Colonial-era laws choke housing growth, developers warn

Property developers have called for a comprehensive overhaul of Zimbabwe's planning laws, arguing that outdated regulations are hindering housing delivery, restricting investment and contributing to the country's growing housing deficit.

The call was made by the Property Developers Association of Zimbabwe, which says the current planning framework is no longer suited to the realities of rapid urbanisation and increasing demand for affordable housing.

Zimbabwe is estimated to have a housing backlog exceeding 1.5 million units, with developers warning that delays in addressing structural constraints within the property sector could worsen affordability challenges and place further pressure on urban infrastructure.

PDAZ interim chairperson Arnold Khanda said the country's planning system remains heavily influenced by legislation developed during the colonial era.

"The Regional, Town and Country Planning Act of 1976, which was reviewed in 1996, is based on a pre-independence Zimbabwe that was structured around racial segregation," Khanda said.

He argued that while political barriers were removed after independence, elements of the planning framework continue to reinforce social and economic divisions through restrictive land-use regulations and low-density development models.

According to Khanda, planning authorities should allow greater densification of residential areas without requiring lengthy approval processes, a move he believes would increase housing supply and promote more efficient use of urban land.

He said reforming planning regulations would help unlock private sector investment, accelerate housing delivery and improve affordability, particularly for low- and middle-income households.

"The association is in active dialogue with the Ministry of Justice, Legal and Parliamentary Affairs, the Ministry of National Housing and Social Amenities, and the Ministry of Finance," he said.

"We are working alongside the Real Estate Institute of Zimbabwe, the Estate Agents Council and the Valuers Council to promote professional integrity and a fair property market."

Khanda warned that the housing shortage required urgent intervention to avoid further increases in property prices.

"The national housing backlog exceeds 1.5 million units, and urban property prices have increased by 40 percent over the past five years," he said.

"There is no room for fumbling or hesitation, as this shortage, if left unattended, will lead to higher prices and social unrest."

The concerns raised by developers are echoed in the latest Africa Report 2026/27 by UK-based property consultancy Knight Frank, which identified Zimbabwe's housing deficit as one of the key challenges facing the country's property market.

According to the report, housing development remains dominated by informal and often unregulated projects that frequently lack adequate supporting infrastructure such as roads, water supply, sewer systems and electricity.

Knight Frank noted that serviced residential land remains in short supply, with prices ranging from US$18 to US$65 per square metre depending on location.

The report said very few housing developments are delivering more than 1,000 fully serviced units despite steadily rising demand.

High-density residential properties are currently selling for between US$25,000 and US$45,000, while homes targeting middle-income buyers typically exceed US$45,000.

In the upper-end market, average property prices are around US$100,000 in most urban centres, rising to approximately US$500,000 in premium suburbs such as Borrowdale.

Knight Frank said demand remains strongest in the low- and middle-income segments of the market, with most transactions being completed on a cash basis due to limited access to mortgage financing.

Developers argue that modernising Zimbabwe's planning laws could play a critical role in addressing these challenges by encouraging higher-density development, improving land utilisation and attracting greater investment into the housing sector.

They contend that without meaningful reform, the country risks falling further behind in its efforts to provide affordable housing for a rapidly growing urban population.