The aim of the study was to analyse and evaluate the effectiveness of the incubation centres in Zimbabwe in creating sustainable businesses. The study was motivated by the fact that there is evidence of the fact that there is a very high rate of closure of SMEs in Zimbabwe despite the provision of business incubation services in the country. The study used a mixed research approach in which a case study research design was applied to gather data. A case study design was chosen because it allowed a lot of primary data to be gathered using multiple techniques. Data was gathered from a sample of 16 business incubation trainers and 4 school administrators who were purposively selected using snowball sampling technique. Key findings were that business incubator centres were not effective in creating sustainable businesses because they faced a number of challenges which includes inadequate skills and knowledge of incubators, lack of in-house seed funds, lack of support from stakeholders, lack of skilled entrepreneurs and professionals. The study gave concluded by giving recommendations to the Government of Zimbabwe through the Ministry of Women Affairs as well as to the Business Incubation Centres.