Lessons Learned from the Belvedere Demolitions: Best Practices for Buying Property in Harare

The recent demolitions in Belvedere serve as a stark reminder of the challenges and risks associated with property ownership and real estate investments in Harare. 

In 2022, over 2,000 cases of property fraud were reported in Zimbabwe, with Harare being the epicenter due to rapid urbanization and high demand for land. About 30% of these cases involved land sold by unregistered agents

To avoid falling victim to land scams and illegal deals, prospective property buyers must follow best practices and understand the key takeaways from this case.

1. Verify Land Ownership

One of the key issues in the Belvedere case was the unlawful occupation of council-owned land by private individuals and companies. In the real estate market, verifying land ownership is essential to avoid such disputes.

• Best Practice: Always verify the ownership of the land with the Deeds Office or the relevant municipal authority. Ensure the property seller has the legal right to sell the real estate asset.
• Learning: Fraudulent claims of ownership often involve forged property documents. Engage a legal expert or property lawyer to authenticate land ownership papers before committing to any real estate deal.

2. Ensure Proper Zoning and Land Use Approval

The land in Belvedere was unserviced and developed without adhering to urban planning standards, leading to health and environmental concerns.

• Best Practice: Check if the property is zoned for residential, commercial, or industrial use and whether it has been approved by the local authority for real estate development.
• Learning: While unserviced land may appear cheaper, it comes with significant risks. Confirm the availability of basic infrastructure like water, sewer systems, electricity, and roads, which are essential for any real estate development.

3. Engage Registered Real Estate Professionals

In the Belvedere case, occupants constructed buildings without approved architectural plans or proper inspections, risking demolition.

• Best Practice: Always hire registered architects, engineers, and contractors for your property development projects. Submit your construction plans to the city council for approval before starting any work on the property.
  Learning: Developing property without council approval can lead to demolitions, fines, or lawsuits, even if the land ownership is legitimate.

4. Avoid Deals with Unregistered Land Agents

The role of land barons and unregistered agents in Harare’s real estate market has caused chaos, with many buyers falling victim to fraudulent property sales.

• Best Practice: Work exclusively with registered estate agents and certified property developers. Verify their credentials through the Estate Agents Council of Zimbabwe or relevant governing bodies.
• Learning: Many fraudulent land deals are orchestrated by unregistered agents. Always be cautious of "too good to be true" deals in the property market.

5. Understand the Legal Process

A critical issue in the Belvedere case was the reliance on fraudulent documents by illegal occupants to secure a court interdict.

• Best Practice: Consult a qualified property lawyer to navigate the legal aspects of purchasing land or property. Ensure all documents are legitimate, properly signed, and recognized by local authorities.
• Learning: Fraudulent documents can lead to lengthy legal disputes and financial losses. Always double-check any claims of government approvals or court orders related to the real estate transaction.

6. Pay Attention to Serviced vs. Unserviced Land

The Belvedere demolitions highlighted the dangers of buying unserviced plots of land.

• Best Practice: Prioritize serviced land with established access to water, electricity, sewerage, and roads. Request proof of servicing agreements from the property seller or developer.
• Learning: While unserviced land may seem affordable initially, the hidden costs of adding infrastructure can outweigh the perceived savings. Invest in real estate that meets urban planning and infrastructure standards.

7. Respond to Red Flags Promptly

The Belvedere demolitions could have been avoided if buyers and developers had heeded warnings from city officials and neighboring residents.

• Best Practice: If you encounter disputes or receive warnings, halt any construction or development immediately and seek clarification from the city council or courts.
• Learning: Ignoring red flags can lead to financial losses, legal battles, and even the demolition of your property investment.

8. Advocate for Transparent Urban Planning

The chaos in Belvedere underscores the importance of transparent urban planning and clear communication between city authorities, developers, and buyers.

• Best Practice: Support initiatives that promote orderly real estate development and demand accountability from municipal officials.
• Learning: A well-organized real estate market benefits everyone. Participate in community discussions about urban planning policies to stay informed.

Statistics and Real-Life Examples

1. In 2022, over 2,000 cases of property fraud were reported in Zimbabwe, with Harare being the epicenter due to rapid urbanization and high demand for land. About 30% of these cases involved land sold by unregistered agents.
2. In 2021, a similar case occurred in Borrowdale, where buyers lost millions of dollars to a land baron selling council-owned land. The city council later demolished the illegally built homes, leaving the buyers devastated.
3. According to the Zimbabwe Real Estate Institute, an estimated 60% of urban properties sold between 2020 and 2023 were unserviced, leading to buyer dissatisfaction and disputes over infrastructure.

Conclusion: Stay Informed and Vigilant

The Belvedere demolitions are a cautionary tale for property buyers in Harare and a wake-up call for all stakeholders in the real estate industry. By following these best practices verifying ownership, working with registered professionals, and prioritizing serviced land buyers can safeguard their investments and avoid the pitfalls of fraudulent deals.

Investing in property is one of the most significant decisions you’ll make. Approach it wisely by conducting due diligence, asking the right questions, and consulting experts. Harare’s real estate market offers immense potential, but only for those who navigate it with vigilance and care.