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 article covers the current housing prices in Dar es Salaam as of the first half of 2026, with all the data you need to understand the market.
We constantly update this blog post to reflect the latest changes in Dar es Salaam's real estate market.
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
- The median asking price for residential property in Dar es Salaam in 2026 is around TZS 775 million ($316,000), but the average is much higher at TZS 1.04 billion ($425,000) because luxury homes in Masaki and Oyster Bay pull the numbers up.
- Buyers in Dar es Salaam typically negotiate 8% to 12% off the asking price, mainly because financing constraints and title verification issues often emerge late in the process.
- New-build homes in Dar es Salaam command a premium of 15% to 30% over comparable older properties because they include modern systems, security features, and managed common areas.
- Smaller premium apartments in Dar es Salaam's prime zones have the highest price per square meter because buyers pay more for location and amenities than for raw space.
- Over the past decade, Dar es Salaam housing prices have risen by 70% to 110% in nominal terms, driven by city expansion and infrastructure upgrades that changed which areas are considered commutable.
- Entry-level properties in Dar es Salaam start around TZS 90 million ($37,000) in outer neighborhoods like Ukonga, but you will find nothing at this price in expat-heavy areas like Masaki or Oyster Bay.
- Luxury villas in Dar es Salaam's Peninsula area can reach TZS 4.5 billion ($1.84 million) or more, supported by strong rental demand from expatriates and international organizations.
- Stamp duty in Tanzania is around 1% of the property price, and registration fees add another 0.25%, making the core legal costs relatively low compared to many other markets.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
What is the average housing price in Dar es Salaam in 2026?
The median housing price is more useful than the average in Dar es Salaam because a small number of luxury properties in prime neighborhoods like Masaki and Oyster Bay significantly inflate the average, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including the Bank of Tanzania, Knight Frank, and current Jiji listings, all of which we manually double-checked.
The median asking price for residential property in Dar es Salaam in 2026 is around TZS 775 million, which converts to approximately $316,000 or €268,000. The average asking price is higher at TZS 1.04 billion, which is about $425,000 or €360,000.
In Dar es Salaam in 2026, about 80% of residential properties are listed between TZS 110 million and TZS 2.06 billion, or roughly $44,000 to $841,000.
A realistic entry range for Dar es Salaam property in 2026 is TZS 90 million to TZS 200 million ($37,000 to $82,000 or €31,000 to €69,000), which typically gets you a small mini flat or basic house in outer areas like Ukonga or parts of Temeke.
Luxury properties in Dar es Salaam in 2026 typically range from TZS 2.2 billion to TZS 4.5 billion or more ($898,000 to $1.84 million or €761,000 to €1.56 million), and these include high-end villas and luxury apartments in prime neighborhoods like Masaki and Oyster Bay with amenities such as security, pools, and proximity to the coast.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Dar es Salaam.
Are Dar es Salaam property listing prices close to the actual sale price in 2026?
In Dar es Salaam in 2026, the actual sale price is typically 8% to 12% lower than the asking price.
This gap exists mainly because sellers in Dar es Salaam expect negotiation, especially for higher-end properties where bargaining is part of the process. The difference tends to be larger when issues like unclear land titles, needed repairs, or poor road access emerge during due diligence, giving buyers leverage to push for bigger discounts.
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What is the price per sq m or per sq ft for properties in Dar es Salaam in 2026?
As of early 2026, mainstream mid-market properties in Dar es Salaam typically cost between TZS 2 million and TZS 4 million per square meter, which translates to roughly $820 to $1,635 per sqm or $76 to $152 per sqft. These figures represent practical bands based on comparing total asking prices against typical unit sizes in the market.
Smaller premium units in Dar es Salaam's prime zones have the highest price per square meter because buyers pay more for location, security, and amenities than for raw space, while large older houses far from prime areas have the lowest because you get discounts for distance, infrastructure gaps, and renovation risk.
In Dar es Salaam in 2026, the highest prices per square meter are found in Masaki and Oyster Bay, typically ranging from TZS 3.5 million to TZS 6.5 million per sqm ($1,430 to $2,655). The lowest prices are in neighborhoods like Ukonga and parts of Temeke, where you can find properties at TZS 1.2 million to TZS 2.4 million per sqm ($490 to $980).
How have property prices evolved in Dar es Salaam?
From January 2025 to January 2026, Dar es Salaam housing prices increased by an estimated 6% to 9% in nominal terms, or about 2% to 5% after adjusting for inflation. This growth was driven by continued demand in expat-heavy neighborhoods and rising construction costs for materials and imported finishes.
Over the past decade from 2016 to January 2026, Dar es Salaam property prices have risen by an estimated 70% to 110% in nominal terms, or roughly 25% to 50% in real terms after inflation. This significant increase reflects city expansion, infrastructure upgrades that made new areas more accessible, and the growth of developer-led projects offering modern housing stock.
By the way, we've written a blog article detailing the latest updates on property price variations in Dar es Salaam.
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 Dar es Salaam.
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 homes dominate the Dar es Salaam property market in 2026?
In Dar es Salaam in 2026, standalone houses and mini flats make up about 40% of listings, followed by blocks of flats at 35%, modern apartments at 15%, villas and luxury homes at 7%, and townhouses or duplexes at 3%, reflecting the city's mix of traditional housing stock and growing demand for managed apartment living.
Average asking prices in Dar es Salaam as of the first half of 2026 vary significantly by property type. Basic houses and mini flats in outer areas range from TZS 120 million to TZS 350 million ($49,000 to $143,000 or €42,000 to €121,000). Mid-market houses in good neighborhoods cost TZS 350 million to TZS 900 million ($143,000 to $367,000 or €121,000 to €311,000). Mid-market apartments run TZS 300 million to TZS 800 million ($122,000 to $327,000 or €104,000 to €277,000). Prime apartments and villas in the Peninsula area start at TZS 1.4 billion and can exceed TZS 4.5 billion ($572,000 to $1.84 million or €485,000 to €1.56 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Dar es Salaam?
- How much should you pay for a house in Dar es Salaam?
- How much should you pay for an apartment in Dar es Salaam?
- How much should you pay for lands in Dar es Salaam?
How do property prices compare between existing and new homes in Dar es Salaam in 2026?
In Dar es Salaam in 2026, new-build properties typically cost 15% to 30% more than comparable older homes in the same area.
This premium exists because new builds include modern electrical and plumbing systems, parking, security features, and managed common spaces, while older homes carry renovation uncertainty and often have less efficient layouts that buyers factor into their offers.
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How do property prices vary by neighborhood in Dar es Salaam in 2026?
Masaki, located on the Peninsula, is one of Dar es Salaam's most prestigious neighborhoods and a prime zone for expatriates and international organizations. Properties here are mainly high-end apartments and luxury villas, with asking prices ranging from TZS 1.4 billion to over TZS 4.5 billion ($572,000 to $1.84 million or €485,000 to €1.56 million), driven by strong rental demand and proximity to embassies and top amenities.
Oyster Bay offers a premium coastal atmosphere with excellent security and access to upscale restaurants, schools, and beaches. Luxury apartments and villas in Oyster Bay in 2026 typically list between TZS 2.2 billion and TZS 4.5 billion or more ($898,000 to $1.84 million or €761,000 to €1.56 million), making it one of the most expensive neighborhoods in Tanzania.
Ukonga is a more affordable, outer neighborhood in Dar es Salaam that attracts first-time buyers and those on tighter budgets. Properties here are mainly basic houses and mini flats, with asking prices ranging from TZS 90 million to TZS 350 million ($37,000 to $143,000 or €31,000 to €121,000), offering genuine entry points into the Dar es Salaam property market.
You will find a much more detailed analysis by areas in our property pack about Dar es Salaam. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (TZS / $) | Avg per sqm (TZS / $) | Avg per sqft (TZS / $) |
|---|---|---|---|---|
| Masaki | Expat / Luxury | 1.4B - 4.5B+ / $572k - $1.84M+ | 3.5M - 6M / $1,430 - $2,450 | 325k - 560k / $133 - $229 |
| Oyster Bay | Expat / Luxury | 2.2B - 4.5B+ / $898k - $1.84M+ | 3.5M - 6.5M / $1,430 - $2,655 | 325k - 605k / $133 - $247 |
| Mikocheni (prime) | Upscale | 900M - 2.2B / $367k - $898k | 3M - 5M / $1,225 - $2,040 | 279k - 465k / $114 - $190 |
| Msasani | Upscale / Coastal | 800M - 2B / $327k - $817k | 2.8M - 4.8M / $1,145 - $1,960 | 260k - 446k / $106 - $182 |
| Upanga | Central / Commute | 600M - 1.8B / $245k - $735k | 2.6M - 4.8M / $1,060 - $1,960 | 242k - 446k / $99 - $182 |
| Kijitonyama | Popular | 350M - 900M / $143k - $367k | 2.2M - 3.8M / $900 - $1,550 | 204k - 353k / $83 - $144 |
| Mbezi Beach | Family / Space | 600M - 1.8B / $245k - $735k | 2M - 3.6M / $820 - $1,470 | 186k - 335k / $76 - $137 |
| Bunju | Family / Growing | 600M - 1.5B / $245k - $613k | 1.8M - 3.2M / $735 - $1,305 | 167k - 297k / $68 - $121 |
| Kigamboni | Value / Future Upside | 250M - 1B / $102k - $408k | 1.6M - 2.8M / $655 - $1,145 | 149k - 260k / $61 - $106 |
| Kariakoo | Central / Mixed | 350M - 1.5B / $143k - $613k | 2M - 3.8M / $820 - $1,550 | 186k - 353k / $76 - $144 |
| Ukonga | Entry / Value | 90M - 350M / $37k - $143k | 1.2M - 2.2M / $490 - $900 | 112k - 204k / $46 - $83 |
| Temeke | Entry / Family | 120M - 450M / $49k - $184k | 1.3M - 2.4M / $530 - $980 | 121k - 223k / $49 - $91 |
How much more do you pay for properties in Dar es Salaam when you include renovation work, taxes, and fees?
In Dar es Salaam in 2026, buyers should expect to pay an additional 2% to 5% on top of the purchase price for core legal and registration costs, and potentially 10% to 25% more if renovation work is needed.
If you buy a property around $82,000 (approximately TZS 200 million) in Dar es Salaam, you would typically pay around TZS 6 million ($2,400) in taxes and fees, and if you need light renovation, that could add another TZS 20 million ($8,200). So your total cost could reach TZS 226 million ($92,000) or more.
For a property around $327,000 (approximately TZS 800 million), expect fees and taxes of about TZS 24 million ($9,800), and if you do a moderate renovation, that could add TZS 120 million ($49,000). Your total cost could reach around TZS 944 million ($385,000).
If you purchase a luxury property around $1.22 million (approximately TZS 3 billion), fees and taxes would be around TZS 90 million ($37,000), and upgrades or customization could add TZS 300 million ($122,000) or more. Your total investment could exceed TZS 3.4 billion ($1.38 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Dar es Salaam
| Expense | Category | Estimated Cost Range (TZS / $) and Explanation |
|---|---|---|
| Stamp Duty | Tax | Around 1% of the property price. For example, on a TZS 800 million property, you would pay approximately TZS 8 million ($3,300). This is a formal government tax applied to property transfer documents. |
| Registration Fee | Fee | Around 0.25% of the property price. On a TZS 800 million property, this would be approximately TZS 2 million ($800). This covers the official recording of the property transfer with land authorities. |
| Legal and Documentation | Service | TZS 2 million to TZS 20 million ($800 to $8,000) depending on complexity. This covers lawyer fees, contract preparation, title verification, and any negotiation support you may need during the transaction. |
| Valuation and Survey | Diligence | TZS 500,000 to TZS 5 million ($200 to $2,000). This pays for professional property valuation and boundary surveys to confirm what you are actually buying matches the documentation. |
| Light Renovation | Works | Around 10% of property price. For a TZS 500 million home, budget TZS 50 million ($20,000) for cosmetic updates like repainting, minor repairs, and fixture replacements. |
| Major Renovation | Works | 15% to 25% of property price. For older properties, this covers electrical rewiring, plumbing updates, waterproofing, kitchen and bathroom overhauls, and structural repairs that may be needed. |
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 Dar es Salaam in 2026 with different budgets?
With $100,000 (approximately TZS 245 million) in Dar es Salaam in January 2026, you could buy an existing small house or mini flat of 70 to 120 sqm in Ukonga with basic finishes, an existing 2 to 3 bedroom modest home of 90 to 140 sqm in entry areas of Temeke, or an older small unit of 60 to 100 sqm in outer pockets of Kigamboni. At this budget, there is essentially no market in prime expat neighborhoods like Masaki or Oyster Bay.
With $200,000 (approximately TZS 490 million), you could purchase an existing apartment of 90 to 140 sqm with mid-level finishes in Kijitonyama, an existing family house of 140 to 220 sqm in better areas of Temeke, or an entry-to-mid house of 120 to 200 sqm in a closer pocket of Kigamboni.
With $300,000 (approximately TZS 735 million), you could afford a mid-market family house of 180 to 300 sqm in Mbezi Beach, a better apartment or small compound home of 120 to 180 sqm in Kijitonyama, or an older but larger home of 200 to 350 sqm in Bunju depending on exact location.
With $500,000 (approximately TZS 1.22 billion), you could buy an upper-mid house of 250 to 450 sqm on non-prime streets in Mikocheni, a high-quality family house of 250 to 500 sqm in the best pockets of Mbezi Beach or Bunju, or a large home of 300 to 600 sqm in select higher-end areas of Kigamboni.
With $1,000,000 (approximately TZS 2.45 billion), you could purchase a prime-tier apartment or luxury home of 180 to 350 sqm in prime pockets of Mikocheni, a luxury apartment of 160 to 280 sqm in Masaki if available, or a high-end villa of 300 to 600 sqm in Msasani or Peninsula-adjacent areas.
With $2,000,000 (approximately TZS 4.9 billion), you enter the top tier of the Dar es Salaam market and could buy a luxury villa or beachfront-tier property of 350 to 700+ sqm in Masaki or Oyster Bay, a high-end compound home with 500 to 1,000 sqm of land on the Peninsula, or a top-tier modern villa with premium finishes and full amenities in the most prestigious neighborhoods.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Dar es Salaam.
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 |
|---|---|---|
| Bank of Tanzania | Tanzania's central bank publishes official daily exchange rates that serve as the country's benchmark for currency conversions. | We used the published mean rates to convert all TZS figures to USD and EUR consistently throughout this article. We applied the same rates to ensure comparability across all price points. |
| National Bureau of Statistics | Tanzania's official government statistics agency publishes the Consumer Price Index, which is the country's benchmark for measuring inflation. | We used the CPI data to calculate inflation-adjusted price changes and verify that our real price estimates were reasonable. We also used it to distinguish between nominal and real price growth over time. |
| Knight Frank Africa Report | Knight Frank is a major global real estate consultancy that publishes detailed market analysis with concrete figures on African property markets. | We used their Tanzania analysis to understand prime and expat-driven demand in neighborhoods like Masaki and Oyster Bay. We also used their insights to explain why premium neighborhoods command higher prices. |
| National Housing Corporation | NHC is Tanzania's state-owned housing developer and publishes official documents describing government housing projects and delivery pipelines. | We used their initiatives document to understand new-build supply patterns in Dar es Salaam. We also used it to explain why developer-led projects command premiums over older housing stock. |
| Jiji Tanzania | Jiji is one of Tanzania's largest classifieds marketplaces with high volumes of current property listings that reflect real asking prices. | We analyzed listings to build our January 2026 asking-price snapshot and calculate median and average prices. We used it for neighborhood examples and price ranges, noting these are asking prices not closed transactions. |
| Multilaw Real Estate Guide | Multilaw provides structured legal guides that summarize statutory costs with references to Tanzanian law, making it reliable for understanding transaction fees. | We used their guide to estimate typical buyer costs including stamp duty and registration fees. We also used it as the foundation for our taxes and fees section. |
| Tanzania Revenue Authority - Capital Gains | TRA is the government tax authority and provides official explanations of how capital gains tax applies to land and buildings in Tanzania. | We used their guidance to describe what is taxed and what costs are deductible. We also used it to explain why sellers may price with taxes in mind and how net proceeds differ from headline prices. |
| Tanzania Revenue Authority - Stamp Duty | TRA's official page on stamp duty explains the legal requirements and rates for property transfer documentation in Tanzania. | We used this source to confirm that stamp duty is a formal, payable part of property transfers. We combined it with the Multilaw guide to provide accurate buyer cost estimates. |
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