Authored by the expert who managed and guided the team behind the Tanzania Property Pack
Get all the data you need about the real estate market in Dar es Salaam
This article explains current housing prices in Dar es Salaam in 2026, using the latest market evidence we collected and checked manually.
We keep this Dar es Salaam housing price guide updated, because residential property prices can move quickly between prime areas, family districts and outer suburbs.
You will find average prices, price per square meter, neighborhood ranges, buying costs and examples of what different budgets can buy in Dar es Salaam.
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 housing price in Dar es Salaam in 2026 is about TZS 475 million, which is more useful than the average because luxury homes push the average upward.
- The average housing price in Dar es Salaam in 2026 is about TZS 850 million, but this number is pulled up by Masaki, Oyster Bay and Sea View villas.
- Most residential properties in Dar es Salaam in 2026 sit between about TZS 140 million and TZS 2.1 billion, which shows how wide the market is.
- Prime Dar es Salaam apartments can cost more than twice as much per square meter as outer-area homes in Mbagala, Chanika, Ukonga or Kigamboni.
- Actual sale prices in Dar es Salaam are usually 8% to 12% below asking prices, because many sellers leave negotiation room in their listing price.
- New-build homes in Dar es Salaam usually cost 18% to 28% more than similar older homes, especially when lifts, backup power and parking are included.
- A buyer in Dar es Salaam should usually add 7% to 15% to the purchase price for taxes, legal work, agency fees and light repairs.
- A $300,000 budget in Dar es Salaam can reach a modern 3-bedroom apartment in Masaki or a new 3-bedroom apartment in Oyster Bay.
- Masaki and Oyster Bay behave like a separate premium market inside Dar es Salaam, with many properties priced far above the citywide median.
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 the better number for Dar es Salaam in 2026 because it shows what a normal buyer is more likely to face, while the average is lifted by expensive villas in Masaki, Oyster Bay and Sea View.
We are writing this as of 2026, using the latest data collected from authoritative sources and manually double checked against current residential listings.
The median housing price in Dar es Salaam in 2026 is about TZS 475 million, which is about $182,000 or €157,000. The average housing price in Dar es Salaam in 2026 is about TZS 850 million, which is about $325,000 or €281,000.
A realistic price range for about 80% of residential properties in Dar es Salaam in 2026 is TZS 140 million to TZS 2.1 billion, or about $54,000 to $803,000 and €46,000 to €694,000.
A realistic entry range in Dar es Salaam in 2026 is TZS 120 million to TZS 220 million, or about $46,000 to $84,000 and €40,000 to €73,000, which can buy an older 2-bedroom apartment or a small house in areas like Kigamboni, Mbagala, Chanika, parts of Ukonga or outer Mbezi.
A typical luxury property in Dar es Salaam in 2026 costs about TZS 1.8 billion to TZS 8 billion, or about $688,000 to $3.1 million and €595,000 to €2.6 million, which usually means a large villa or detached house in Masaki, Oyster Bay or Sea View with security, parking, staff quarters and sometimes a pool.
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, actual sale prices are usually about 8% to 12% below listed asking prices.
This happens because many Dar es Salaam sellers list with negotiation room, while buyers are often cash-heavy or sensitive to financing costs. The gap is usually smallest for new prime apartments, at about 3% to 7%, and largest for older luxury villas, where the discount can reach 12% to 18%.
Don't buy the wrong property, in the wrong area of Dar es Salaam
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What is the price per sq m or per sq ft for properties in Dar es Salaam in 2026?
As of 2026, the median residential price in Dar es Salaam is about TZS 3 million per sq m, or about $1,150 and €990 per sq m, which equals about TZS 279,000 per sq ft, or $107 and €92 per sq ft. The average residential price in Dar es Salaam is about TZS 3.45 million per sq m, or about $1,320 and €1,140 per sq m, which equals about TZS 321,000 per sq ft, or $123 and €106 per sq ft.
The highest price per sq m in Dar es Salaam in 2026 is usually found in modern apartments in Masaki, Oyster Bay, Sea View and prime Upanga, while the lowest price per sq m is usually found in older or unfinished homes in outer areas because buyers pay less for longer commutes and renovation risk.
The highest price per sq m in Dar es Salaam in 2026 is usually in Masaki, Oyster Bay and Sea View, where good apartments often range from about TZS 4.5 million to TZS 7 million per sq m. The lowest ranges are usually in Mbagala, Chanika, Ukonga and outer Kigamboni, where many homes range from about TZS 1.1 million to TZS 2 million per sq m.
How have property prices evolved in Dar es Salaam?
Compared with June 2025, Dar es Salaam property prices in 2026 are about 7% higher in nominal terms and about 3% higher after inflation. This rise mainly comes from firm demand in Masaki, Oyster Bay, Mikocheni and Upanga, plus higher replacement costs for imported finishes and construction inputs.
Compared with June 2024, Dar es Salaam property prices in 2026 are also higher, especially for secure apartments and family homes in well-connected areas. The increase is not even across the city, because outer neighborhoods remain more price-sensitive while prime peninsula homes still attract expat, executive and upper-income local demand.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Tanzania.
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.
Make a profitable investment in Dar es Salaam
Better information leads to better decisions. Save time and money. Download our data.
How do prices vary by housing type in Dar es Salaam in 2026?
In the visible Dar es Salaam residential market in 2026, existing standalone houses represent about 35% of listings, apartments about 28%, new-build apartments about 12%, luxury villas about 10%, townhouses or duplexes about 8%, and budget outer-area homes about 7%, because online listings show more premium property than the full citywide market.
Existing standalone houses in Dar es Salaam average about TZS 700 million, or $268,000 and €231,000, while apartments average about TZS 520 million, or $199,000 and €172,000. New-build apartments average about TZS 720 million, or $275,000 and €238,000, villas average about TZS 3.2 billion, or $1.22 million and €1.06 million, townhouses average about TZS 950 million, or $363,000 and €314,000, and budget outer-area homes average about TZS 190 million, or $73,000 and €63,000.
If you want to know more, you should read our dedicated analyses:
- 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 residential units usually cost about 18% to 28% more than similar older homes in the same neighborhood.
This premium exists because buyers in Dar es Salaam pay more for modern layouts, lifts, parking, backup power, security and lower immediate maintenance risk.
Get to know the market before buying a property in Dar es Salaam
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
How do property prices vary by neighborhood in Dar es Salaam in 2026?
Masaki is one of the most expensive residential areas in Dar es Salaam in 2026, with modern apartments, large villas and expat-oriented homes usually ranging from about TZS 750 million to TZS 4 billion, or about $287,000 to $1.5 million and €248,000 to €1.3 million. Prices are high because Masaki offers sea access, restaurants, embassies, security expectations and a strong international community.
Oyster Bay is another premium Dar es Salaam neighborhood in 2026, with new apartments, villas and large detached homes usually ranging from about TZS 650 million to TZS 4.5 billion, or about $249,000 to $1.7 million and €215,000 to €1.5 million. Prices are strong because Oyster Bay has prestige, Coco Beach access, embassy demand and high-end services.
Mikocheni is a more affordable upper-mid-market area in Dar es Salaam in 2026, with apartments, townhouses and family houses usually ranging from about TZS 320 million to TZS 1.2 billion, or about $122,000 to $459,000 and €106,000 to €396,000. Mikocheni works well for families because it remains practical for schools, shopping and commuting without reaching Masaki or Oyster Bay prices.
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:
| Dar es Salaam area | Market label | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Masaki | Luxury / expat | TZS 750m to 4.0bn $287k to $1.53m |
TZS 4.8m to 7.0m $1,835 to $2,676 |
TZS 446k to 650k $171 to $249 |
| Oyster Bay | Luxury / embassy | TZS 650m to 4.5bn $249k to $1.72m |
TZS 4.5m to 6.8m $1,720 to $2,600 |
TZS 418k to 632k $160 to $242 |
| Sea View | Premium coastal | TZS 600m to 2.8bn $229k to $1.07m |
TZS 4.0m to 6.0m $1,529 to $2,294 |
TZS 372k to 557k $142 to $213 |
| Upanga | Central / commute | TZS 350m to 1.4bn $134k to $535k |
TZS 3.4m to 4.8m $1,300 to $1,835 |
TZS 316k to 446k $121 to $171 |
| Mikocheni | Family / upper-mid | TZS 320m to 1.2bn $122k to $459k |
TZS 2.8m to 4.0m $1,071 to $1,529 |
TZS 260k to 372k $100 to $142 |
| Msasani | Popular / lifestyle | TZS 450m to 1.8bn $172k to $688k |
TZS 3.2m to 4.8m $1,224 to $1,835 |
TZS 297k to 446k $114 to $171 |
| Kinondoni | Urban / mid-market | TZS 250m to 850m $96k to $325k |
TZS 2.3m to 3.4m $879 to $1,300 |
TZS 214k to 316k $82 to $121 |
| Kijitonyama | Value / local demand | TZS 220m to 700m $84k to $268k |
TZS 2.1m to 3.1m $803 to $1,185 |
TZS 195k to 288k $75 to $110 |
| Sinza | Affordable urban | TZS 180m to 550m $69k to $210k |
TZS 1.8m to 2.8m $688 to $1,071 |
TZS 167k to 260k $64 to $100 |
| Mbezi Beach | Family / coastal value | TZS 250m to 1.0bn $96k to $382k |
TZS 1.9m to 3.0m $727 to $1,147 |
TZS 177k to 279k $68 to $107 |
| Kigamboni | Budget / growth | TZS 130m to 650m $50k to $249k |
TZS 1.3m to 2.3m $497 to $879 |
TZS 121k to 214k $46 to $82 |
| Mbagala / Chanika | Entry / outer area | TZS 90m to 400m $34k to $153k |
TZS 1.0m to 1.8m $382 to $688 |
TZS 93k to 167k $36 to $64 |
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, a buyer should usually budget about 7% to 15% above the purchase price for taxes, legal work, agency fees and light repairs, or 20% to 40% if the property needs serious renovation.
For a $200,000 property in Dar es Salaam, or about TZS 523 million, a normal 10% to 14% extra budget means adding about TZS 52 million to TZS 73 million, or about $20,000 to $28,000. This would bring the all-in cost to about TZS 575 million to TZS 596 million, or about $220,000 to $228,000.
For a $500,000 property in Dar es Salaam, or about TZS 1.31 billion, a normal 10% to 15% extra budget means adding about TZS 131 million to TZS 196 million, or about $50,000 to $75,000. This would bring the all-in cost to about TZS 1.44 billion to TZS 1.50 billion, or about $550,000 to $575,000.
For a $1,000,000 property in Dar es Salaam, or about TZS 2.62 billion, a normal 12% to 25% extra budget means adding about TZS 314 million to TZS 654 million, or about $120,000 to $250,000. This would bring the all-in cost to about TZS 2.93 billion to TZS 3.27 billion, or about $1.12 million to $1.25 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Tanzania.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Dar es Salaam
| Extra cost | Category | Estimated cost range |
|---|---|---|
| Stamp duty / transfer taxes | Taxes | Usually about 1% to 2% of the purchase price. On a TZS 1 billion property, that is about TZS 10 million to TZS 20 million, or about $3,800 to $7,600. |
| Legal due diligence | Fees | Usually about 0.5% to 1.5% of the purchase price. On a TZS 1 billion property, that is about TZS 5 million to TZS 15 million, or about $1,900 to $5,700. |
| Agent / brokerage | Fees | Often about 2% to 5% of the purchase price, depending on the deal and who pays the agent. On a TZS 1 billion property, that is about TZS 20 million to TZS 50 million, or about $7,600 to $19,100. |
| Valuation, registration and searches | Fees | Usually about 0.5% to 1.5% of the purchase price. On a TZS 1 billion property, that is about TZS 5 million to TZS 15 million, or about $1,900 to $5,700. |
| Light renovation | Renovation | Often about TZS 150,000 to TZS 400,000 per sq m, or about $57 to $153 per sq m. This can cover basic repainting, small repairs and simple finishes. |
| Full renovation | Renovation | Often about TZS 500,000 to TZS 1.2 million per sq m, or about $191 to $459 per sq m. This can apply when kitchens, bathrooms, flooring, wiring or plumbing need major work. |
| Furnishing and appliances | Move-in cost | Usually about 3% to 8% of the property price for a furnished move-in standard. On a TZS 1 billion property, that is about TZS 30 million to TZS 80 million, or about $11,500 to $30,600. |
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 in Dar es Salaam in 2026, or about TZS 262 million, there is a real market but mostly outside prime areas: you could buy a 70 to 85 sq m existing 2-bedroom apartment in Sinza, a 90 to 120 sq m existing small 3-bedroom house in Kigamboni, or a 100 to 130 sq m basic family house in Mbagala or Chanika.
With $200,000 in Dar es Salaam in 2026, or about TZS 523 million, you could buy a 110 to 140 sq m existing 3-bedroom apartment in Mikocheni, a 100 to 130 sq m older 3-bedroom apartment in Upanga, or a 180 to 250 sq m existing 4-bedroom house in Mbezi Beach or Salasala.
With $300,000 in Dar es Salaam in 2026, or about TZS 785 million, you could buy a 130 to 160 sq m modern 3-bedroom apartment in Masaki, a 130 to 150 sq m new 3-bedroom apartment in Oyster Bay, or a 220 to 320 sq m existing 4-bedroom family house in Mikocheni or Msasani.
With $500,000 in Dar es Salaam in 2026, or about TZS 1.31 billion, you could buy a 180 to 240 sq m modern 4-bedroom premium apartment in Masaki, a 220 to 300 sq m townhouse in Oyster Bay or Msasani, or a 350 to 500 sq m existing 5-bedroom house in Mbezi Beach or Salasala.
With $1,000,000 in Dar es Salaam in 2026, or about TZS 2.62 billion, you could buy a 350 to 500 sq m existing 4 or 5-bedroom villa in Masaki, a 450 to 700 sq m renovated detached house with a garden in Oyster Bay, or a 500 to 800 sq m high-end family house in Sea View or Msasani.
With $2,000,000 in Dar es Salaam in 2026, or about TZS 5.23 billion, there is a real market but it is thin and concentrated in prime areas: you could buy a 600 to 900 sq m renovated luxury villa with a pool in Masaki, a 700 to 1,200 sq m embassy-style house in Oyster Bay, or an 800 to 1,500 sq m premium coastal mansion or compound in Sea View or Masaki.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tanzania.
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 used | Why we trust it | How we used it |
|---|---|---|
| Bank of Tanzania daily exchange rates | The Bank of Tanzania is the central bank, so it is the strongest source for official TZS exchange rates. | We used the 10 June 2026 mean rates of USD/TZS 2,615.7165 and EUR/TZS 3,027.4303. We converted all TZS estimates into dollars and euros with these rates. |
| National Bureau of Statistics CPI 2026 | The National Bureau of Statistics is Tanzania’s official statistics agency. | We used it to anchor inflation adjustment for Dar es Salaam housing prices. We also used it to avoid confusing nominal price growth with real purchasing-power growth. |
| Bank of Tanzania Monthly Economic Review | This is the central bank’s official macroeconomic review for Tanzania. | We used it for inflation, credit, interest-rate and exchange-rate context. We also used it to explain why financing costs and imported construction inputs affect Dar es Salaam property prices. |
| Tanzania Mortgage Refinance Company | TMRC is a specialized institution that tracks Tanzania’s mortgage market. | We used it to assess how deep the residential mortgage market is. We used this to explain why many Dar es Salaam deals are cash-heavy and why asking prices can sit above realistic closing prices. |
| World Bank Tanzania inflation data | The World Bank publishes internationally comparable macro data from official and IMF-linked databases. | We used it to cross-check longer-term inflation. We used this for the 10-year real-price adjustment behind Dar es Salaam housing price growth. |
| Numbeo Dar es Salaam property price survey | Numbeo is not official, but it gives transparent user-entry data for city-centre and outside-centre property prices. | We used it as one triangulation point for Dar es Salaam apartment prices per sq m. We did not use it alone because survey data can be noisy. |
| Jiji Tanzania Masaki listings | Jiji is one of the most visible live property-listing marketplaces in Tanzania. | We used current asking prices in Masaki to anchor prime and luxury ranges. We treated obvious outliers cautiously and focused on recurring price bands. |
| Jiji Tanzania Oyster Bay listings | Jiji gives live asking-price evidence in one of Dar es Salaam’s most expensive residential districts. | We used it to cross-check prime apartment and villa pricing. We discounted extreme listings when estimating realistic market ranges. |
| Makazi Mapya Oyster Bay new apartment listing | Makazi Mapya is a live listing source with clear unit prices and stated bedroom counts. | We used it to validate new-build apartment pricing in Oyster Bay. We used it only as a market-listing datapoint, not as an official transaction record. |
| BE FORWARD Homes Dar es Salaam houses | BE FORWARD Homes aggregates live residential listings and shows visible property attributes. | We used it to cross-check broader house inventory outside the peninsula. We used it mainly for property-type and neighborhood range validation. |
| The Tanzania Property Pack | This pack brings together local market research, pricing evidence and buyer-focused explanations for Tanzania property. | We used it as the editorial framework for presenting Dar es Salaam residential prices clearly. We also used it to keep the article practical for non-professional buyers. |
| Tanzania property taxes and fees guide | This guide focuses on the extra buying costs that matter to property buyers in Tanzania. | We used it to structure the section on taxes, legal fees, agency fees and renovation costs. We also used it to remind readers that the purchase price is not the final all-in cost. |
Get the full checklist for your due diligence in Dar es Salaam
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts
- Is now a good time to invest in property in Dar es Salaam?