Leonita Mhishi

FOR years, Zimbabwe’s property market has been defined by one simple rule: buy land, hold it, and watch its value rise. But 2026 is proving that the sector is becoming more sophisticated, with clear winners emerging and investors increasingly looking beyond traditional real estate assumptions.

Property remains one of Zimbabwe’s most trusted stores of value. In a country that has experienced decades of currency volatility and economic uncertainty, bricks and mortar have often provided a sense of security that few other asset classes can match. Yet the biggest story of 2026 is not merely that property continues to attract investors; it is how the market itself is changing.

The winners are no longer just those who own property in established suburbs. The new winners are developers creating mixed-use communities, investors targeting emerging growth corridors, and ordinary Zimbabweans finding opportunities in secondary cities and tourism hubs that were once overlooked.

Harare remains the undisputed centre of Zimbabwe’s property market. Demand in northern suburbs such as Borrowdale, Mount Pleasant and Highlands continues to drive some of the highest valuations in the country. Average property prices in Harare are estimated at around US$240,000, with premium properties in affluent suburbs commanding significantly higher values. Analysts estimate that property prices in some prime locations have risen substantially over the past five years, reflecting continued investor confidence in the capital’s real estate market.

However, perhaps the most interesting trend is that the strongest growth opportunities are no longer confined to traditional blue-chip suburbs.

Across Harare’s peri-urban areas, construction activity has accelerated as developers race to meet demand for residential stands and housing developments. Areas that were considered peripheral a decade ago are now attracting significant investment as buyers seek affordability and future growth potential.

This shift reflects changing demographics and urban expansion. Zimbabwe’s cities continue to grow, creating demand for housing, retail centres and supporting infrastructure. Investors who once focused solely on completed houses are increasingly purchasing serviced stands and participating in development projects.

What makes this trend particularly significant is that it is creating opportunities for middle-income Zimbabweans who have often been priced out of established suburbs.

Another winner has emerged in the tourism capital of Victoria Falls.

Traditionally viewed as a hospitality destination, Victoria Falls is increasingly becoming a property investment hotspot. Demand for holiday homes, short-term rental properties and tourism-linked developments has grown steadily as investor interest in the city increases. Industry observers point to the town’s special economic zone status, growing international tourism arrivals and expanding infrastructure as factors supporting property demand. New mixed-use developments and residential projects are reshaping the skyline of one of Africa’s most famous tourism destinations.

For investors, Victoria Falls offers something increasingly difficult to find elsewhere: a combination of lifestyle appeal and commercial opportunity.

The city benefits from global brand recognition, thanks to one of the world’s natural wonders. Unlike many mature tourism markets, however, there remains significant room for development, making it attractive to both local and diaspora investors seeking long-term growth.

Bulawayo is quietly writing its own success story.

While Harare often dominates property headlines, Zimbabwe’s second-largest city is attracting investors drawn by affordability and emerging opportunities. Property prices remain generally lower than in the capital, providing an entry point for buyers seeking value. Demand for student accommodation, residential developments and adaptive reuse projects is growing as investors identify opportunities that have long been overlooked.

The city demonstrates an important lesson about modern property investing: value is often found where others are not looking. This brings us to one of the most important developments of the year — the rise of mixed-use developments.

Traditional office buildings, particularly within central business districts, are facing new realities. Hybrid work arrangements, changing consumer habits and evolving business needs are encouraging developers to rethink how property is used. Increasingly, the market is shifting toward developments that combine residential, retail, office and leisure spaces within integrated communities.

This trend mirrors global property developments and reflects changing consumer preferences.

People increasingly want convenience. They want to live closer to services, shopping facilities, schools and workplaces. Developers who understand this shift are positioning themselves at the forefront of the market.

In many ways, Zimbabwe’s property sector is undergoing a process of maturation.

The conversation is no longer solely about buying a house. Investors are increasingly asking questions about rental yields, occupancy rates, infrastructure development, location dynamics and long-term value creation. This represents a positive evolution for the sector because it encourages smarter investment decisions and more sustainable market growth.

Diaspora investment continues to play a significant role in shaping the market.

Zimbabweans living abroad remain among the most influential participants in the property sector, attracted by emotional ties to home and confidence in real estate as a long-term investment. Industry estimates suggest diaspora demand remains a major driver of residential property activity, particularly in Harare and surrounding growth corridors.

Their influence extends beyond purchases.

Diaspora capital is helping finance housing developments, residential estates and commercial projects that are transforming communities and creating employment opportunities.

The broader economic environment has also contributed to improving sentiment.

Inflation has moderated significantly compared to previous years, while authorities have reported greater exchange-rate stability and improving macroeconomic conditions. Economic growth is expected to remain positive, supporting confidence among investors and developers.

While challenges remain, the relative stability witnessed over the past year has provided a more predictable environment for long-term property planning.

So who were the biggest winners in Zimbabwe’s property market this year?

The first winners were developers who identified growth corridors before they became fashionable.

The second were investors who recognised the potential of tourism-linked property in Victoria Falls.

The third were buyers who entered secondary markets such as Bulawayo before values fully reflected their future potential.

Perhaps the biggest winners of all were ordinary Zimbabweans who chose to view property not merely as an asset to own, but as a vehicle for creating wealth, generating income and securing their future.

Looking ahead to 2027, the outlook remains encouraging.

Market analysts expect moderate price growth, with emerging suburbs, peri-urban developments and tourism-linked properties likely to outperform more mature segments of the market. Demand for serviced land, gated communities, mixed-use developments and quality residential properties is expected to remain strong.

The next phase of Zimbabwe’s property story may not be defined by spectacular price surges. Instead, it is likely to be characterised by smarter developments, stronger fundamentals and a broader range of opportunities for investors at every level.

That would be good news not only for the property sector but for the economy as a whole.After all, a healthy property market does more than create wealth for investors. It creates jobs for builders, opportunities for entrepreneurs, business for financial institutions and homes for families.

And in 2026, that may be the most important property trend of all.

l Mhishi is the principal registered estate agent at HSP Realty and can be reached at +263 772 329 569 or via email at leonita@hsp.

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