Authored by the expert who managed and guided the team behind the Tanzania Property Pack
Yes, the analysis of Dar es Salaam's property market is included in our pack
This blog post covers everything you need to know about running an Airbnb in Dar es Salaam in 2026, from legal requirements to realistic revenue and profit estimates.
We break down nightly prices, occupancy rates, and monthly earnings across different neighborhoods and property types in Tanzania's largest city.
We update this article regularly to reflect the latest market data and regulatory changes.
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 Dar es Salaam.
Insights
- Dar es Salaam Airbnb listings average around $65 per night (about TZS 160,000), but the median sits lower at $55 because luxury units in Masaki and Oyster Bay pull the average up.
- With roughly 3,100 active short-term rental listings in Dar es Salaam as of early 2026, competition clusters heavily in the expat corridor along the Msasani Peninsula.
- Typical occupancy rates for Airbnb in Dar es Salaam hover between 35% and 40%, reflecting the city's business and long-stay travel patterns rather than high-volume tourism.
- Most Dar es Salaam hosts earn around $450 to $540 per month in gross revenue, translating to roughly TZS 1.1 million to TZS 1.3 million before expenses.
- The Saba Saba Trade Fair in July and Swahili Fashion Week in December are the two most reliable demand spikes, often pushing bookings up 30% to 50% above baseline.
- One-bedroom apartments dominate supply, but two-bedroom units often achieve better revenue per listing because they face less direct competition.
- Monthly operating expenses for a typical Airbnb in Dar es Salaam range from $280 to $550, with backup power and security being unusually significant cost factors.
- Top-performing hosts in Dar es Salaam reach 50% to 60% occupancy, roughly 15 to 20 percentage points higher than average, mainly by guaranteeing reliable Wi-Fi and power.
- There is no official city-wide cap on rental nights per year, but building rules and landlord restrictions often impose practical limits in upscale neighborhoods like Masaki.
- Net profit margins for Airbnb hosts in Dar es Salaam typically fall between 20% and 30% of gross revenue, making it more of a supplemental income stream than a high-margin investment.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
Can I legally run an Airbnb in Dar es Salaam in 2026?
Is short-term renting allowed in Dar es Salaam in 2026?
As of the first half of 2026, short-term renting through platforms like Airbnb is allowed in Dar es Salaam, though there is no special legal category for "Airbnb" specifically.
The main legal framework governing short-term rentals is the Tourism Act, which regulates all paid accommodation and may classify your rental as a tourism accommodation facility.
The key condition hosts must understand is that offering paid accommodation can pull you into the tourism licensing and levy framework, even for a spare apartment.
No clearly published penalty schedule exists specifically for unlicensed Airbnb operations, but operating without proper registration could expose you to enforcement actions under tourism regulations.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Tanzania.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Tanzania.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Dar es Salaam as of 2026?
As of the first half of 2026, there is no official minimum-stay requirement or maximum nights-per-year cap for Airbnb rentals in Dar es Salaam at the city or national level.
These rules do not differ by property type or host residency status because no such regulations exist, meaning hosts have flexibility in structuring their listings.
Many hosts voluntarily set 30-night minimum stays to match the city's strong long-stay business and NGO travel demand, which is a market choice rather than a legal requirement.
Do I have to live there, or can I Airbnb a secondary home in Dar es Salaam right now?
There is no "primary residence only" rule in Dar es Salaam's tourism framework, so you are not required to live in the property you list on Airbnb.
Owners of secondary homes or investment properties can legally operate short-term rentals, provided they comply with any applicable tourism licensing requirements.
No additional permits specifically target non-primary residence rentals, but you should ensure your property meets general tourism accommodation standards if required.
The main difference between renting a primary versus secondary home is operational rather than legal, as secondary homes may require a property manager to handle guest turnovers.
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Can I run multiple Airbnbs under one name in Dar es Salaam right now?
There is no published numeric cap on how many Airbnb listings one person can operate in Dar es Salaam, so running multiple properties under one name is generally possible.
Tanzania's tourism framework does not specify a maximum number of properties one individual or entity can list for short-term rental.
If you scale beyond a single property, you may need to register as a business through BRELA and potentially license each facility separately depending on how authorities interpret "tourism accommodation facility."
Do I need a short-term rental license or a business registration to host in Dar es Salaam as of 2026?
As of the first half of 2026, hosts offering paid accommodation in Dar es Salaam may need to align with Tanzania's tourism accommodation licensing framework, while business registration through BRELA is a separate consideration for those operating at scale.
The tourism licensing pathway typically involves submitting an application to the relevant ministry, though specific timelines are best confirmed directly with the licensing authority.
Documentation requirements generally include proof of property ownership or lease, identification, and compliance with accommodation facility standards.
Licensing costs are not prominently published as a fixed fee schedule, so budget for application fees and any inspection costs that may arise.
Are there neighborhood bans or restricted zones for Airbnb in Dar es Salaam as of 2026?
As of the first half of 2026, there are no official city-wide neighborhood bans or government-designated restricted zones for Airbnb in Dar es Salaam.
However, in upscale areas like Masaki, Oyster Bay, and Msasani Peninsula, many buildings have strict HOA rules or landlord clauses that effectively prohibit or limit short-term rentals.
These private restrictions exist primarily due to security concerns and noise management rather than any government mandate.
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.
How much can an Airbnb earn in Dar es Salaam in 2026?
What's the average and median nightly price on Airbnb in Dar es Salaam in 2026?
As of the first half of 2026, the median nightly price for an entire-home Airbnb in Dar es Salaam is approximately $55 (TZS 135,000 or EUR 52), while the average sits at about $65 (TZS 160,000 or EUR 61).
The typical nightly price range covering roughly 80% of Dar es Salaam Airbnb listings falls between $35 and $120 (TZS 86,000 to TZS 295,000, or EUR 33 to EUR 113).
The biggest factor affecting nightly pricing is location within the expat corridor, with properties in Masaki, Oyster Bay, and Msasani Peninsula commanding significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Dar es Salaam.
How much do nightly prices vary by neighborhood in Dar es Salaam in 2026?
As of the first half of 2026, nightly prices vary dramatically, with premium coastal neighborhoods like Masaki and Oyster Bay averaging $80 to $160 per night (TZS 197,000 to TZS 393,000, or EUR 75 to EUR 151), while areas like Sinza and Mikocheni average $35 to $75 (TZS 86,000 to TZS 184,000, or EUR 33 to EUR 71).
The three neighborhoods with highest average nightly prices are Masaki, Oyster Bay, and Msasani Peninsula, where sea views and embassy proximity justify rates often exceeding $100 (TZS 246,000 or EUR 94).
The three neighborhoods with lowest prices are Sinza, parts of Mikocheni, and City Centre, where rates dip to $35 to $55 (TZS 86,000 to TZS 135,000, or EUR 33 to EUR 52), though guests still book these areas for accessibility and lower costs.
What's the typical occupancy rate in Dar es Salaam in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Dar es Salaam falls between 35% and 40% for entire-home properties.
Most listings realistically achieve occupancy ranging from 25% to 50%, with the lower end representing poorly optimized listings and the higher end reflecting well-managed properties in prime locations.
Compared to major tourist destinations, Dar es Salaam's occupancy is modest, reflecting reliance on business and long-stay travel rather than high-volume tourism.
The biggest factor for above-average occupancy is offering reliable infrastructure, particularly backup power and fast Wi-Fi, essential for business travelers and NGO workers who drive demand.
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What's the average monthly revenue per listing in Dar es Salaam in 2026?
As of the first half of 2026, the median monthly revenue for an Airbnb in Dar es Salaam is approximately $450 (TZS 1.1 million or EUR 425), while the average sits closer to $540 (TZS 1.3 million or EUR 510).
Most listings realistically earn between $300 and $700 per month (TZS 737,000 to TZS 1.7 million, or EUR 283 to EUR 660), covering roughly 80% of entire-home properties.
Top-performing listings in Masaki or Oyster Bay with professional management can earn $900 to $1,200 per month (TZS 2.2 million to TZS 2.9 million, or EUR 850 to EUR 1,130), translating to roughly $10,800 to $14,400 annually.
Finally, note that we give here all the information you need to buy and rent out a property in Dar es Salaam.
What's the typical low-season vs high-season monthly revenue in Dar es Salaam in 2026?
As of the first half of 2026, Airbnb hosts in Dar es Salaam can expect low-season monthly revenue of around $290 to $360 (TZS 713,000 to TZS 885,000, or EUR 274 to EUR 340), while high-season months can push earnings to $585 to $675 (TZS 1.4 million to TZS 1.7 million, or EUR 552 to EUR 637).
Low season typically falls in April, May, and sometimes October through November, while high season runs December through February and spikes again in July around the Saba Saba Trade Fair.
What's a realistic Airbnb monthly expense range in Dar es Salaam in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Dar es Salaam range from $180 to $550 (TZS 442,000 to TZS 1.35 million, or EUR 170 to EUR 519) for a typical apartment or townhouse.
The largest expense category is utilities combined with backup power solutions, which can account for 25% to 35% of total monthly costs due to power reliability challenges.
Hosts should expect to spend between 50% and 75% of gross revenue on operating expenses, including cleaning, utilities, internet, security, maintenance, and platform fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Dar es Salaam.
What's realistic monthly net profit and profit per available night for Airbnb in Dar es Salaam in 2026?
As of the first half of 2026, realistic median monthly net profit for an Airbnb in Dar es Salaam is approximately $120 (TZS 295,000 or EUR 113), translating to roughly $4 profit per available night (TZS 9,800 or EUR 3.80).
Most hosts realistically earn between $50 and $250 in monthly net profit (TZS 123,000 to TZS 614,000, or EUR 47 to EUR 236), depending on location, management quality, and expense control.
Net profit margins typically range from 20% to 30% of gross revenue, reflecting substantial operating costs required to maintain guest-ready standards.
The break-even occupancy rate sits around 25% to 30%, meaning hosts need roughly 8 to 10 nights per month just to cover costs.
In our property pack covering the real estate market in Dar es Salaam, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Dar es Salaam as of 2026?
How many active Airbnb listings are in Dar es Salaam as of 2026?
As of the first half of 2026, there are approximately 3,100 active short-term rental listings in Dar es Salaam, including properties on Airbnb and similar platforms.
The market has shown steady growth over recent years, with supply expanding as business travel and the expat community continue driving demand for furnished, flexible accommodation.
Which neighborhoods are most saturated in Dar es Salaam as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Dar es Salaam are Masaki, Oyster Bay, Msasani Peninsula, and Upanga, where the highest concentration of guest-ready listings compete for bookings.
These neighborhoods became saturated because they sit at the heart of the expat corridor, offering proximity to embassies, international offices, and the Slipway waterfront, making them the default choice for business travelers.
Relatively undersaturated neighborhoods offering better opportunities include Kigamboni (appealing to those seeking space and calm), Mbezi Beach, and Kunduchi, where competition is thinner but demand is more seasonal.
What local events spike demand in Dar es Salaam in 2026?
As of the first half of 2026, the main events spiking Airbnb demand in Dar es Salaam are the Saba Saba Trade Fair in July and Swahili Fashion Week in early December, both drawing significant business and visitor traffic.
During these events, hosts typically see bookings and nightly rates increase 30% to 50% above normal, especially for well-located properties in Masaki, Oyster Bay, and Msasani Peninsula.
Hosts should adjust pricing and availability at least 4 to 6 weeks beforehand, as business travelers often book well in advance.
What occupancy differences exist between top and average hosts in Dar es Salaam in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Dar es Salaam achieve occupancy rates of 50% to 60%, particularly those in Masaki, Oyster Bay, and Msasani delivering reliable power backup, fast Wi-Fi, and consistent cleaning.
Average hosts typically see occupancy between 35% and 40%, meaning top performers book roughly 15 to 20 percentage points more nights per month.
New hosts can reach top-performer levels within 6 to 12 months by investing in quality photos, competitive pricing, responsive communication, and infrastructure reliability from the start.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Dar es Salaam.
What amenities do nearly all competitors offer in Dar es Salaam right now?
As of the first half of 2026, nearly all competitive Airbnb listings in Dar es Salaam offer Wi-Fi (around 96%), parking (around 93%), a kitchen (around 91%), and air conditioning (around 91%).
Beyond basics, guests increasingly expect reliability amenities like backup power, water storage tanks, and secure access, even if not always prominently listed.
Hosts wanting to stand out should focus on guaranteeing fast, uninterrupted internet and power, which drive the strongest reviews and repeat bookings.
Which price points are most crowded, and where's the "white space" for new hosts in Dar es Salaam right now?
The most crowded nightly price range in Dar es Salaam is $35 to $75 (TZS 86,000 to TZS 184,000, or EUR 33 to EUR 71), where most one-bedroom entire-place listings compete directly.
"White space" exists at the higher end, around $90 to $140 per night (TZS 221,000 to TZS 344,000, or EUR 85 to EUR 132), where guests expect business-grade reliability but few listings consistently deliver, and in the family-ready two to three bedroom segment at $80 to $120.
New hosts can compete in underserved segments by offering guaranteed fast Wi-Fi, backup power, secure parking, and professional cleaning in the expat corridor, or positioning larger properties in Kigamboni or Mbezi Beach for families seeking space.
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What property works best for Airbnb demand in Dar es Salaam right now?
What bedroom count gets the most bookings in Dar es Salaam as of 2026?
As of the first half of 2026, one-bedroom apartments get the most total bookings in Dar es Salaam because they dominate supply, making them the default option for solo business travelers and couples.
The booking breakdown shows one-bedroom units capturing the largest volume, followed by two-bedroom properties which often achieve higher revenue per listing, then studios and three-plus bedroom homes serving smaller niches.
One-bedroom properties perform well because they match Dar es Salaam's core demand of business travelers, NGO workers, and long-stay professionals needing simple, reliable accommodation.
What property type performs best in Dar es Salaam in 2026?
As of the first half of 2026, well-located apartments and condos in Dar es Salaam's expat corridor (Masaki, Oyster Bay, Msasani, Upanga) consistently outperform other property types in occupancy and booking reliability.
Occupancy rates for apartments in prime locations typically run 5 to 10 percentage points higher than standalone houses or villas, which attract more seasonal or leisure-focused guests.
Apartments outperform because they are easier to keep reliability-ready with consistent power backup, security, and maintenance, aligning with the city's strongest demand segment: business and long-stay travelers prioritizing convenience over space.
What location traits boost bookings in Dar es Salaam right now?
Location traits boosting Airbnb bookings in Dar es Salaam include proximity to the expat corridor (Masaki, Oyster Bay, Msasani Peninsula), walkable access to restaurants and Slipway, and predictable travel time to Julius Nyerere International Airport.
Reliability infrastructure matters enormously, so properties in buildings with generators, water tanks, secure parking, and reputable security consistently outperform similar listings without these features.
Guests prioritize convenience and safety over pure CBD proximity, which is why listings near embassies, international offices, and sea-front leisure areas attract more bookings than those in purely commercial districts.
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 Dar es Salaam, 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 |
|---|---|---|
| Tourism Act (TRA copy) | It's the primary law governing tourism facilities and activities in mainland Tanzania. | We used it to define what Tanzania considers a tourism accommodation facility and cross-checked it against licensing portals. |
| Tourism Act (Attorney General portal) | It's an official government legal repository maintained by the Attorney General's office. | We used it to verify current legal wording and cite levies explicitly referenced in the law. |
| TISEZA Licensing Procedures Portal | It's an official government portal showing who must be licensed and by whom. | We used it to convert legal requirements into practical application steps and confirm licensing needs. |
| Hotel Association of Tanzania | It aggregates Government Notices and regulations used by the hospitality sector. | We used it to identify regulation names and years affecting accommodation, triangulating with official sources. |
| BRELA Online Registration System | It's the official system for registering companies and business names in Tanzania. | We used it to explain business registration and referenced it for hosts operating at scale. |
| Tanzania National Business Portal | It's a government portal summarizing official business registration responsibilities. | We used it to cross-check BRELA's role and standard registration paths. |
| TAUSI Taxpayer Portal | It's an official local government services portal under TAMISEMI. | We used it to explain how local permits and levies can be handled digitally. |
| TRA Taxes and Duties at a Glance 2025/2026 | It's a Tanzania Revenue Authority publication summarizing key tax rates and rules. | We used it to ground tax discussion in an official reference and cross-checked with PwC summaries. |
| PwC Worldwide Tax Summaries (Tanzania) | PwC is a major global tax firm with structured, reference-style summaries. | We used it to interpret rental income treatment and as a second-source cross-check. |
| Bank of Tanzania Exchange Rates | It's the central bank's official exchange rate record. | We used it to convert USD figures to Tanzanian shillings using January 2026 rates. |
| AirDNA Dar es Salaam Overview | AirDNA is a widely used STR data provider with transparent definitions for ADR, occupancy, and RevPAR. | We used it as the backbone for performance and competition metrics, cross-checking revenue math. |
| AirROI Dar es Salaam Snapshot | It's a second STR analytics provider publishing comparable headline metrics. | We used it to triangulate ADR and occupancy so we weren't single-sourcing private data. |
| Airbtics Dar es Salaam Snapshot | It's another STR analytics source reporting market-level supply and revenue metrics. | We used it to sanity-check listings, ADR, and annual revenue as a triangulation point. |
| TanTrade Trade Fair Portal | It's the official organizer's site for the Dar International Trade Fair. | We used it to justify event-driven demand periods in July and pricing strategy. |
| Swahili Fashion Week | It's the official source for dates and location of a major Dar es Salaam event. | We used it to identify the December demand spike and connect it to property preferences. |
| Tanzania Investment Centre (Land Acquisition) | It's the official investment body explaining legal pathways to land use. | We used it to clarify ownership feasibility for non-citizens in practical terms. |
| Unit Titles Act (Ministry of Lands) | It's a government-hosted statute governing condominium and unit ownership. | We used it to explain apartment ownership pathways in a legally grounded way. |
| Local Government Authorities (Rating) Act | It's the core statute behind local property rating and property tax. | We used it to frame property tax as separate from Airbnb-specific taxes. |
| Finance Act 2023 (TanzaniaLII) | It's a full text of enacted legislation hosted by a recognized legal information institute. | We used it to verify property-rate mechanics changed via Finance Act amendments. |
| Clyde & Co Finance Act 2023 Highlights | Clyde & Co is a major international law firm whose summaries are widely used. | We used it to cite property-rate numbers in a readable way, triangulating with Acts. |
| Tanzania Mortgage Refinance Company Market Update | It's a sector-level publication focused on housing finance used by banks and policymakers. | We used it to anchor financing context affecting ownership feasibility. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Tanzania. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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