The Market: January 2026

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Secondly, we expect good harvests given the good rains Zimbabwe experienced. The Ministry of Finance & Economic Development expects a minimum of 2 million tonnes, contrarians peg the target amount at 1.5 millions tonnes. Either way there’s growth in output expected.

However, property prices in Bulawayo are set to rise. This isn’t just because of normative demand but a combination of regulatory, market (particularly speculative pricing), and operational pressure faced by players.

Acquisition Ops: National Mattress Bank set to grow!

The Forecast: Significant resistance to bank-supported purchases be it mortgage arrangements or simple transfers in H1 2026.

The Cash Withdrawal Levy (Up to 3%) for amounts over $5’000 (corporate), and $500 (individuals) kicks in this January. Banks are unlikely to fully absorb these costs, thus raising costs in a cash loving economy.

The Call: Sellers might initially hold out for cash buyers to avoid the levy, but if under pressure to sell, sellers are likely to bake new costs into the asking price.

The Market: Players are not likely to drop deals due to the new levy. They will adjust to the new reality, Buyers however will find the costs an irritant. The National Mattress Bank may grow as new clients cite new reasons to avoid the banking system.

Rental Ops: ZIMRA wants their cake back.

ZIMRA edges closer to the Übermensch as they got an expanded mandate for enforcement. As of 2026, it is mandatory for all rent collectors to register with ZIMRA, and submit quarterly rent registers/schedules. These schedules will be used to calculate the presumptive tax for the landlord, as well as the basis for withholding tax (10% WT on rentals) for non-compliant tenants.

The Forecast: ZIMRA will intensify compliance campaigns for players in CBDs as well as those in office-residential zones such as Suburbs in Bulawayo. Broadly, landlords will be not looking to absorb the 0.5% VAT increase as well as the cost of paying taxes on cash that hasn’t come in yet (taxed accruals).

The Call: Exposed players will raise rentals significantly in 2026.

The Market: The hardest hit will be those commercial landlords who were working with non-compliant tenants. We do not expect residential landlords to be as acutely affected due to ZIMRA’s largely being on commercial players.

Construction Ops: Holding Steady

The Forecast: The sector is projected to achieve 5% growth for 2026. Largely derived from mining & agriculture holding course. We also expect insured pension funds to noticeable enter the fray as they prepare to utilise their new REIT powers.

The Call: Hold steady. Same old. Land developers (Bulawayo) to take pre-caution before bringing product to market, expect clients to become more savvy as the market enters over-supply (in cognisance of slow build rates, and the demand for maturity increasing).

The Market: Construction operators should expect a good year but remain wary for policy shocks particularly on payment timelines for government contracts.

Buyer’s Tip: Not All Stands Are Made Equal

“Are my neighbours going to build quick enough?”

The is the key question you need to ask yourself (or your agent) when buying a stand. A significant chunk of people who buy a stand are doing it with the hope, not necessarily the ability to build. If they do build, they do so very slowly. Another chunk of buyers are simply speculating. This can hurt your investment in the long term, not forgetting security, and community also falling short.

Tip: Target stands not primarily by $/sqm (price) but by maturity. Developments (and neighbours) that build faster protect your investment quicker, and grow it earlier.

Buying early into a development saves you cash but also hands off risk to you. If more developments where to come into the market, how likely are they to be in a better location?

Seller’s Tip: Know your competition

“How do I max my closing price but still sell quick?”

Simple answer. Research. The long answer is search for similar properties to yours on say Propertybook. Then note their asking price. Are they above or below your recommended asking price?

The trick here is to price just under similar properties that are better than yours but also above your recommended asking priced. This puts you in scope for buyers who have higher budgets in mind but are still mindful of getting a better deal for similar specs.

The disclaimer here is to not significantly overprice your property as that will only help the team you targeted.

Why work with a professional?

It’s a crowded market. Everybody, and their aunt’s friend’s dog’s owner claims to know better than an agent. They might get you the sale, but is it the best deal?

I limit my mandate list to just 9 quality properties at a time so yours doesn’t get lost in a database. I focus on accurate market data, tax law compliance (maximising your profit), and tailor-suited marketing.

Yours In Property Ntando Ivan 0771922801 Stonebridge Real Estate

1 The Land Bank, The Market Report, and all publications in the Development Dispath are in their entirety decision-support tools, not financial advice. While we take care to verify data rigorously, due diligence on your chosen property consultancy/agency, legal paperwork, market conditions, and physical inspections are essential before any transaction or consequential diligence.