Building a home is a huge part of the Zambian dream. The process comes with its share of challenges, but understanding what you’re getting into makes it easier to sail through. One major challenge is cost! Building a house in Zambia is not cheap, whichever way you look at it. In this article, we are going to help you get a sense of the different costs you might run into during your building journey. If that sounds interesting, then sit tight and read on.
The Real Costs of Buying Land
If you don't already have land, your first step is to buy some. But the cost of buying land doesn’t just end at the price of the land itself. Here are some of the things that will influence this cost:
1. Think about your Intended Use of the Land
Are you building a home, a business, or an investment property? Your intended use will determine the size of your plot, and the areas you look at - factors that will impact your final cost.
If you are also considering serviced plots in your search, make sure you are comparing apples to apples when you compare the cost of a serviced plot to an unserviced one. At first glance, serviced plots seem expensive, but they come with water, sewer, and electricity connections, as well as a good road network. As you compare plot prices, calculate the cost of sorting out these services yourself, including possible unforeseen costs like drilling a dry borehole.
2. Factor in Legal Fees and Taxes
When you buy land in Zambia, there are legal fees to consider, which can reach up to 10% of the land’s value. And don't forget about the property transfer tax in Zambia, which is usually around 5% of the land's value. Make sure you know whether you or the seller will cover this tax to avoid any surprises later.
3. Plan for the Extra Costs of Subdivision Properties
A subdivision property is where one large plot is divided into smaller pieces. If you're buying a plot that’s part of a subdivision, know that there are extra fees involved at various stages - payable to your local council and the Ministry of Lands. Make sure you understand these costs upfront and agree clearly with the seller who will cover each of these costs.
The Bills before the Build even Begins
Before you start building, you’ll need a solid design and the right permits. This stage comes with costs that are important for a successful build. Make sure you set a good foundation here! (All pun intended)
1. Work out a Ballpark Figure
The cost of building a house in Zambia can vary widely depending on location, size, and materials.
For example, land is more expensive in Lusaka, but most building materials are manufactured or imported there. So while buying land outside of Lusaka may be cheaper, one of the extra costs to consider is transporting materials from Lusaka to your town, especially if they are not available locally. That means building costs in Lusaka are not necessarily set in stone but may vary depending on these factors.
Another factor is the type of home you want. For a simple home, expect to pay between K5,000 and K8,000 per square meter. For something more luxurious, costs could soar to K15,000 or more per square meter.
So before you get designs drawn, consider the type of building you want, where you want it located, and the materials you’ll need to get it finished.
2. Spring for a Good Architect
Architects are not just for fancy designs—they’re your go-to experts for ensuring your home is safe, functional, and up to code. Hiring an architect in Zambia will cost you around 1-6% of the project cost, depending on what services they are providing to you.
Investing in a good architect can help you manage your construction costs, as some design choices can heavily impact them. It's important for your architect to design something that aligns with not just your style, but your budget too.
3. Budget for Building Permits and Inspections
After finalising your design, you'll need to apply for council approval. This process has related fees such as printing your drawings, the council fees themselves, and possibly paying someone to submit the paperwork for you and do all the follow-ups if you don’t have the time to do it yourself.
As you build, inspectors from the council will need to check your project at key stages, like laying the foundation and roofing. Zambian building regulations and permits should not be ignored, so don't forget to plan and budget for these. Also remember, you can’t legally live in your new home until you have an occupation certificate, so that's another cost to plan for.
4. Figure out if you need a Quantity Surveyor
A QS will give you a specific budget for your build by preparing a Bill of Quantity (BOQ) or a Material Schedule, which lists all the materials and costs involved in detail based on your architectural drawings.
A BoQ and a Material Schedule are two different documents, but in Zambia, everyone commonly says BoQ when they are actually talking about a Material Schedule. To prevent confusion, throughout this article, we will use the common term BOQ but know we are referring to a Material schedule.
The QS can also help you monitor material usage on your site and manage costs so you stay within budget. For commercial builds, QSs typically charge 1% to 3% of the total project cost, but you can negotiate a reasonable fee for your build—and trust us, they are worth every kwacha.
The Costs at Different Stages of your Build
Now comes the exciting part - actually building your house! With the land bought, designs approved, and permits in hand, it’s time to get down and dirty.
1. Don’t forget about Preliminary Costs
With the approved drawings and BOQ in hand, it's easy to think that the immediate next step is to grab some picks and start digging up the foundation. But before you even start the build, there are a few preliminary steps that need to be taken to prepare your site for construction. And each of these steps comes at a cost. These costs cover things like site clearing, drilling a borehole for a steady water supply, setting up water storage, temporary storage for materials, and shelter for your caretaker and building team.
2. Where to Cut and Not Cut Costs during Your Build
Every build has its big-ticket items that you just can’t avoid—things like your foundations, roofing, and major structural work. Don't compromise on quality at these key stages by trying to lower material quantities or using cheaper materials. These savings will be short-lived and will cost you more in repairs in the long term - don’t worry, there will be other opportunities to make savings in other stages.
Your architect or project manager will be a super useful resource here to help you figure out where and how you can make savings without compromising the quality or integrity of the structures. Tap into their years of industry expertise to help you plan and manage your finances.
3. Keep in mind these Commonly Forgotten Costs
For first-time builders in Zambia especially, there are some hidden construction costs that you don't think to plan for and they seem to just sneak up on you - one after another. Here are some of the common costs that people often forget to plan for include:
- Transport costs of materials
- Site security such as hiring a caretaker
- Material or equipment loss resulting from theft
- Payment to other professionals like surveyors and engineers
- Plan submission fees and inspections
4. The Risks of Over or Under Estimation
It is common for homeowners to ask builders and contractors for a BoQ, but a quote from your builder or contractor is not a BoQ, it's simply a quote, an estimate of what they believe is required for your project. A BoQ is an independent professional tool prepared by a qualified Quantity Surveyor.
It’s easy and common for a builder or contractor to underestimate or overestimate how much material you’ll need. Remember this is not their specialisation - their expertise lies in the actual construction work, not doing complex mathematical calculations. Overordering can lead to waste, while underordering can cause delays in your project and extra transportation costs. To prevent material underestimation or overestimation, it's best to get a BoQ from a Quantity Surveyor. Having a BoQ with a detailed breakdown of all expected costs, lets you know exactly how much you’ll need for your project at each stage, ensuring your money is allocated wisely.
Alternatively, plan from the start to buy materials in batches and batch different stages of work together so you are not buying 100% of the estimated materials in one go but you are also not paying for a half-empty truck. A good Project Manager can help you with this planning and coordination.
Top Tips for Building on a Budget
Building a house is expensive. There’s no doubt about that. But there are ways to save money without having to cut corners. We’ve put together five tips to help you keep costs down:
- Plan, plan and plan again
This is the most important point! Research and understand every single aspect of the building process so you don’t face surprise expenses. Construction costs in Zambia will also depend on the building plan you draw up, so choose the different aspects of your build wisely. We hope this article has given you lots of things to consider in your planning - Hire the right people
Work with an experienced building crew with years of experience will help you avoid costly mistakes and keep your project on track.
If you’re not sure how to build a house in Zambia or aren’t confident about overseeing the project and managing contractors yourself, no problem! Rivuuz provides full-service construction management services in Zambia so we can handle everything from A to Z. All you have to do is contact us, sit back, receive updates, and watch your building go up just the way you want it. - Buy in bulk
Buying materials in bulk can lead to significant savings. Just make sure you have a secure place to store your materials either on or off-site. - Protect your investment
Insure your house during construction. This will protect you against theft, damage, and other unexpected events, giving you peace of mind. - Pace yourself if you need to
Don’t have enough money to complete the whole building at a go? With Rivuuz’s “Build at Your Own Pace” model, you can build as and when your pockets are ready! That means no rushing, no low-grade materials, no cutting corners. You build stage by stage, as and when you want.
The whole point here is that building a home in Zambia can be a rewarding experience when you understand the different costs before you get started. Doing this means you get a beautiful home without breaking the bank—the perfect win-win situation!
Ready to get started? We can help. Give us a shout and let’s help you build your dream home.
If after reading this, you’re torn between building or buying a house, we get it. It’s a pretty big decision. Read this next to get a better understanding of the two: Buying vs Building a house – The pros and cons
