Land ownership dispute stalls Zotus City project
Plans to deliver the multibillion-pula Zotus City Development at Junction 44 near Ghanzi remain intact, despite delays linked to legal, regulatory and institutional processes.
The project, spearheaded by Zotus Group and facilitated by the Botswana Investment and Trade Centre (BITC), is positioned as a transformative smart city venture designed to catalyse economic diversification, renewable energy adoption and sustainable urban development in Botswana’s western corridor.
Once operational, it is expected to reshape the economic profile of the Kgalagadi region and strengthen Botswana’s competitiveness as an investment destination in Southern Africa.
Originally earmarked for groundbreaking in the first quarter of 2026, timelines have shifted as stakeholders work to resolve compliance requirements and governance matters typical of developments of this scale.
The Botswana Guardian has reliably been informed that the land allocation dispute is slowing momentum.
A key point of friction has centred on land allocation at Junction 44. The Ghanzi District Council (GDC) and BITC have been engaged in discussions over role clarity following the issuance of a conditional land offer by the Ghanzi Land Board to BITC as the applicant. Council Chairperson, Thabiso Kebadile, confirmed that councillors have raised concerns regarding land ownership under the existing Memorandum of Understanding (MoU).
While the MoU provides for GDC to facilitate BITC’s land acquisition process, councillors argue that under the proposed partnership equity model, land should vest in the council to secure its shareholding position.
“In a nutshell, we had to reconcile the MoU and the proposal from Zotus. Councillors believe the equity structure was not clearly defined in the MoU and that parties should transition to a binding Memorandum of Agreement (MoA) with explicit deliverables,” Kebadile said.
The divergence has largely been attributed to legal interpretation and the sequencing of responsibilities between local authorities, BITC and the investor.
However, documentation seen by this publication indicates that engagement between parties remains active, albeit measured.
Regulatory sequencing states that projects of this magnitude require structured compliance with statutory, environmental and social governance standards before implementation.
It is alleged that in the last quarter of 2025, BITC leadership and district authorities undertook extensive stakeholder consultations across East Hanahai, West Hanahai, Chobokwane and Ghanzi.
Community members expressed support for the project but emphasised the need for meaningful participation not only as employees but as subcontractors and suppliers during construction and operational phases.
Further consultations were allegedly conducted with the Ghanzi District Land Use Planning Unit to align the development with regional spatial and economic priorities.
Following these engagements, the Ghanzi Land Board issued a conditional land offer to BITC. The investor is currently working with BITC and other stakeholders to satisfy the stipulated conditions.
Continuous consultations with district and national leadership are expected as part of the compliance process.
BITC has indicated that due diligence will continue throughout the investment lifecycle — pre-implementation, execution and post-completion — through its aftercare programme and established investment facilitation frameworks.
Zotus City is being conceptualised as a renewable-energy-powered smart city integrating world-class infrastructure, sustainable urban planning and digital technologies.
The developers have cited global smart city benchmarks, including elements inspired by Dubai’s rapid urban transformation model, positioning the project as a long-term economic anchor.
If realised the project could stimulate downstream value chains in construction, energy, logistics, hospitality and services, with multiplier effects across the national economy.
The delay in visible construction activity has sparked national debate. Optimists argue that the regulatory and governance processes reflect prudent institutional oversight and will ultimately strengthen the project’s credibility.
Sceptics question whether the developers possess sufficient capital to execute a development of such magnitude.
Stakeholders, however, remain aligned on one principle: Botswana’s strategic priority to attract high-impact, transformative investments capable of accelerating diversification and job creation.
Officials maintain that community inclusion from inception is central to the project’s implementation framework.
Parallel to regulatory processes, Zotus Group has initiated community engagement initiatives in Ghanzi, partnering with local institutions such as the Ghanzi Youth Centre and the Widows Association of Ghanzi.
The group has also begun profiling the district’s history and development trajectory as part of a broader socio-economic positioning linked to the proposed city.
These early-stage social interventions are intended to build local buy-in and align the development narrative with district aspirations.
Despite procedural headwinds, officials close to the process maintain that the project remains on track, subject to completion of statutory conditions and finalisation of binding agreements.
The conditional land offer marks a substantive milestone in the investment facilitation process. Transitioning from an MoU to a detailed MoA with clearly defined equity structures, governance roles and deliverables is expected to provide the legal certainty required to unlock the next phase. For Botswana, the Zotus City Development represents more than a real estate venture. It is positioned as a strategic test case for managing mega-project governance, balancing investor confidence with community participation, and ensuring regulatory discipline without stifling capital inflows.
Kutlo Moagi - Executive Director of Brand Management said the government remains committed to attracting transformative, high-impact investments. The proposed Zotus City development has the potential to drive economic activity, create jobs and contribute meaningfully to Botswana’s long-term growth.
“We are also fully committed and driven to ensure the objective of the government, which requires that Batswana benefit from the development of such projects as they are deployed across the country. As such, we continue to advocate for inclusion and consultation of communities at the inception of all projects we facilitate. “Based on ongoing engagements with the investor and key stakeholders, we remain confident that the project is on track. BITC will continue to provide updates as key milestones are achieved”.