ads pls]