Fixing Land Records Is Central to Zambia’s Development Agenda
Land impacts nearly every aspect of life, not just in Zambia. It is where families build homes, start businesses, raise children, and secure their futures. However, for many years, weaknesses in land administration and property revenue systems have subtly undermined both household security and national development.
Currently, the Government is addressing this challenge through a coordinated reform agenda led by the Ministry of Lands and Natural Resources (MNLR) and the Presidential Delivery Unit (PDU). The focus is on strengthening land formalisation, improving ground rent compliance, and ensuring that land contributes fairly to public services without placing unnecessary burdens on citizens.
The Scale of the Challenge
Zambia has an estimated 1.2 million numbered properties nationwide. However, fewer than 450,000 of the properties have registered title deeds. As a result, more than half of properties lack full legal protection, leaving families vulnerable to disputes, uncertainty, and limited economic opportunities.
Even among properties that have title deeds, compliance with ground rent payments remains low. Of the approximately 450,000 titled properties, only about 45,000 landowners currently pay ground rent. As a result, Zambia collects roughly K157 million annually, instead of the more than K1.2 billion that could be generated if compliance were to improve.
The shortfall is not just an accounting issue; ground rent is a critical source of funding for public infrastructure and local services. It helps support road maintenance, health facilities, schools, markets, and council operations. When revenue is inadequate, communities experience delayed projects, strained services, and limited development.
From Enforcement to Enablement
The Government is shifting its approach to addressing land ownership challenges. Instead of focusing solely on enforcement, the emphasis is now on facilitating compliance by simplifying processes, reducing costs, and improving communication.
Through the National Land Titling Project (NLTP), the Government has made significant progress in formalising land ownership. More than 232,000 offer letters have been issued nationwide. Out of these, about 129,000 have been converted into certificates of title, with many more households just one payment away from achieving full legal ownership. Records show that the average outstanding balance is approximately K1,500.
For many families, this means that secure land ownership is within reach. During a national address on land formalisation, the Minister of Lands and Natural Resources, Sylvia Masebo, emphasised that titles represent more than just paperwork. “A Certificate of Title is not just a document. It protects property and land owners from disputes, allows land to be inherited safely, and opens up opportunities for investment and development,” stated the Minister.
She also highlighted the importance of fulfilling obligations associated with ownership. “Ground rent is not a punishment; it confirms that land ownership is active, lawful, and recognised by the State,” the address noted, urging citizens to regularise their land status and make timely payments
Why Ground Rent Matters
Ground rent serves two important purposes. First, it confirms lawful ownership of property, and second, it provides a sustainable source of public revenue. When landowners pay ground rent, they contribute to funding services that directly benefit their communities.
However, many citizens have faced difficulties in making payments due to unclear records, delays in processing, and limited access to payment platforms. The Government has acknowledged these challenges and responded by expanding digital services, allowing landowners to check their balances and make payments online. The initiative helps reduce travel costs and administrative hurdles.
As part of a nationwide land formalisation campaign set to run through 2026, the Government aims to accelerate the conversion of offer letters and Invitations to Treat into certificates of title. By clearing backlogs and improving communication, the government expects to enhance compliance rates.
A Development Link That Citizens Can See
At the heart of these reforms is a simple principle: when citizens see a clear link between what they pay and what they receive, trust grows.
Improved ground rent compliance allows councils to plan better, invest consistently, and deliver visible results. Over time, this strengthens accountability on both sides; citizens meet their obligations, and the Government delivers services more effectively.
The PDU’s role has been to ensure coordination across institutions, track delivery, and keep reforms focused on measurable outcomes. By aligning land formalisation with broader revenue reforms, the government is working to ensure that land contributes fully to national development while protecting household security.
Fixing land records may seem technical, but its impact is deeply personal. It secures families, unlocks investment, and strengthens the financial foundation needed to build better schools, clinics, and roads.