Published on and written by Cyril Jarnias
Moving to Botswana, whether for an expatriate contract, studies, an entrepreneurial project, or a long stay, almost always starts with the same question: where and how to find reliable housing at a fair price without falling into a trap?
Despite an affordable cost of living, a free rental market, and a dynamic digital ecosystem, the country faces numerous online real estate scams. These include misleading ads, fake agents, misappropriated security deposits, and poorly drafted leases, which can lead to financial losses and compromise the housing search.
This article provides a very concrete overview of the rental market in Botswana, prevailing prices, key neighborhoods, basic legal rules, and—most importantly—red flags to avoid scams inspired by patterns already widely observed in Southern Africa. The goal is simple: to give you enough points of reference to search for housing methodically and with reasonable caution, not with anxiety.
Understanding the Rental Market in Botswana
The rental market in Botswana operates as a free market: landlords and tenants agree on the rent without an official scale. A rent control law (Rent Control Act, Chapter 43:09) exists, but it only applies to certain commercial premises in urban areas. In practice, for housing, prices mainly follow supply, demand, and negotiation.
For an expatriate, foreign student, or posted employee, renting is generally more realistic than buying. Property ownership for non-citizens is possible but regulated and sometimes lengthy (permission from the Ministry of Lands, local attorney, processing times of two to three months, substantial down payment, etc.). Conversely, renting is relatively easy to find in major cities, provided you plan ahead and follow certain basic rules.
Gaborone, Maun, Francistown: Three Hubs with Different Profiles
To get your bearings, you first need to understand the market’s geography.
Gaborone, the capital of Botswana, has approximately 230,000 inhabitants, making it the largest city and main economic hub in the country.
Francistown is the second-largest city, in the Northeast. It is cheaper than Gaborone, with a price difference of around 10 to 20% depending on the type of property and neighborhood. It is an important transit point, with a supply of houses and apartments for rent, but overall demand is slightly less tight.
Maun plays a special role: it is the safari capital and the gateway to the Okavango. Prices there are influenced by international tourism, especially for hotels and short-term accommodations, but long-term residential rentals remain generally a bit cheaper than Gaborone, with a quality of life highly appreciated by nature lovers.
A quick look at average monthly rents gives a sense of the scale.
Rent Levels: What to Expect?
Figures vary by source and period, but the ranges converge. Here is a summary table for long-term rentals (monthly rents in Pula, BWP) in the main cities.
| Type of Housing | Gaborone (center) | Gaborone (suburbs) | Francistown | Maun |
|---|---|---|---|---|
| 1 bedroom – city center apartment | 3,000 to 4,500 BWP | 1,500 to 3,000 BWP | 1,500 to 2,500 BWP | 2,500 to 4,000 BWP |
| 3 bedrooms – city center apartment/house | 6,000 to 10,000 BWP | 3,500 to 7,500 BWP | 4,000 to 8,000 BWP | 4,500 to 10,000 BWP |
| Standard family house (3 bed.) | 6,000 to 12,000 BWP | 5,000 to 10,000 BWP | 5,000 to 15,000 BWP (depending on standard) | 4,000 to 8,000 BWP |
| High-end house (Phakalane, etc.) | 15,000 to 25,000 BWP, even 30,000 BWP+ | — | — | — |
| Room in shared accommodation | 2,500 to 4,000 BWP (often utilities included) | 2,000 to 3,000 BWP | 2,000 to 3,000 BWP | 2,000 to 3,500 BWP |
These amounts give a general idea: a single person can often manage with 3,000 to 5,000 BWP/month in rent in Gaborone (excluding very sought-after neighborhoods), a couple or family with 8,000 to 15,000 BWP, depending on the size and standard of the housing.
In addition to rent, utility bills (water, electricity, internet) are generally the tenant’s responsibility for long-term leases. For a medium-sized apartment, these bills remain moderate compared to costs in Western Europe.
Sought-After Neighborhoods and Typical Housing
In Gaborone, expatriates and upper-middle-class residents are spread across several well-identified areas.
Phakalane and Phakalane Golf Estate constitute the upscale suburb par excellence: large houses with gardens, sometimes pools, secure complexes, golf course, nearby schools and services. Rents there easily reach 15,000 to 30,000 BWP for family villas.
Broadhurst and Gaborone West offer an interesting compromise between location, price, and services. Broadhurst offers many shops, easy access to transportation, and a range of housing from apartments to family homes. Gaborone West attracts many expatriates with nearby international schools (e.g., Westwood International School) and a relatively quiet residential environment.
The numbered blocks (3, 5, 7, 8, 10, etc.) consist of housing estates and small residences. These neighborhoods, often favored by families, offer quieter streets and proximity to schools and shopping centers.
The Village and the central Extensions (Extension 9, 10, 11…) combine single-family homes, embassies, offices, and administrative buildings. Rents are high, but access to services and main roads is excellent.
In Francistown, neighborhoods like Aerodrome or Tati are often cited as pleasant residential areas for expatriates, with family houses at rents significantly lower than in Gaborone.
In Maun, the supply is more scattered, between single-family homes, small residences, and mixed-use accommodations (tourism/long stay). The choice depends largely on need: proximity to the center, quiet, access to safari areas, etc.
The types of properties available range from apartments in secure complexes (especially in Gaborone and Francistown) to standalone houses with gardens, to high-standard villas in gated “estates”. Part of the rental stock is furnished, which is common in newer or upscale complexes and very practical for stays of limited duration.
Where to Look: Agencies, Portals, On the Ground
The first instinct today is obviously to search online. In Botswana, as elsewhere, this habit has become the norm—and that’s also where the risks of scams are highest.
Local Real Estate Agencies: A Valuable Filter
Several players structure the formal market:
– Seeff Properties Botswana, present since the late 2000s, with a national network.
– RE/MAX Botswana, very active in rentals and sales, with agents accustomed to assisting foreigners.
– Knight Frank Botswana, positioned more on commercial and high-end residential properties.
– Tswanahome, an agency and platform based in Gaborone West, covering the capital and several neighboring districts.
– Apex Properties, a property management and advisory firm.
– Other agencies registered with the Real Estate Institute of Botswana (REIB) and regulatory authorities.
Using a reputable agency offers several major advantages: they verify property ownership, use a standardized lease, and provide you with an identified contact in case of problems. To ensure their reliability, verify that agents are licensed. You can check their status with the **Real Estate Institute of Botswana (REIB)**.
It is highly recommended, before committing, to verify that the agency and agent actually exist, have a clear physical address, and a consistent history of listings.
Online Portals and Platforms
Regarding portals, Property24 Botswana is one of the most consulted sites in the country, ahead of other platforms like Private Property, Tswanahome, Botswana Property Guide, or certain large international portals that also list Botswana properties.
Listings on generalist sites (Gumtree, OLX) and especially on Facebook (Marketplace, groups) or WhatsApp are particularly prone to scams. The ease of posting fake ads, changing phone numbers, and disappearing after payment makes fraud very common there.
For shorter stays or temporary housing while finding a long-term lease, many offers exist on Airbnb in Gaborone, Francistown, or Maun. A recent analysis lists about 165 active listings in Gaborone, mostly entire apartments or condos, with very flexible stay policies (most accept one-night bookings).
Scouting On the Ground
Even if the internet makes things easier, physical scouting remains an irreplaceable tool. Walking or driving in the target neighborhood, spotting “To Let” signs, talking to local shopkeepers, caretakers, and neighbors often leads to discovering properties not listed online or recently available.
This approach has another advantage: getting a feel for the neighborhood’s real atmosphere (noise, traffic, perceived safety, accessibility) before committing.
Budget, Documents, Deposit: What to Plan For
Before starting, it is essential to be precise about your budget and administrative capabilities.
How Much Do You Need to Earn to Rent Comfortably?
Many landlords and semi-public entities apply a simple principle: rent should not exceed 30% of the tenant’s net monthly income. This is a useful guideline to avoid stretching beyond reason.
For a single expatriate in Gaborone, a total budget (rent + daily living expenses excluding international schooling) of around 1,000 to 1,500 USD per month is often considered comfortable. At this level, a good-quality apartment is feasible, with room for transportation, food, and leisure.
For a family, the schooling item (international schools) changes the game, with annual fees ranging from 30,000 to 100,000 BWP per child, or more in the most prestigious institutions. This parameter must be factored into the consideration of rent amount.
Security Deposit and Initial Payments
In Botswana, there is no legal ceiling for the security deposit. In practice, landlords often ask for:
– a deposit equivalent to one month’s rent, sometimes two,
– plus the first month’s rent payable in advance.
For an attractive property in a sought-after neighborhood, it is common for the landlord to demand several months’ rent in advance, especially on the private market. However, some public or parastatal entities limit this practice. In several African countries, like Botswana, requests for 6 to 12 months’ advance rent are common, though less systematic.
Concretely, you need to have enough to cover at least two to three months’ rent upon lease signing (deposit + first rent + possible meter deposits).
Documents to Provide: Prepare Your File
Serious landlords and agencies generally request a complete file. For a foreign individual, the usual documents are:
List of supporting documents typically requested by landlords or real estate agencies to compile a rental application.
Official photo ID document, necessary to verify the future tenant’s identity.
Mandatory for non-citizens, it proves the right to stay and work in the country.
Employment contract or employer’s letter confirming job status and income level.
Typically for the last three to six months, they demonstrate financial capacity to pay rent.
Contact for the previous landlord who can attest to good payment behavior and maintenance.
Person to notify in case of emergency (next of kin), often a relative residing in the country.
Some local institutions, like the Botswana Housing Corporation (BHC) which manages a housing stock, go further: creditworthiness certificate, sworn statement certifying you do not already own BHC property, naturalization certificate for citizens born outside the country, etc. For a simple private lease, the level of requirement is often lighter, but a minimum solvency check remains the norm.
For companies renting on behalf of an employer, a corporate file is required: registration certificate, shareholder list, tax and bank certificates, internal resolution authorizing the lease.
If a landlord offers to rent to you without any income verification, without requesting serious documents, and without a clear procedure, it might seem convenient… but should also alert you to their seriousness—or hide a scam.
Lease Agreement: What It Should Contain
Many misunderstandings and disputes arise from a non-existent, approximate, oral, or too vague lease. In Botswana, verbal agreements are in principle valid, but in practice, it is strongly recommended to insist on a written contract.
Duration, Lease Type, and Rent Increase
Botswana law distinguishes several types of leases:
– Fixed-term lease: It automatically ends on the agreed date, without notice, if neither party is in default.
– Indefinite-term lease: It continues from period to period (e.g., month to month) until one party gives reasonable notice.
– “Terminable at will” lease: Usually with notice, the law also requires a reasonable period, to be assessed case by case.
The lease may include an escalation clause providing for an annual rent increase, often set by landlords at 10% per year for five years. Although the law sets no official ceiling, this practice is common while actual inflation is typically lower. Therefore, it’s important to negotiate this clause to avoid an excessive rent hike.
– check in black and white the method for calculating the increase,
– request a limit (e.g., “maximum X% per year”),
– negotiate if necessary, especially in a relaxed rental market.
Minimum Content of a Solid Lease
A serious lease agreement should specify at least:
– the identity and address of the landlord and tenant;
– a precise description of the property (address, type, possibly a plan);
– the rent amount, due date, payment method, late payment conditions;
– the deposit amount and what it covers (damages, unpaid rent);
– the lease duration, renewal and early termination conditions (notice, penalties);
– the division of responsibilities for repairs and maintenance (what falls to the landlord, what falls to the tenant);
– any prohibition or permission for subletting;
– a check-in list or inventory if the property is furnished (furniture, equipment);
– specific rules (pets, renovations, professional use, etc.).
Refusing to sign a lease or downplaying its importance is a major red flag. Across Southern Africa, tenant protection organizations stress: a landlord or agent who refuses to provide a written contract, or pressures you to sign an incomplete document, is not trustworthy.
It is prudent, when the financial stakes are high, to have the lease reviewed by a lawyer or attorney before signing, especially if you are unfamiliar with local terminology and law.
Rental Scams: Scenarios to Know (and Avoid)
The rise of the internet and social media has profoundly transformed housing searches. It has also opened a highway for scammers. Patterns observed in South Africa or elsewhere are found, sometimes identically, in Botswana or comparable environments. Understanding their logic is the best way to protect yourself.
Copying Legitimate Listings and Fake Identities
A very widespread scheme involves copying a real listing:
– The scammer takes photos and the description of a property actually for rent (from a reputable agency’s site, for example).
– They repost them on Facebook, WhatsApp, a classifieds site, or even a serious portal, but with their own contact details.
– They present themselves as an agent for a major brand or official representative, sometimes using the agency’s logo and colors (sometimes a slightly modified or older version).
– They may even impersonate a real agent’s photo and create a nearly identical profile.
Faced with a tight market, especially for student or low-rent housing, this tactic is dreadfully effective: the price seems attractive, the ad looks professional, and the person responds quickly.
In some cases, the scammer organizes a property viewing with the actual real estate agent to appear legitimate. After the viewing, they demand an immediate security deposit into a personal account to ‘secure’ the property, then disappear with the money.
Pressure, Urgency, and Offers That Are “Too Good to Be True”
All specialized organizations remind us: if the price is significantly lower than market rents for a comparable property, it is almost always a trap. Scammers play on:
– the feeling of a bargain (“it’s so much cheaper than others”),
– and the fear of missing out (“there are already many applications, the first to pay the deposit gets it”).
This combination pushes many applicants to send a deposit before seeing the property or signing a proper contract. In almost all scam cases, the common point is there: money goes first, checks come later.
Scammers prefer payment methods that are difficult to trace or recover, such as direct international transfers, instant transfer services, cryptocurrencies, or prepaid cards. Any insistence on using these channels rather than a classic bank transfer to an identified account should be considered a major red flag.
Fake Leases, Fake Bank Accounts, Fake Emails
Another classic technique: the scammer sends a sloppy lease agreement, sometimes poorly drafted, or conversely very well presented but full of inconsistencies, with bank details that do not match those of the real agency or owner. Examples include:
– an email address very close to that of an agency (adding a letter, swapping two characters, using a free domain instead of the group’s professional domain);
– different bank details from those on the official website;
– very generic, non-personalized attachments, without precise details about the property.
Some victims are convinced because the process mimics that of a serious agency quite well: request for documents, sending a lease to sign, invoice for an “administration fee” or security deposit, etc. But the money is redirected to an account controlled by the scammer.
In other cases, we see cruder scams, with half-empty leases, riddled with errors, or without a precise address. Again, the applicant’s enthusiasm (have they just “finally” found housing in a tight market?) can cloud their judgment.
How to Verify That a Listing and an Agent Are Legitimate
The good news is that there is a series of simple reflexes that allow you to filter out the majority of scams before they cause damage.
Always Verify the Agent and Agency Through an Independent Channel
When someone presents themselves as an agent for RE/MAX, Seeff, Knight Frank, Tswanahome, or another, never rely solely on the number they provide in the ad or via WhatsApp. Adopt the following approach:
– Yourself, search for the agency’s official website (via Google, carefully checking the site address).
– Find the office phone number listed on the site or on the agency’s Google Business page.
– Call that number and ask if the agent in question actually works for them, and if the property you are interested in is indeed in their portfolio.
– In parallel, check if the agent appears on the website (photo, profile, matching contact details).
To verify the legitimacy of a real estate agency or agent in Botswana, it is advisable to consult the Real Estate Institute of Botswana (REIB). This body is responsible for issuing professional licenses and can confirm a professional’s registration.
Inspect the Listing and Photos
Several clues can signal a trap:
– Photos that are too perfect or obviously generic, without country-specific details.
– Very vague description, little information on exact location, square footage, utilities.
– Price significantly below average rents for a comparable property.
– Gross spelling mistakes, automatic phrasing, impersonal style.
A simple tool to detect recycled photos is a reverse image search (via Google Images or other services): if the same images appear associated with other listings in other countries or with other agencies, be cautious.
Never Pay Before Seeing the Property and Verifying the Lease
The advice converges, whether talking about Botswana or other countries in the region:
Categorically refuse to pay a deposit or administration fees before a physical viewing of the property. If the landlord claims to be abroad, that the keys are with a relative, or that they will send them after payment, consider this a classic scam scenario. Even after a viewing, do not pay anything until you have a clear written lease, signed by both parties, with all financial conditions precisely stated.
A partial viewing where the agent claims to have “forgotten the keys to a room” or says the owner does not want certain areas seen should also raise a red flag.
Verify Bank Details and Communications
Before transferring money:
– Compare the bank details received by email or WhatsApp with those on the agency’s official website or company letterhead.
– Call the agency’s official number (not the one from the ad) to confirm the account references.
– Inspect the sender’s email address: a serious professional typically uses their own domain (e.g., @agency-name.co.bw), not a generic free email address.
It is also recommended, where possible, to use traceable payment methods (classic bank transfer, possibly credit card via a secure platform) rather than anonymous or hard-to-reverse systems.
Conduct During the Tenancy
Once the housing is found and the lease signed, the work is not over. To protect your deposit and limit the risk of disputes, a few best practices are essential.
Conduct a Serious Check-In Inspection
Upon moving in:
– Inspect walls, ceilings, floors, doors, windows, bathrooms, kitchen, appliances meticulously.
– Note all defects in writing (cracks, damp stains, broken tiles, faulty locks, etc.) and ideally photograph them with the date.
– Have this inspection report signed by the landlord or agent, or send it officially by email as a reference.
A detailed and precise check-in report is essential to guarantee the return of your security deposit. It protects you by clearly establishing the property’s condition upon your entry, thus avoiding being held responsible for pre-existing damage when you leave.
Respect Contractual Obligations
Most leases in Botswana require the tenant to:
– pay rent on the agreed date;
– use the premises as a primary residence (no commercial activity without written agreement);
– keep the property in a reasonable state, perform minor routine repairs, and promptly report structural problems (leaks, electrical issues…);
– not make major alterations without written permission.
In case of serious breach (repeated late payments, damages, illegal activities, serious nuisance), the landlord can initiate eviction proceedings. Although Botswana law in theory grants powerful means to landlords, such as a lien on the tenant’s property to recover unpaid rent, legal proceedings in practice often remain lengthy and costly for all parties involved.
Communicate, Document, Keep Records
To avoid misunderstandings:
– prefer written communication (emails, messages) for repair requests, special agreements, lease extensions or modifications;
– keep payment receipts and proof of transfer;
– inform the landlord as early as possible in case of temporary financial difficulty, instead of letting delays accumulate without explanation.
A clear and regular relationship with the landlord or agency increases your chances of negotiating a rescheduling, rent adjustment, or lease extension under good terms, especially if you have shown seriousness up to that point.
Negotiating Your Rent and Annual Increases
In a free market, many things are negotiable, particularly the initial rent amount and annual increases.
Prepare with Market Data
Even before starting to discuss:
– Consult multiple portals (Property24, Tswanahome, agency sites) to know the average price of comparable properties in the target neighborhood.
– Distinguish between listed price and actually negotiable price: in some segments (e.g., oversupplied apartments), landlords are more inclined to lower.
– Inquire about the vacancy rate: in an area where many properties remain empty, your bargaining power increases.
Figure often cited for the standard annual rent increase, which far exceeds structural inflation.
Highlight Your Profile as a Good Tenant
Landlords dread two things: non-payment and destructive tenants. If you can demonstrate you are neither, you gain weight in the discussion. To do this:
– provide proof of job seniority and stable income;
– mention (or provide) a positive reference from a previous landlord;
– explain that you are looking for a long stay, possibly with a two-year lease or more;
– show your concern for property maintenance (e.g., by mentioning improvements you made in a previous rental).
In some cases, offering a longer lease term or payment of a few months in advance can secure a slightly lower rent or a softer increase ceiling.
Specifics for Foreigners: Residing, Renting, Buying
For a foreigner, finding housing is part of a broader administrative context.
Residence and Work Permits
Citizens of many Commonwealth countries do not need a visa for a short stay, but any stay exceeding three months requires a Residence Permit. The official procedure is done through immigration services:
Approximate amount in BWP of the fee payable for submitting a residence permit application in Botswana.
After several years of continuous residence (typically five years), it is possible to apply for a more stable status (permanent residence).
For the rental itself, many landlords require seeing the work permit or proof of an application in progress, to avoid a tenant who might become undocumented.
Property Access for Non-Citizens
Non-citizens cannot freely acquire all types of land. In particular:
The purchase of land in tribal areas (e.g., Tlokweng, Mogoditshane, Molepolole) is prohibited to foreigners. Furthermore, the acquisition of undeveloped vacant land is highly regulated, except for specific freehold properties.
To buy a property, a foreigner generally must:
– obtain ministerial consent (Ministry of Lands);
– use a lawyer to secure the transaction, verify the title, and handle registration;
– justify stable income and a significant down payment if seeking a loan (20 to 30% down payment, sometimes more).
These constraints explain why, for many expatriates and foreign workers, renting remains by far the simplest option, at least in the first few years.
Temporary Housing and Transition: Hotels, Airbnb, Monthly Rentals
One of the safest ways to avoid rushed commitments is to use temporary accommodation upon arrival: hotel, guest house, furnished apartment for short or medium-term rental.
In Gaborone, Francistown, or Maun, the supply is wide:
– hotels of various categories;
– furnished apartments and studios in residences;
– houses and farms on the outskirts for quieter stays.
Some accommodations, notably on platforms like Airbnb or through specialized agencies, offer monthly stays at advantageous rates. These offers combine a reduced price with retained flexibility, usually allowing cancellation with short notice.
This method has three advantages:
1. Observing neighborhoods before choosing a long-term lease. 2. Avoiding paying a large deposit for a property you’ve barely had time to see. 3. Giving yourself time to gather and translate all essential documents for a complete file.
The initial extra cost (a month in a hotel or Airbnb is often more expensive than a month of a classic lease) is largely offset if it helps you avoid a costly mistake or scam.
In Summary: Vigilance, Verification, Patience
Finding housing in Botswana is overall more affordable than in much of the Western world. Gaborone regularly ranks among the cheapest capitals for expatriates, and rents in Francistown or Maun are even more moderate. The supply of houses, apartments, and villas, furnished or not, allows everyone to find a property suited to their budget and constraints.
In Southern Africa and Botswana, sophisticated fraudulent schemes exist, such as listing impersonation, fake agents, urgent deposit requests, rigged leases, and fraudulent bank accounts. The apparent ease of online renting should not make us forget these very real risks.
In the face of this, three imperatives stand out:
– Verify: the agent, the agency, the property, the bank accounts, the emails, the photos.
– See: never pay without a real viewing of the property, nor sign without having read and understood a complete lease.
– Take your time: do not let yourself be locked into a false countdown (“pay today or the property will be rented to someone else”).
By combining these precautions with a good understanding of rental levels, neighborhoods, required documents, and basic legal rules, it is entirely possible to find pleasant, safe, and suitable housing in Botswana—without losing your deposit, savings, or illusions.
Disclaimer: The information provided on this website is for informational purposes only and does not constitute financial, legal, or professional advice. We encourage you to consult qualified experts before making any investment, real estate, or expatriation decisions. Although we strive to maintain up-to-date and accurate information, we do not guarantee the completeness, accuracy, or timeliness of the proposed content. As investment and expatriation involve risks, we disclaim any liability for potential losses or damages arising from the use of this site. Your use of this site confirms your acceptance of these terms and your understanding of the associated risks.
Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
