Discover an 11.60-acre small-scale farm in Waterford, Bulawayo, featuring a mesh wire fence for security and privacy. The main farmhouse hosts three bedrooms, perfect for family living, and is complemented by an additional house under construction, offering four more bedrooms. This property is secured with a Deed of Transfer, ensuring a smooth transaction process. Waterford's known low-density zoning provides a serene environment, ideal for residential living. Contact us for viewing appointments or more information.
Discover an 11.60-acre small-scale farm in Waterford, Bulawayo, featuring a mesh wire fence for security and privacy. The main farmhouse hosts three bedrooms, perfect for family living, and is complemented by an additional house under construction, offering four more bedrooms. This property is secured with a Deed of Transfer, ensuring a smooth transaction process. Waterford's known low-density zoning provides a serene environment, ideal for residential living. Contact us for viewing appointments or more information.
The tenure, deed and zoning rules in plain language. Confirm specifics with your conveyancer before signing.
This is the highest form of property ownership. You own the land and the buildings on it outright and forever. This status is proven by a Deed of Transfer (Title Deed) registered at the Deeds Registry. You have absolute control to sell, alter, or use the property as collateral for a mortgage.
This is the gold standard of property ownership in Zimbabwe. The property is registered entirely in your name at the Deeds Registry. You have absolute control to sell, alter, or use the property as collateral for a mortgage. There are no developers or municipal authorities standing between you and your ownership rights, but you carry 100% of the responsibility for maintenance, ZESA, and municipal rates.
These are properties in affluent or spacious suburbs (like Borrowdale, Greendale, or Highlands). Stands are typically large, ranging from 1,000 square meters up to several acres. Municipal by-laws strictly regulate how much of the land you can build on to maintain the spacious character. These properties often attract higher municipal rates and require significant investment in independent utilities like boreholes and solar due to their size.
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Users are solely responsible for conducting independent due diligence before entering into any property-related transaction. This includes, at a minimum verifying title deeds and ownership at the deeds registry, confirming municipal rates clearance and compliance, reviewing council approved plans and zoning, inspecting the physical property, confirming the agent's valid written mandate, seeking independent legal, financial and valuation advice.
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Absolutely not. The prohibition on foreign ownership of agricultural land in Zimbabwe is absolute, and the regulatory net has recently tightened. Under the 2024/2025 Land Tenure Policy Reforms, the government explicitly mandated that even the new bankable tenure documents will be strictly transferable only among indigenous Zimbabweans.
Do not attempt to use complex corporate structures or "fronting" to bypass this. If a purchasing entity has majority foreign shareholding or non-indigenous backing, the Ministry of Lands will reject the mandatory "No-Objection" clearance, the Deeds Office will block the transfer, and your capital will be paralyzed. Agricultural investment by foreigners must be structured as joint-venture operating companies, never as direct land acquisitions.
In October 2024, the Zimbabwean Cabinet issued an indefinite moratorium on all new 99-year leases and offer letters, acknowledging that commercial banks refused to accept them as collateral. The government is replacing these with a new "Securitised, Bankable, and Transferable Document of Tenure."
If you are buying a commercial farm, a full Deeds Office Title Deed (Freehold) remains the ultimate gold standard—it is frictionless, immediately mortgageable, and freely transferable. If you are offered an A2 farm under the new 2025 Tenure Document, be aware that while it is technically "bankable," the secondary market is untested, and any transfer still requires heavy bureaucratic clearance from the Ministry of Lands.
Currently, the Zimbabwean government is actively executing the Global Compensation Deed and resolving BIPPA (Bilateral Investment Promotion and Protection Agreement) claims for farms seized in the early 2000s from foreign nationals (e.g., Swiss, German, and Dutch investors).
If you buy a privately titled commercial farm that overlaps with a historical BIPPA claim, the title is legally radioactive. The government is currently returning dozens of these specific farms to their original foreign owners or freezing transactions while compensation of millions of dollars is negotiated. Before you pay a deposit on any commercial farm, your conveyancer must explicitly cross-reference the farm’s history with the Ministry of Finance's active BIPPA compensation list.
Many buyers physically inspect boreholes and dams and assume the farm has water security. Legally, all surface and underground water in Zimbabwe belongs to the State. You do not own the water on your farm; you only own the right to use it.
If a farm has three massive dams and high-yield boreholes, but the seller does not possess valid, up-to-date ZINWA (Zimbabwe National Water Authority) Water Abstraction Agreements, the government can legally cap your boreholes or divert your dam water during a drought. You must audit the ZINWA permits—not just the physical pumps—to ensure the farm can legally sustain commercial irrigation.
Yes. Under Section 16 of the Zimbabwean Labour Act, the transfer of an agricultural business or farm automatically transfers all existing employment contracts to the new owner on the exact same terms. You cannot simply "wipe the slate clean" and evict the workforce upon taking ownership.
If the previous owner owed thousands of dollars in unpaid wages, NEC (National Employment Council) dues, or NSSA contributions, you inherit that liability. Before acquisition, you must demand a full labor audit and deduct any outstanding wage arrears or required retrenchment packages directly from the seller's purchase price.
The only secure, bankable form of ownership in Zimbabwe is a registered Deed of Transfer (or Deed of Grant) recorded at the Deeds Office. However, the regulatory landscape has recently shifted. Under Statutory Instrument (SI) 76 of 2025, all traditional paper title deeds are undergoing a compulsory digital validation process. Before purchasing, your conveyancer must now verify that the seller’s paper deed has been validated or converted to a secure digital deed to prevent forged-document fraud.
The Cession Trap: Many new cluster developments and high-density stands are sold under "Cession." This means the developer or local council holds the master Title Deed, and you only own a contractual right to the property. You do not own the land. If the developer goes bankrupt or used the master deed as collateral for a bank loan that defaults, your property is at risk. Never buy a high-value property on cession without a conveyancer reviewing the developer's master title and subdivision permits.
Under the Regional, Town and Country Planning Act, a property’s zoning dictates its maximum yield, but the real market value is driven by commercial conversion potential and densification.
Commercial Conversions: Suburbs bordering the CBD (such as Eastlea, Milton Park, and Belvedere) command massive premiums because residential properties are being converted to commercial offices. However, operating a business on a residentially zoned stand without applying for "Special Consent" or a formal rezoning permit from the City of Harare is illegal. The council can issue enforcement orders forcing you to shut down. Do not pay a "commercial premium" for a residential property unless the agent can provide the approved commercial use permit.
Cluster Densification: In northern suburbs (Borrowdale, Highlands), large low-density stands are being bought for cluster housing. A seller cannot simply carve off a piece of their garden and sell it to you. A legal subdivision requires a Dispensation Certificate and a Certificate of Registered Title. If you buy an "unapproved subdivision," you will not be able to get a Title Deed or build legally.
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