Victoria Falls

Victoria Falls, located on the border between Zimbabwe and Zambia, is one of the most spectacular natural wonders of the world. Known locally as "Mosi-oa-Tunya," which means "The Smoke That Thunders," this majestic waterfall is a must-visit destination for any traveler.

Living, Buying & Investing in Victoria Falls, Zimbabwe

Victoria Falls is best suited to lifestyle buyers, tourism-led investors, and second-home owners, offering a rare combination of global tourism demand, natural heritage, and limited property supply. Property demand in Victoria Falls is driven by year-round international tourism, hospitality investment, and cross-border access to Zambia, making it one of Zimbabwe’s most distinctive niche property markets.

At a glance: Is Victoria Falls right for you?

• Best for: Tourism investors, lifestyle buyers, second-home owners

• Property types: Houses, lodges, guesthouses, vacant land

• Affordability: Premium relative to most Zimbabwean towns

• Investment outlook: Niche growth, tourism-linked returns

• Proximity: On the Zimbabwe–Zambia border, near Livingstone & Zambia’s tourism corridor

Living in Victoria Falls

Living in Victoria Falls offers a resort-style lifestyle unlike any other town in Zimbabwe. The community is relatively small and internationally influenced, with residents including hospitality professionals, business owners, conservation workers, and retirees seeking a slower pace of life in a scenic setting.

Daily life is shaped by tourism infrastructure, with access to hotels, restaurants, tour operators, and essential services. While the town does not offer the full breadth of amenities found in major cities such as Harare or Bulawayo, residents value walkability, safety, and proximity to nature. For many buyers, Victoria Falls functions as a primary lifestyle location or a secondary home base, rather than a conventional urban centre.

Property Market in Victoria Falls

The Victoria Falls property market is small, specialised, and supply-constrained. Unlike larger cities, new stock enters the market slowly, which contributes to price resilience and long-term demand for well-located properties.

Property activity is concentrated in:

• Residential homes suited to lifestyle living

• Guesthouses and lodges catering to tourism

• Vacant land earmarked for future hospitality or residential development

Buyers in this market are typically cash-driven and long-term focused, with less reliance on short-term speculation. Demand tends to be strongest for properties that can either support tourism income or offer privacy and views close to key attractions.

Is Victoria Falls a good place to buy or invest in property?

Victoria Falls is well suited to buyers seeking tourism-linked investment or lifestyle value, rather than mass-market residential returns. Investment performance here is closely tied to visitor numbers, hospitality demand, and international travel trends.

For investors, the opportunity lies in:

• Short-term accommodation

• Boutique lodges and guesthouses

• Long-term appreciation in a globally recognised destination

Buyers should note that the market is not volume-driven and liquidity can be lower than in major cities. However, scarcity, international appeal, and the town’s protected status contribute to long-term value retention.

Location & Accessibility

Victoria Falls is located in north-western Zimbabwe and sits directly on the border with Zambia, adjacent to Livingstone. Its geographic position makes it a gateway between Zimbabwe, Zambia, and the broader Southern African tourism circuit.

Key geographic advantages include:

• Immediate access to the Victoria Falls border crossing

• Proximity to Livingstone International Airport (Zambia)

• Road connectivity to Botswana and Namibia via regional routes

This cross-border accessibility enhances Victoria Falls’ appeal to international investors and operators, reinforcing its position as a regional tourism hub.

Lifestyle & Attractions

Victoria Falls is globally recognised for its natural attractions, most notably one of the world’s largest waterfalls. Beyond the Falls themselves, the area offers:

• Adventure tourism activities

• Wildlife experiences

• River-based leisure and recreation

• Cultural and heritage tourism

These attractions support a stable tourism economy, which underpins both lifestyle appeal and property investment demand.

Pam Golding Property Insight – Victoria Falls

“Property enquiries in Victoria Falls are typically driven by buyers looking for lifestyle value or tourism-related income. Well-positioned properties with flexibility for guest accommodation tend to attract the strongest interest, particularly from buyers familiar with the area’s seasonal patterns.”

This insight reflects on-the-ground buyer behaviour and highlights the functional drivers of demand, not just the destination’s appeal.

Frequently Asked Questions about Victoria Falls Property

Is Victoria Falls a good place to invest in property?

Victoria Falls is suitable for niche, tourism-led investment rather than high-volume residential investment. Buyers benefit from scarcity and international demand.

What type of property is most in demand in Victoria Falls?

Guesthouses, lodges, and lifestyle homes with tourism potential tend to attract the most interest.

Is Victoria Falls more expensive than other towns in Zimbabwe?

Property prices are generally higher than in most regional towns due to limited supply and global demand.

Who typically buys property in Victoria Falls?

Buyers include tourism investors, lifestyle buyers, and international purchasers familiar with the region.

Properties for Sale in Victoria Falls

Explore current listings in Victoria Falls to view available homes, land, and investment opportunities. For tailored guidance, speak to a Pam Golding area specialist who understands the nuances of this unique market.

Book a Market Assessment

If you are considering buying, selling, or investing in Victoria Falls, a local market assessment can help you understand pricing, demand, and opportunity within this specialised property market.