Get all the data you need about the real estate market in Dar es Salaam
This article gives you a clear picture of apartment purchase prices across Dar es Salaam neighborhoods in 2026.
We update this blog post regularly so the data you see here always reflects the most current market estimates available.
Whether you are comparing neighborhoods for the first time or narrowing down your shortlist, this guide is designed to make the process straightforward.
And if you're planning to buy a property in this place, you may want to download our real estate pack about Dar es Salaam.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
A quick summary table
| Metric | Value |
|---|---|
| Most expensive neighborhood for apartments in Dar es Salaam | Masaki |
| Most affordable neighborhood for apartments in Dar es Salaam | Kigamboni |
| Average price per square meter across all Dar es Salaam neighborhoods | TZS 3,300,000 |
| Median apartment price across Dar es Salaam | TZS 310,000,000 |
| Lowest realistic starting budget to buy an apartment in Dar es Salaam | TZS 100,000,000 |
| Most expensive apartment type in Dar es Salaam (by bedroom count) | Two-bedroom |
| Most affordable apartment type in Dar es Salaam (by bedroom count) | Studio |
| Average price for a studio apartment in Dar es Salaam | TZS 130,000,000 |
| Average price for a one-bedroom apartment in Dar es Salaam | TZS 220,000,000 |
| Average price for a two-bedroom apartment in Dar es Salaam | TZS 400,000,000 |
| Price gap between the most and least expensive Dar es Salaam neighborhood | TZS 165,000,000 (median price) |
| Price dispersion across Dar es Salaam neighborhoods | Very wide: from TZS 1,800,000 to TZS 5,900,000 per sqm |
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Dar es Salaam neighborhoods in 2026 ranked by apartment purchase price
This table ranks the top neighborhoods in the Dar es Salaam apartment market by purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about Dar es Salaam.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Masaki | TZS 5,900,000 | TZS 750,000,000 | TZS 420,000,000 | TZS 235,000,000 | TZS 385,000,000 | TZS 650,000,000 | Expat-focused premium buyers | Strong resale demand, coastal prestige, modern compounds, and the deepest apartment inventory available in Dar es Salaam | High entry prices, frequent USD pricing, and service charges can add significantly to total ownership costs | Luxury |
| 2 | Oyster Bay | TZS 5,300,000 | TZS 700,000,000 | TZS 390,000,000 | TZS 210,000,000 | TZS 345,000,000 | TZS 585,000,000 | Prestige-location lifestyle buyers | Premier Dar es Salaam address with embassies, sea access, and consistent demand for quality apartments | Limited supply, uneven older stock, and premium pricing that often outruns practical apartment size | Luxury |
| 3 | Msasani | TZS 4,600,000 | TZS 560,000,000 | TZS 300,000,000 | TZS 185,000,000 | TZS 300,000,000 | TZS 505,000,000 | Upper-middle family upgraders | Good balance of peninsula lifestyle and amenities, with slightly more accessible prices than Masaki or Oyster Bay | Traffic and mixed building quality create large price gaps between nearby properties | Premium |
| 4 | Upanga East | TZS 3,800,000 | TZS 430,000,000 | TZS 240,000,000 | TZS 150,000,000 | TZS 245,000,000 | TZS 420,000,000 | Central-location professionals | Close to the CBD, hospitals, and established apartment blocks with strong practical city living appeal | Older buildings dominate many listings, and parking, lifts, and maintenance standards vary widely | Premium |
| 5 | Posta / City Centre | TZS 3,500,000 | TZS 390,000,000 | TZS 220,000,000 | TZS 140,000,000 | TZS 230,000,000 | TZS 385,000,000 | CBD convenience buyers | Best option for buyers who want walkable central access and established high-rise apartment formats in Dar es Salaam | Noise, congestion, and older tower management can reduce lifestyle appeal despite the central location | Mid-Market |
| 6 | Mikocheni | TZS 3,100,000 | TZS 340,000,000 | TZS 190,000,000 | TZS 125,000,000 | TZS 200,000,000 | TZS 340,000,000 | Local family apartment buyers | Popular residential area with better affordability than the peninsula while still offering solid access to amenities | Apartment stock is not uniform, and prime buildings can price well above the neighborhood average | Mid-Market |
| 7 | Kinondoni | TZS 2,900,000 | TZS 320,000,000 | TZS 180,000,000 | TZS 115,000,000 | TZS 190,000,000 | TZS 320,000,000 | Mid-market urban households | Established urban location with broad demand and a wide spread of apartment price points to choose from | Traffic and micro-location differences are large, so choosing the wrong block within Kinondoni matters a lot | Mid-Market |
| 8 | Kariakoo | TZS 2,700,000 | TZS 280,000,000 | TZS 150,000,000 | TZS 110,000,000 | TZS 175,000,000 | TZS 300,000,000 | Yield-seeking central buyers | Central working-city location with relatively accessible Dar es Salaam apartment prices for an inner-city area | High density, heavy congestion, and limited lifestyle appeal make it less comfortable for most owner-occupiers | Mid-Market |
| 9 | Kijitonyama | TZS 2,500,000 | TZS 260,000,000 | TZS 145,000,000 | TZS 100,000,000 | TZS 165,000,000 | TZS 275,000,000 | Apartment-upgrading local households | Strong local residential demand and more attainable prices than Mikocheni or Upanga East | Apartment supply is thinner than in top districts, so choice and resale depth are more limited | Affordable |
| 10 | Sinza | TZS 2,300,000 | TZS 230,000,000 | TZS 125,000,000 | TZS 90,000,000 | TZS 150,000,000 | TZS 255,000,000 | First-time urban buyers | One of the clearest value neighborhoods in Dar es Salaam for buyers who want urban access without prime-area pricing | Buildings are less premium and neighborhood quality can shift sharply from one street to the next | Affordable |
| 11 | Mbezi Beach | TZS 2,100,000 | TZS 220,000,000 | TZS 120,000,000 | TZS 85,000,000 | TZS 135,000,000 | TZS 230,000,000 | Space-seeking coastal buyers | Coastal feel and larger apartment options can deliver more space per budget than central Dar es Salaam neighborhoods | Longer commutes and uneven building quality reduce convenience for buyers who need daily access to the city centre | Affordable |
| 12 | Kigamboni | TZS 1,800,000 | TZS 190,000,000 | TZS 100,000,000 | TZS 70,000,000 | TZS 115,000,000 | TZS 200,000,000 | Entry-budget household buyers | The lowest realistic apartment entry point among the major Dar es Salaam search neighborhoods | Commute friction and thinner apartment resale liquidity make exits harder to plan and less predictable | Budget |
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Key insights about apartment purchase prices in Dar es Salaam
Insights
- The gap between Masaki (TZS 5,900,000 per sqm) and Kigamboni (TZS 1,800,000 per sqm) is more than threefold, which is unusually wide for a single city and means Dar es Salaam has very different markets depending on which neighborhood you pick.
- Masaki and Oyster Bay are priced above Numbeo's city-centre benchmark, which confirms these are genuine prime-market areas rather than just well-known neighborhoods with inflated reputations.
- Msasani is the clearest compromise in the Dar es Salaam peninsula tier: prices are lower than Masaki or Oyster Bay, but the lifestyle and resale profile remain close to the top tier.
- Upanga East holds a strong price level despite not being coastal, because proximity to the CBD and hospitals drives demand almost as powerfully as a waterfront address in Dar es Salaam.
- The jump from a one-bedroom to a two-bedroom apartment is often more expensive than buyers expect: across most neighborhoods, it adds 60 to 80 percent to the price, not 30 to 40 percent as many assume.
- Below roughly TZS 120,000,000, realistic apartment options in Dar es Salaam narrow quickly, with only Kigamboni and the fringes of Mbezi Beach offering meaningful choice at that level.
- Many prime Dar es Salaam apartments are listed in USD rather than TZS, so exchange rate movements directly affect what a local buyer actually pays in shillings when the deal closes.
- Tanzania's official mortgage market data shows average mortgage sizes that fall well short of the price of a typical Dar es Salaam apartment, meaning most buyers in this market rely heavily on cash equity rather than bank financing.
- Service charges in newer Masaki, Oyster Bay, and Upanga East buildings can add a material ongoing cost that many first-time buyers overlook when comparing headline purchase prices.
- Kinondoni has one of the widest price spreads within a single neighborhood in Dar es Salaam, meaning two apartments on different streets can differ by 30 to 50 percent in price even at similar sizes.
- For a first-time buyer in Dar es Salaam, TZS 150,000,000 to TZS 250,000,000 is the range where the number of realistic apartment options first becomes meaningfully wider across several neighborhoods.
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About our methodology
There is no official, transaction-level apartment sales database available to the public in Dar es Salaam. That means the data in this article is a triangulated asking-price analysis, not a registry of notarized closing prices.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Dar es Salaam.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Dar es Salaam neighborhood, we aggregated the freshest apartment purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range. Our main structured source for neighborhood-level price per square meter was GoTerra, which we then validated against live listing evidence from BE FORWARD Homes and Jiji Tanzania. We also used Numbeo as a citywide benchmark to check whether our neighborhood figures were internally consistent.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood.
We also calculated the starting budget, which represents the lowest realistic entry point to buy an apartment in that neighborhood in Dar es Salaam. This is not the cheapest possible listing, but a real, achievable floor for a standard apartment purchase.
For each apartment category, we used consistent size assumptions to make neighborhood comparisons fair and easy to read: approximately 40 sqm for a studio, 65 sqm for a one-bedroom, and 110 sqm for a two-bedroom. These size baselines were applied consistently across all 12 neighborhoods.
All TZS figures use the late-March 2026 Bank of Tanzania exchange-rate environment, which we applied consistently to keep neighborhood comparisons valid. Listings that were originally denominated in USD were converted at this rate.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Dar es Salaam, we rely on verifiable sources and a transparent methodology.
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 is authoritative | How we used it |
|---|---|---|
| GoTerra Dar es Salaam | It clearly states its methodology and provides neighborhood-level apartment price ranges for Dar es Salaam. | We used it as the main structured source for area-level price per square meter across all 12 neighborhoods. We then cross-checked those ranges with live listing evidence before finalizing the table. |
| Numbeo Dar es Salaam | It is a transparent and widely used benchmark source for city-level housing price signals. | We used it as a citywide check for apartment price per square meter inside and outside the city centre. We used it only as a benchmark, not as the main neighborhood-level source. |
| BE FORWARD Homes Dar es Salaam | It is a large cross-market property portal with many active Dar es Salaam apartment listings. | We used it to sample active asking prices by neighborhood and apartment type. We also used it to check whether each neighborhood has enough apartment stock to deserve inclusion in the ranking. |
| Jiji Tanzania | It is one of the largest active classifieds markets in Tanzania with high local listing volume. | We used it as a second live-market source to sanity-check neighborhood depth and entry budgets. We also used it to avoid relying on a single private portal for listing evidence. |
| Bank of Tanzania exchange rates | It is the official central bank source for Tanzanian currency data. | We used it to convert USD-denominated listings into Tanzanian shillings. We applied the late-March 2026 official rate environment consistently across all neighborhoods to keep comparisons valid. |
| Tanzania Mortgage Refinance Company | It is an official sector report covering Tanzania's residential mortgage market. | We used it to frame affordability and financing conditions for non-professional buyers. We also used it to benchmark realistic mortgage debt size and interest-rate pressure in the Dar es Salaam context. |
| National Bureau of Statistics Tanzania (CPI) | It is Tanzania's official statistics office and the authoritative source for national inflation data. | We used it to anchor the national inflation backdrop around early 2026. We used that context when assessing how quickly Dar es Salaam apartment asking prices may have been drifting. |
| Housing Finance Africa, Dar es Salaam urban housing report | It is a serious housing-market research publication focused on urban housing systems in Tanzania. | We used it to understand Dar es Salaam's urban housing structure and supply and demand pressures. We used that context to interpret why apartment demand concentrates in a limited set of neighborhoods. |
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