Top 3 Mistakes Buyers Make – According to Zimbabwean Real Estate Agents

Buying a home is one of the biggest financial decisions most Zimbabweans will make and it's easy to get it wrong. Whether you're a first-time buyer, a diaspora investor, or upgrading your current home, it's crucial to learn from the mistakes that others (and even you) might not realise you're making.

We asked top real estate agents from Harare, Bulawayo, and Mutare to weigh in on the most common and costly buyer mistakes they see every day. Here are the top 3:

Mistake #1: Skipping Due Diligence on Title Deeds and Ownership

The Problem:

Many buyers rush into a deal without verifying whether the seller actually owns the property or if the title is clean.

Why It’s Risky:

• In 2024, over 600 property fraud cases were reported nationally, many involving forged or incomplete paperwork.
  
• Some stands are sold without subdivision permits, while others are on disputed or communal land.

Agent Advice:

• Always request and verify the title deed through the Deeds Registry.
  
• For cooperative or local authority land, confirm allocations with the issuing council.
  
• Hire a property lawyer to review all documents before paying a deposit.
  

Mistake #2: Not Budgeting for Hidden Costs

The Problem:

Most buyers only plan for the purchase price and forget about transfer fees, legal costs, renovations, and taxes.

Common Hidden Costs Include:

• Transfer duty: 4% of property value
  
• Legal fees: 1–2%
  
• ZINARA clearance (for vehicle-linked properties)
  
• Council rates clearance
  
• Repairs/renovations (often $2,000–$10,000 for older homes)
  

Property.co.zw survey data shows that 47% of buyers underestimate total buying costs by at least 20%.

Agent Advice:

• Ask for a full breakdown of costs upfront not just the asking price.
  
• Factor in valuation, surveyor, and moving costs if you’re relocating.
  
• Use a mortgage calculator if buying through a bank

Mistake #3: Choosing Emotion Over Logic

The Problem:

Buyers often fall in love with the house’s look and ignore key red flags like poor drainage, no approved plans, or legal disputes.

What Agents See:

• Buyers ignoring structural defects because they like the tiles
  
• People buying before conducting a physical inspection (especially diaspora buyers)
  
• Buyers signing agreements before confirming zoning or council approval
  

In 2025, over 20% of buyers who purchased "sight unseen" reported serious defects or legal disputes after taking possession.

Agent Advice:

• Don’t let a granite kitchen distract you from missing paperwork or illegal structures.
  
• Always do a site visit or send a trusted proxy to inspect.
  
• Request a structural report if you're unsure.

Bonus Tips from the Agents:

• Location trumps finishes. You can renovate a house, but you can’t move it to a better suburb.
  
• Use a registered agent. Many disputes happen with informal or unlicensed agents.
  
• Never pay in full without a signed agreement and escrow support.
  

Want to Buy Smarter?

Visit Property.co.zw to:

• Browse only verified properties with proper documentation
• Connect with trusted agents in Harare, Bulawayo, and across Zimbabwe
  
• Access free buyer guides, due diligence checklists, and title deed advice
  
• Use our cost calculator to budget accurately
  

Join over 8,000 buyers each month who start their homeownership journey with Zimbabwe’s No.1 Property Marketplace.