Livingstone Area Profile – Southern Province, Zambia

Livingstone, the tourism capital of Zambia and home to the world-famous Victoria Falls (Mosi-oa-Tunya), is one of the country’s most iconic and culturally rich cities. As the administrative centre of Southern Province, Livingstone blends historic charm, modern hospitality, and strong regional commerce. Its strategic location along the Zimbabwe border makes it a gateway for tourism, international travel, cross-border trade, and adventure activities.

With a stable property market, thriving tourism industry, and ongoing infrastructure improvements, Livingstone attracts families, hospitality investors, NGOs, expatriates, and businesses serving the region.

Key Residential Areas

Livingstone offers a range of neighbourhoods suitable for homeowners, tenants, and investors:

Highland / High-Cost Residential Areas

A quiet, leafy suburb with larger homes, good security, and close proximity to private schools and hospitals.

Nottie Broad / Airport Area

Growing residential pockets with modern homes, secure compounds and easy access to Harry Mwanga Nkumbula International Airport.

Falls View / Mukuni Road Area

Popular with expatriates and tourism professionals due to its proximity to hotels, lodges and Mosi-oa-Tunya National Park.

Town Area & CBD Fringe

Convenient for professionals, government workers, and small business owners with direct access to shops, banks and transport.

Dambwa North & Dambwa Central

Well-established residential zones known for affordability, local markets, community amenities, and schools.

Amenities & Facilities

Livingstone has a strong mix of modern services and tourism-driven infrastructure:

• Education: Livingstone International School, St. Raphael’s Secondary, Linda High School, and several private academies.
• Healthcare: Livingstone Central Hospital, Victoria Falls Eye Clinic, private medical centres and well-established pharmacies.
• Shopping & Retail: Shoprite, Mosi-oa-Tunya Shopping Centre, Maramba Market, local craft markets, hardware stores, and boutique retail outlets.
• Transport: Harry Mwanga Nkumbula International Airport, intercity bus services, border access at Victoria Falls Bridge, and road links to Kazungula, Choma, and Lusaka.
• Hospitality: Royal Livingstone Hotel, Avani Victoria Falls Resort, Protea Livingstone, Maramba River Lodge, and numerous boutique lodges.

Summary

Livingstone is a vibrant, scenic and historically rich city offering strong tourism-driven economic activity, solid residential neighbourhoods, and an enviable lifestyle along the Zambezi River. Its blend of natural wonders, growing infrastructure, reliable amenities, and cross-border connectivity makes it an attractive location for families, investors, NGOs, hospitality operators and long-term residents.