Harare's Urban Future: A Conveyancer's Outlook on ...

Harare's Urban Future: A Conveyancer's Outlook on the next 20 years

By Kelvin Sabao

As a conveyancer, I stand at a unique intersection where the legalities of land meet the realities of urban development. The recent adoption of the Harare Master Plan 2025–2045 marks a significant milestone in this regard.

The Harare City Council has officially given notice, in terms of section 15(2) of the Regional, Town and Country Planning Act [Chapter 29:12] (Revised Edition: 1996), as read with section 8 of the Regional, Town and Country Planning (Master and Local Plans) Regulations, 1977, that the City of Harare Master Plan [2025–2045] has been ADOPTED (Minute Item 20 of the 1937th Ordinary Council Meeting held on 11th July 2025).

The plan is now on Public Exhibition from 14th July 2025 to 3rd October 2025.

With the publication of the Draft City of Harare Master Plan Final Document and the accompanying Report of Study (Draft 1), we are now better equipped than ever to reimagine Harare’s urban future.

This development has far-reaching implications for property owners, developers, legal practitioners, and policymakers alike

City on the Brink of Transformation

Harare’s story over the past two decades has been one of paradox: rapid population growth coupled with poor infrastructure; surging demand for housing amidst informal sprawl; and a swelling informal economy operating in zones not built to accommodate it.

The Master Plan reveals this reality in sharp detail. With a current population exceeding 1.85 million and projections to surpass 3 million by 2045, Harare is being pulled in every direction.

It faces mounting pressure to formalise land tenure, upgrade failing infrastructure, and bring order to the chaotic land administration system. These pressures also present unprecedented opportunity—for those of us working within the property and land sector.

The Legal Landscape: Risks and Opportunities

From a conveyancing standpoint, the urban trends identified in the Master Plan are reshaping the legal terrain:

1. Rise in Regularisation of Informal Settlements

With over half a million people living in unplanned or informal housing, there is growing momentum to formalise and service these areas. Conveyancers will increasingly play a role in:

Title registration for regularised properties;

Resolving disputes over overlapping or fraudulent allocations;

Creating compliant subdivision schemes for upgraded townships.

2. Land Use Changes and Re-Zonings

The push toward densification, mixed-use developments, and infill projects will see more clients seeking:

Amendments to zoning certificates;

Consent to change use from residential to commercial;

Long-term leases and title conversions on previously state-held land.

3. Urban Redevelopment and Compulsory Acquisition

Harare's plan includes urban renewal, particularly in the CBD and brownfield sites. These initiatives may trigger:

Compensation claims for expropriated land;

Legal advisory on relocation schemes;

Structuring public-private partnerships for redevelopment projects.

Smart Growth and Infrastructure as Catalysts

The Master Plan signals a shift from sprawl to compact, efficient urban form. Key pillars include:

Modernising transport systems (new bus routes, decongested roads, and non-motorised corridors);

Upgrading water, sewer, and energy infrastructure;

Protecting wetlands and introducing climate-resilient green spaces.

For conveyancers, this means more servitude registrations, infrastructure-linked conditional transfers, and compliance verification for subdivision approvals. Clients will require clearer advice on:

Whether land they wish to purchase is affected by wetland protection zones;

Whether a development complies with the Master Plan;

Long-term feasibility of investing in peri-urban land without formal tenure.

Governance Reforms: A New Era for Property Law?

Perhaps most notably, the Report of Study shines a spotlight on the fragmented urban governance plaguing Harare—multiple authorities, politicised land allocations, and unclear development controls

The Plan calls for:

Enhanced coordination between the City of Harare and surrounding councils (Ruwa, Epworth, Chitungwiza);

Digital land management systems;

Stronger enforcement of building and zoning regulations.

The Future: A Cautious Optimism

While challenges abound—illegal land sales, poor service delivery, infrastructure decay—the Harare Master Plan offers a beacon of structured, strategic intent. If properly implemented, the city’s property market could become more formal, more efficient, and more inclusive.

For property professionals, now is the time to:

Educate clients on the long-term impact of land use changes;

Promote compliance with planning laws and environmental protections;

Facilitate orderly development through sound legal advice and thorough due diligence.

Conclusion: The City We Are Building

Harare is entering a pivotal phase—one that demands forward-thinking legal professionals who can facilitate compliant, secure, and well-planned urban development. The conveyancer of the future will not only draft deeds but will navigate complex urban policy, environmental law, infrastructure planning, and social equity.

The Harare Master Plan 2025–2045 is more than a policy document—it is a call to action for all built environment professionals. If implemented effectively, it offers an opportunity to reimagine our capital city and restore legal certainty and urban dignity to thousands of landowners and residents.

The successful conveyancer in 2045 will be one who understands not just deeds and diagrams, but development trends, climate risks, urban policy, and cross-sector governance.