Zimbabwe’s government is attempting to rein in the rampant practice of “Sabhuku Deals,” a phenomenon that has seen traditional village heads illegally selling state land, particularly in peri-urban areas. The government is facing an uphill struggle, however, as these deals are fuelled by a severe urban housing crisis, a lack of affordable housing and pervasive corruption.

The nation has witnessed rapid urbanisation in recent years, as individuals migrate from rural areas in search of better economic opportunities. However, urban centres, including Harare, have struggled to accommodate this influx, leading to a critical shortage of housing. Government statistics show that close to 50% of urban residents are tenants. The Harare City Council grapples with a significant backlog of stand applications spanning years. This intense demand, coupled with limited supply, has driven up the price of a 300-square-metre stand from an average of US$5,000 during the Government of National Unity (GNU) era of 2013 to a staggering US$12,000 – US$15,000 today.

This shortfall has had several detrimental effects. Landlords have hiked rents, which have soared from approximately US$50 for a standard high-density house during the GNU period to around US$70-US$90. Land invasions, often orchestrated by politically connected individuals known as “land barons,” have become commonplace.

These land barons frequently evade prosecution due to their powerful connections. Their arrests are often perceived as theatrical displays, with cases stalling once influential contacts intervene. These individuals commonly seize land, sometimes belonging to the government, falsely claiming ownership. The ambiguity surrounding land tenure in Zimbabwe often delays the legitimate owners’ awareness and intervention, allowing the land baron to profit from unsuspecting buyers. Tragically, individuals who have invested their savings in building homes on this land have seen their properties demolished.

Another consequence is the proliferation of “Sabhuku Deals,” which are now the target of government action. “Sabhukus,” or Headmen, are traditional leaders who retain administrative roles in communal lands, known locally as “kumusha” or villages. One of their functions is to recommend land allocations, a role that has been traditionally circumscribed. The land technically remains state property, with allocations formally executed by the Council on behalf of the President, government, and relevant ministry.

Traditionally, Rural District Councils have relied on headmen recommendations, often due to their own administrative burdens and the headmen’s judicious use of their power, primarily allocating land to those with traditional claims. This has changed recently, with headmen in peri-urban areas such as Dema, Chitungwiza, Goromonzi, and most notably Domboshava colluding to parcel out and sell stands to individuals from Harare, Ruwa, and Chitungwiza, regardless of their traditional ties. These headmen have profited immensely. Stands are often sold for around US$2,000 for large plots of approximately 500 square metres, a significant bargain compared to prevailing market prices. This has led to the emergence of informal suburbs in these peri-urban areas, much to the government’s dismay.

Sabhukus and corrupt councillors often pocket the proceeds. The insatiable demand for land ensures a constant stream of buyers willing to engage in these deals, despite the inherent risks. These individuals are betting that the government will ultimately regularise the stands rather than demolish homes and displace residents.

Recent reports indicate that the government is taking a tougher stance. According to Foreign Affairs and International Trade Minister Amon Murwira, village heads caught selling or facilitating the sale of state land will be treated as land barons and face arrest. He has urged the public to report any evidence of illegal land deals. Reports suggest that village heads, particularly in areas such as Domboshava, Seke, Nyabira, Rusape, and Chesa Farm, have illegally settled over 10,000 people.

The scheme typically involves villagers selling land and sharing the profits with the village head, who then assists new settlers by falsifying documents and securing approval from the chief, who also allegedly receives a share of the money.

National Housing and Social Amenities Minister Zhemu Soda has reiterated that traditional leaders lack the authority to sell state land, warning that those who do so could face lengthy prison sentences.

The government’s crackdown on Sabhuku Deals highlights the urgent need to address the underlying urban housing crisis. Without a comprehensive strategy to increase the supply of affordable housing, the demand for land will continue to fuel illegal activities and perpetuate the cycle of corruption.

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Frequently Asked Questions (FAQs)

What are Sabhuku Deals?

“Sabhuku Deals” refer to the illegal sale of state land by traditional village heads (Sabhukus), typically in peri-urban areas surrounding major cities in Zimbabwe.

Why are Sabhuku Deals happening?

These deals are driven by a severe shortage of affordable housing in urban areas, coupled with weak land governance and corruption.

Is it legal to buy land from a Sabhuku?

No, it is illegal. The land belongs to the state, and Sabhukus do not have the authority to sell it.

What are the risks of buying land through a Sabhuku Deal?

You risk losing your investment. The government could demolish structures built on illegally acquired land, and you could face legal consequences.

What is the government doing about Sabhuku Deals?

The government has declared that village heads involved in these deals will be treated as land barons and face arrest. They are also urging the public to report illegal land sales.

What should I do if I have been involved in a Sabhuku Deal?

You should report the matter to the authorities and seek legal advice.

How can I buy land legally in Zimbabwe?

You can apply for land through the Harare City Council or other local authorities, or purchase land through registered and reputable estate agents.