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This guide covers everything you need to know about current housing prices in Zanzibar in 2026.
We update this blog post regularly to reflect the latest market data and trends.
Whether you're looking for a beachfront villa or an entry-level apartment, you'll find useful price ranges here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Zanzibar.
Insights
- The median home price in Zanzibar in 2026 is around TZS 660 million (about $270,000), but beachfront properties in Nungwi or Kendwa can easily exceed $1 million.
- Buyers in Zanzibar typically negotiate prices down by about 8% from the listing price, so always factor in room for bargaining when you see an asking price.
- New-build properties in Zanzibar cost roughly 15% more per square meter than existing homes, mainly because they come with better documentation and lower maintenance risk.
- The price per square meter in Zanzibar ranges from TZS 3 million in inland areas like Ng'ambo to over TZS 10 million on prime beach strips in Nungwi.
- Zanzibar housing prices have risen by about 7% nominally over the past year, driven by strong tourism and expat demand for rentable coastal properties.
- When you include taxes, fees, and light renovation, expect to add 10% to 18% on top of the purchase price in Zanzibar.
- With a budget of $200,000 in Zanzibar, you can afford a 2-bedroom condo in Zanzibar City or a 3-bedroom house in the Bububu area.
- Villas represent about 20% of the Zanzibar property market, but they dominate the luxury segment with average prices starting at TZS 1.2 billion for non-beachfront options.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
What is the average housing price in Zanzibar in 2026?
The median housing price is more useful than the average because it is not skewed by a few ultra-expensive beachfront villas, so it gives you a better sense of what a typical buyer actually pays in Zanzibar.
We are writing this as of January 2026, using the latest data collected from authoritative sources that we manually double-checked.
The median housing price in Zanzibar in 2026 is TZS 660 million, which converts to about $270,000 or €228,000. The average housing price in Zanzibar in 2026 is higher at TZS 767 million, or approximately $313,000 (€265,000), because luxury properties push up the mean.
About 80% of residential properties in Zanzibar in 2026 fall within a price range of TZS 200 million to TZS 1.6 billion, which translates to roughly $82,000 to $653,000.
A realistic entry range in Zanzibar starts at TZS 120 million to TZS 220 million (about $49,000 to $90,000 or €41,500 to €76,000), and for this budget you can find a small 1-bedroom apartment of 35 to 50 square meters in the Ng'ambo area or a basic inland flat near Zanzibar City.
A typical luxury property in Zanzibar in 2026 ranges from TZS 2 billion to TZS 6 billion (approximately $817,000 to $2.45 million or €692,000 to €2.08 million), and examples include beachfront villas of 200 to 350 square meters in Nungwi or Kendwa, often with a pool and strong tourist-rental potential.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Zanzibar.
Are Zanzibar property listing prices close to the actual sale price in 2026?
In Zanzibar in 2026, listing prices are typically about 8% higher than what buyers actually pay at closing.
This happens because negotiation is built into the market culture, with many sellers pricing their properties with room for bargaining, especially for foreign or cash buyers. The gap can widen further when due diligence reveals issues with title documentation, building permits, or utility access, prompting buyers to renegotiate before finalizing the deal.
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What is the price per sq m or per sq ft for properties in Zanzibar in 2026?
As of January 2026, the median housing price in Zanzibar is about TZS 5.5 million per square meter ($2,246/sqm or €1,904/sqm), which works out to roughly TZS 511,000 per square foot ($209/sqft or €177/sqft). The average is slightly higher at TZS 5.9 million per square meter ($2,409/sqm or €2,042/sqm), or about TZS 548,000 per square foot ($224/sqft or €190/sqft).
Smaller units in prime locations like Stone Town or true beachfront areas have the highest price per square meter in Zanzibar in 2026 because buyers pay a premium for location scarcity and rental income potential, while larger homes in inland areas have the lowest price per square meter due to weaker tourist demand.
You would find the highest price per square meter in neighborhoods like Nungwi and Kendwa on the north coast, where prices range from TZS 6.5 million to over TZS 10 million per square meter. The lowest prices are in inland or non-beach areas like Ng'ambo and Bububu, where you can find properties at TZS 3 million to TZS 4.2 million per square meter.
How have property prices evolved in Zanzibar?
Compared to one year ago in January 2025, Zanzibar housing prices have risen by about 7% in nominal terms, or around 3% to 4% after adjusting for inflation. This growth is mainly driven by continued tourism recovery and strong expat demand for coastal properties with rental potential.
Looking back 10 years to 2016, Zanzibar property prices have increased by roughly 80% in nominal terms, which works out to about 6% compound annual growth. After adjusting for inflation, real prices have still risen by 45% to 55%, reflecting Zanzibar's growing global visibility as a destination and the widening gap between basic local housing and international-standard properties.
By the way, we've written a blog article detailing the latest updates on property price variations in Zanzibar.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Zanzibar.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Tanzania versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available in Zanzibar and how do prices vary in 2026?
In Zanzibar in 2026, apartments and condos make up about 35% of the market, standalone houses represent 25%, coastal villas account for 20%, townhouses and duplexes are around 10%, and serviced apartments plus heritage restorations each represent about 5%, with this mix reflecting both local demand and the strong tourist-rental market.
Average prices in Zanzibar as of January 2026 vary significantly by property type: apartments average around TZS 320 million ($131,000 or €111,000), standalone houses around TZS 520 million ($212,000 or €180,000), townhouses around TZS 600 million ($245,000 or €208,000), non-beachfront villas around TZS 1.2 billion ($490,000 or €415,000), beachfront villas around TZS 2.8 billion ($1.14 million or €969,000), and Stone Town heritage units around TZS 900 million ($368,000 or €311,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Zanzibar?
- How much should you pay for a house in Zanzibar?
- How much should you pay for a villa in Zanzibar?
- How much should you pay for lands in Zanzibar?
How do property prices compare between existing and new homes in Zanzibar in 2026?
In Zanzibar in 2026, new-build properties cost approximately 15% more per square meter than comparable existing homes in the same location.
This premium exists because new construction offers lower maintenance risk (no issues with old plumbing, roofing, or salt corrosion), and newer properties typically come with cleaner documentation, better utilities, and often belong to managed compounds, all of which matter a lot to buyers in Zanzibar.
Buying real estate in Zanzibar can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Zanzibar in 2026?
In Stone Town and central Zanzibar City, you'll find heritage-style apartments and renovated townhouses priced between TZS 350 million and TZS 1.4 billion ($143,000 to $572,000 or €121,000 to €485,000). These areas command premium prices because of their walkability, cultural significance, proximity to services, and UNESCO heritage status.
Nungwi and Kendwa on the north coast are home to villas, resort-style homes, and near-beach compounds, with prices ranging from TZS 1.2 billion to TZS 5.5 billion ($490,000 to $2.25 million or €415,000 to €1.9 million). The beach premium and strong holiday-rental potential make these the most expensive neighborhoods in Zanzibar.
Paje and Jambiani on the east and southeast coast offer villas, boutique compounds, and mixed inland-beach stock, with prices from TZS 650 million to TZS 2.6 billion ($265,000 to $1.06 million or €225,000 to €900,000). These areas attract buyers looking for a lifestyle investment, particularly in the kite-surfing community and seasonal rental market.
You will find a much more detailed analysis by areas in our property pack about Zanzibar. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Ng'ambo | Entry / Local | TZS 120M-280M ($49k-$114k) | TZS 3.0M-4.0M ($1,225-$1,634) | TZS 279k-372k ($114-$152) |
| Stone Town | Heritage / Walkable | TZS 350M-1.4B ($143k-$572k) | TZS 4.8M-7.5M ($1,960-$3,062) | TZS 446k-697k ($182-$285) |
| Zanzibar City (mid) | Services / Commute | TZS 250M-700M ($102k-$286k) | TZS 3.8M-5.2M ($1,552-$2,123) | TZS 353k-483k ($144-$197) |
| Bububu | Family / Value | TZS 300M-650M ($122k-$265k) | TZS 3.4M-4.8M ($1,388-$1,960) | TZS 316k-446k ($129-$182) |
| Fumba | New Dev / Expat | TZS 450M-1.8B ($184k-$735k) | TZS 4.8M-6.8M ($1,960-$2,776) | TZS 446k-632k ($182-$258) |
| Kizimkazi | Quiet Coast | TZS 500M-1.6B ($204k-$653k) | TZS 4.5M-6.5M ($1,838-$2,654) | TZS 418k-604k ($171-$247) |
| Paje | Lifestyle / Rental | TZS 700M-2.6B ($286k-$1.06M) | TZS 5.2M-7.8M ($2,123-$3,185) | TZS 483k-725k ($197-$296) |
| Jambiani | Lifestyle / Rental | TZS 650M-2.4B ($265k-$980k) | TZS 5.0M-7.5M ($2,042-$3,062) | TZS 465k-697k ($190-$285) |
| Bwejuu | Quieter Beach | TZS 600M-2.0B ($245k-$817k) | TZS 4.8M-7.0M ($1,960-$2,858) | TZS 446k-651k ($182-$266) |
| Michamvi | Boutique / Scenic | TZS 750M-3.0B ($306k-$1.23M) | TZS 5.5M-8.5M ($2,246-$3,470) | TZS 511k-790k ($209-$322) |
| Kiwengwa | Resort Belt | TZS 800M-3.2B ($327k-$1.31M) | TZS 5.8M-8.8M ($2,368-$3,593) | TZS 539k-818k ($220-$334) |
| Nungwi / Kendwa | Prime Beach | TZS 1.2B-5.5B ($490k-$2.25M) | TZS 6.5M-10.0M+ ($2,654-$4,083+) | TZS 604k-929k+ ($247-$379+) |
How much more do you pay for properties in Zanzibar when you include renovation work, taxes, and fees?
When you include taxes, registration fees, legal costs, and potential renovation work, expect to pay an additional 10% to 18% on top of the purchase price for a typical property in Zanzibar in 2026, and this can rise above 20% for properties needing major renovations.
For a property around $200,000 (about TZS 490 million) in Zanzibar, you would typically add around 12% to 15% in extra costs, which means roughly $24,000 to $30,000 (TZS 59 million to TZS 74 million) more. This brings your total spending to about $224,000 to $230,000 for a mid-range home with light to moderate work needed.
For a property around $500,000 (about TZS 1.22 billion) in Zanzibar, expect to add around 15% in additional costs, or approximately $75,000 (TZS 183 million). This means your all-in cost would be closer to $575,000, covering stamp duty, legal fees, due diligence, and any finishing work.
For a property around $1,000,000 (about TZS 2.45 billion) in Zanzibar, additional costs at around 18% would add roughly $180,000 (TZS 441 million), bringing your total investment to approximately $1.18 million, which often includes comprehensive legal checks and furnishing for high-end villas.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Zanzibar.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Zanzibar
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Stamp Duty | Taxes | About 1% to 4% of the purchase price, depending on the type of instrument and buyer profile. This is a formal tax payable to the Zanzibar Revenue Authority. The exact rate varies based on the transaction structure. |
| Registration Fees | Fees | About 0.5% to 2% of the purchase price, covering official filing and processing charges. These fees are set by the Zanzibar Business and Property Registration Agency. The amount depends on the property value and registration type. |
| Legal / Conveyancing | Fees | TZS 5 million to TZS 30 million ($2,000 to $12,000), covering lawyer fees for contract review and title verification. More complex transactions with multiple parties or unclear documentation will cost more. Always budget for thorough legal review in Zanzibar. |
| Due Diligence | Fees | TZS 2 million to TZS 15 million ($800 to $6,000), covering property surveys, title checks, and building inspections. This is especially important in Zanzibar where documentation quality varies. Skipping this step can lead to costly surprises later. |
| Light Renovation | Renovation | TZS 10 million to TZS 60 million ($4,000 to $24,000), for basic updates like painting, minor repairs, and cosmetic improvements. This applies to properties in reasonable condition that just need refreshing. Most existing homes in Zanzibar need at least some work. |
| Heavy Renovation | Renovation | TZS 80 million to TZS 400 million ($33,000 to $163,000), for major structural work, plumbing, electrical, and full interior overhauls. Older properties and heritage buildings in Stone Town often fall into this category. Budget carefully if the property has deferred maintenance. |
We made this infographic to show you how property prices in Tanzania compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Zanzibar in 2026 with different budgets?
With $100,000 (about TZS 245 million) in Zanzibar, beachfront properties are generally out of reach, but you can find a 1-bedroom flat of 40 to 50 square meters in Ng'ambo (existing), a small 2-bedroom basic apartment of 60 to 70 square meters in mid Zanzibar City (existing), or a tiny starter home of 70 to 90 square meters in a peri-urban area (existing, condition-dependent).
With $200,000 (about TZS 490 million) in Zanzibar, you can afford a 2-bedroom condo of 75 to 95 square meters in mid Zanzibar City (newer), a 3-bedroom house of 120 to 150 square meters in Bububu (existing), or a small rental-friendly villa shell of 120 to 160 square meters in an inland pocket of Paje (newer, basic finish).
With $300,000 (about TZS 735 million) in Zanzibar, your options include a townhouse or duplex of 140 to 170 square meters in Fumba (newer), an upgraded 3-bedroom family house of 150 to 200 square meters in Bububu (existing, good condition), or a small villa of 160 to 220 square meters in Jambiani away from the beachfront (existing or newer).
With $500,000 (about TZS 1.22 billion) in Zanzibar, you can purchase a villa of 200 to 260 square meters in Paje (newer, with good rental profile), a villa of 220 to 300 square meters in Kiwengwa near the resort belt but not on prime beachfront (newer), or a high-quality Stone Town heritage unit of 120 to 180 square meters (renovated).
With $1,000,000 (about TZS 2.45 billion) in Zanzibar, you're in the prime segment with options like a near-beach villa of 240 to 320 square meters in Nungwi or Kendwa (newer, with pool), a large villa of 300 to 400 square meters in Michamvi (newer, boutique positioning), or a small multi-unit residential compound in Paje or Jambiani suitable for holiday rentals.
With $2,000,000 (about TZS 4.9 billion) in Zanzibar, you enter the luxury tier where inventory is limited but exceptional, including a beachfront trophy villa of 350 to 500 square meters in Nungwi or Kendwa (new or near-new), a high-end compound with multiple bedrooms and staff quarters of 500 to 800 square meters in Kiwengwa (new), or an ultra-prime fully managed turn-key villa on the top beach strips often positioned as an investment-grade asset.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Zanzibar.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Zanzibar, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Tanzania | This is Tanzania's central bank, making it the official source for foreign exchange rates. | We used the Bank of Tanzania mean USD and EUR rates from late December 2025 as our baseline for all currency conversions. This ensures all TZS to dollar and euro figures are internally consistent. |
| Tanzania National Bureau of Statistics | This is the national statistics agency, making it the reference source for official inflation data. | We used NBS CPI data to calculate inflation-adjusted price changes. This helped us distinguish between nominal price growth and real purchasing power changes in Zanzibar. |
| Properstar | This is a large international property portal that publishes transparent, listings-based pricing data. | We used Properstar's Zanzibar regional price per square foot data as our primary price anchor. We converted these figures to square meters and built neighborhood ranges from these benchmarks. |
| Numbeo | This is a crowdsourced database that provides transparent property price indicators for cities worldwide. | We used Numbeo only as a directional cross-check for city center versus outside center pricing. We did not treat it as a primary source due to potential sample size limitations. |
| Knight Frank Africa Report | Knight Frank is a long-established global real estate consultancy with published research methodology. | We used Knight Frank for demand driver analysis, including expat housing trends and prime-area dynamics. This helped explain why Zanzibar prices move the way they do. |
| Zanzibar Revenue Authority | This is the official tax authority for Zanzibar, making it the definitive source for transaction taxes. | We used ZRA information to confirm that stamp duty is a formal, payable component of purchase costs. We then estimated realistic all-in buyer cost ranges based on typical rate variations. |
| ZBPRA Fee Regulations | This is the published fee regulation from the Zanzibar Business and Property Registration Agency. | We used this document to verify that registration and processing fees exist beyond just the purchase price. We incorporated these fees into our total buying cost estimates. |
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