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 guide gives you the real, all-in cost of buying an apartment in Dar es Salaam in January 2026, not just the sticker price you see in listings.
We constantly update this blog post to reflect the latest market conditions and official data.
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 apartment price in Dar es Salaam in 2026 is around TZS 280 million (USD 114,000), but the average jumps to TZS 420 million because a few luxury coastal listings pull the numbers up significantly.
- Foreigners cannot own land directly in Tanzania but can purchase apartments through strata title or derivative rights obtained via the Tanzania Investment Centre, which typically requires a minimum USD 500,000 investment for land-based projects.
- Mortgage interest rates in Dar es Salaam typically range from 15% to 19%, which explains why most foreign buyers either pay cash or arrange financing outside Tanzania.
- Buyer closing costs in Dar es Salaam typically add 6% to 12% on top of the purchase price, with stamp duty alone accounting for about 1% of the transaction value.
- Prime neighborhoods like Masaki, Oysterbay, and Msasani command TZS 3.6 to 5.5 million per square meter, while outer areas like Kimara or Mbagala can be half that price or less.
- Property tax in Dar es Salaam is collected through electricity tokens and costs around TZS 90,000 per year for apartments in multi-storey buildings.
- New-build apartments in Dar es Salaam carry a 15% to 30% premium over resale units because they typically include reliable backup power, water storage, and better building management.
- Service charges (the local equivalent of HOA fees) for expat-grade buildings in prime areas can reach TZS 1.5 million per month, covering security, generators, and common area maintenance.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
How much do apartments really cost in Dar es Salaam in 2026?
What's the average and median apartment price in Dar es Salaam in 2026?
As of January 2026, the median apartment price in Dar es Salaam is around TZS 280 million (approximately USD 114,000 or EUR 97,000), while the average price is higher at TZS 420 million (approximately USD 171,000 or EUR 145,000) because luxury coastal units push the average upward.
When looking at price per square meter, apartments outside prime areas in Dar es Salaam typically cost TZS 2.6 to 3.2 million per square meter (USD 1,060 to 1,300 or EUR 900 to 1,105 per sqm), which translates to roughly USD 98 to 121 per square foot.
For most standard apartments in Dar es Salaam, you should expect prices to fall within a range of TZS 150 million to TZS 600 million (USD 61,000 to USD 244,000 or EUR 52,000 to EUR 207,000), depending on the neighborhood and building quality.
How much is a studio apartment in Dar es Salaam in 2026?
As of January 2026, the typical price for a studio apartment in Dar es Salaam ranges from TZS 120 million to TZS 220 million (USD 49,000 to USD 89,000 or EUR 42,000 to EUR 76,000) in mid-market neighborhoods with decent access and amenities.
Entry-level studio apartments in outer neighborhoods like Kimara or Mbagala start around TZS 60 million to TZS 120 million (USD 24,000 to USD 49,000 or EUR 20,000 to EUR 42,000), while high-end studios in prime coastal areas like Masaki or Oysterbay can reach TZS 220 million to TZS 400 million (USD 89,000 to USD 163,000 or EUR 76,000 to EUR 138,000).
Studios in Dar es Salaam are typically sized between 30 and 45 square meters, though they are less common than one or two-bedroom units in many developments throughout the city.
How much is a one-bedroom apartment in Dar es Salaam in 2026?
As of January 2026, a typical one-bedroom apartment in Dar es Salaam costs between TZS 160 million and TZS 320 million (USD 65,000 to USD 130,000 or EUR 55,000 to EUR 110,000) in mid-market neighborhoods with reasonable transport access.
Entry-level one-bedroom apartments in budget areas like Kimara start as low as TZS 65 million (USD 26,000 or EUR 22,000), while luxury one-bedroom units in prime coastal areas like Masaki or Oysterbay can reach TZS 320 million to TZS 600 million (USD 130,000 to USD 244,000 or EUR 110,000 to EUR 207,000).
One-bedroom apartments in Dar es Salaam typically measure between 45 and 65 square meters, offering enough space for a comfortable living area, bedroom, and kitchen.
How much is a two-bedroom apartment in Dar es Salaam in 2026?
As of January 2026, a typical two-bedroom apartment in Dar es Salaam costs between TZS 260 million and TZS 520 million (USD 106,000 to USD 212,000 or EUR 90,000 to EUR 180,000) in mid-market neighborhoods with good amenities.
Budget two-bedroom apartments in outer neighborhoods range from TZS 120 million to TZS 260 million (USD 49,000 to USD 106,000 or EUR 42,000 to EUR 90,000), while luxury two-bedroom units in prime coastal areas like Msasani or Upanga can cost TZS 520 million to TZS 900 million (USD 212,000 to USD 366,000 or EUR 180,000 to EUR 311,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Dar es Salaam.
How much is a three-bedroom apartment in Dar es Salaam in 2026?
As of January 2026, a typical three-bedroom apartment in Dar es Salaam costs between TZS 380 million and TZS 750 million (USD 155,000 to USD 305,000 or EUR 132,000 to EUR 259,000) in mid-market neighborhoods with good access and building quality.
Entry-level three-bedroom apartments in outer areas range from TZS 200 million to TZS 380 million (USD 81,000 to USD 155,000 or EUR 69,000 to EUR 132,000), while high-end three-bedroom units in prime locations like Masaki can start at TZS 680 million and exceed TZS 1.4 billion (USD 277,000 to USD 570,000 or EUR 235,000 to EUR 484,000).
Three-bedroom apartments in Dar es Salaam typically range from 110 to 160 square meters, making them suitable for families or those who need a home office.
What's the price gap between new and resale apartments in Dar es Salaam in 2026?
As of January 2026, new-build apartments in Dar es Salaam typically command a premium of 15% to 30% over comparable resale units in the same neighborhood, reflecting the value buyers place on modern systems and reliable building management.
The average price per square meter for new-build apartments in Dar es Salaam ranges from TZS 3.0 million to TZS 5.5 million (USD 1,220 to USD 2,240 or EUR 1,037 to EUR 1,904 per sqm) depending on the location and level of finishes.
For resale apartments, the average price per square meter in Dar es Salaam typically falls between TZS 2.3 million and TZS 4.2 million (USD 936 to USD 1,709 or EUR 796 to EUR 1,453 per sqm), though the gap can narrow in well-maintained older buildings with proven management.
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Can I afford to buy in Dar es Salaam in 2026?
What's the typical total budget (all-in) to buy an apartment in Dar es Salaam in 2026?
As of January 2026, a good rule of thumb is that your all-in budget for buying an apartment in Dar es Salaam should be the purchase price plus 6% to 12%, so for a TZS 300 million apartment (USD 122,000 or EUR 104,000), you should plan for a total of TZS 318 million to TZS 336 million (USD 129,000 to USD 137,000 or EUR 110,000 to EUR 116,000).
The all-in budget includes stamp duty (around 1% of the purchase price), legal and conveyancing fees, title searches and registration costs, valuation fees, and bank charges if you are taking a mortgage in Dar es Salaam.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Dar es Salaam property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Dar es Salaam.
What down payment is typical to buy in Dar es Salaam in 2026?
As of January 2026, the typical down payment for buying an apartment in Dar es Salaam is 10% to 30% of the purchase price, so for a TZS 300 million apartment (USD 122,000 or EUR 104,000), you should expect to put down TZS 30 million to TZS 90 million (USD 12,200 to USD 36,600 or EUR 10,400 to EUR 31,000).
Most banks in Dar es Salaam advertise minimum down payments of around 10% for eligible borrowers, meaning they may finance up to 90% of the property value for well-qualified applicants with strong documentation.
However, a 20% to 30% down payment is recommended to secure more favorable mortgage terms and to account for potential gaps between the bank's valuation and the agreed purchase price in Dar es Salaam.
You can also read our latest update about mortgage and interest rates in Tanzania.
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.
Which neighborhoods are cheapest or priciest in Dar es Salaam in 2026?
How much does the price per m² for apartments vary by neighborhood in Dar es Salaam in 2026?
As of January 2026, apartment prices per square meter in Dar es Salaam range from TZS 1.8 million to TZS 5.5 million (USD 730 to USD 2,240 or EUR 620 to EUR 1,904 per sqm), representing a threefold difference between the cheapest and most expensive neighborhoods.
The most affordable neighborhoods in Dar es Salaam for apartments include Kimara, Mbagala, parts of Ubungo, and peripheral Kigamboni, where prices typically run TZS 1.8 million to TZS 2.8 million per square meter (USD 730 to USD 1,140 or EUR 620 to EUR 969 per sqm).
The most expensive neighborhoods are Masaki, Oysterbay, Msasani, Upanga East, and Mikocheni, where prices range from TZS 3.8 million to TZS 5.5 million per square meter (USD 1,550 to USD 2,240 or EUR 1,318 to EUR 1,904 per sqm) due to their coastal location and proximity to embassies and international businesses.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dar es Salaam.
What neighborhoods are best for first-time buyers on a budget in Dar es Salaam in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in Dar es Salaam are Kimara in Ubungo district, Mbagala in the Temeke area, and select pockets of Kijitonyama or Sinza where mid-market value can still be found.
Typical apartment prices in these budget-friendly Dar es Salaam neighborhoods range from TZS 65 million to TZS 260 million (USD 26,000 to USD 106,000 or EUR 22,000 to EUR 90,000) for one to two-bedroom units with basic but functional amenities.
These neighborhoods offer advantages like improving transport connections (especially along BRT-influenced corridors), access to local markets and schools, and a sense of community without the premium price tag of coastal areas.
The main trade-off of buying in these budget-friendly Dar es Salaam neighborhoods is longer commute times to the CBD, less consistent building management and backup infrastructure, and potentially slower resale liquidity compared to prime areas.
Which neighborhoods have the fastest-rising apartment prices in Dar es Salaam in 2026?
As of January 2026, the neighborhoods with the fastest-rising apartment prices in Dar es Salaam include areas along the BRT corridors (especially around Ubungo node), parts of Mbagala benefiting from the Kilwa Road corridor improvements, and select pockets of Kigamboni where development expectations are driving interest.
These fast-appreciating neighborhoods in Dar es Salaam have seen estimated year-over-year price increases of 8% to 15% in nominal terms, compared to the city-wide average of about 6% to 9%.
The main driver behind rapid price growth in these Dar es Salaam neighborhoods is improved accessibility from major transport infrastructure investments, which research and project evaluations have shown to affect property values along upgraded corridors.
You can also read our latest update about property price forecasts in Dar es Salaam.
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What extra costs will I pay on top of the apartment price in Dar es Salaam in 2026?
What are all the buyer closing costs when you buy an apartment in Dar es Salaam?
For a typical apartment purchase in Dar es Salaam, estimated total buyer closing costs range from TZS 18 million to TZS 40 million (USD 7,300 to USD 16,300 or EUR 6,200 to EUR 13,900) on a TZS 300 million property.
The main categories of closing costs in Dar es Salaam include stamp duty on the transfer instrument, legal and conveyancing fees, title and unit-title searches, registration charges, valuation fees, and bank fees if you are taking a mortgage.
Stamp duty is typically the largest single expense for buyers in Dar es Salaam, commonly calculated at around 1% of the purchase price or market value, which is paid to the Tanzania Revenue Authority before registration can be completed.
Legal fees in Dar es Salaam are negotiable to some extent, though they are guided by an official fee scale, so your actual costs can vary depending on what you negotiate and the complexity of your transaction.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Dar es Salaam?
Buyers in Dar es Salaam should budget approximately 6% to 9% of the purchase price for closing costs on a cash transaction, or 8% to 12% if financing through a mortgage due to additional bank fees and insurance requirements.
The realistic low-to-high percentage range that covers most standard apartment transactions in Dar es Salaam is 6% to 12%, with the variation depending on how much you negotiate on legal fees and whether you need a mortgage.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in Dar es Salaam in 2026?
What are typical HOA fees in Dar es Salaam right now?
Service charges (the local equivalent of HOA fees) are common in Dar es Salaam apartment buildings and typically range from TZS 150,000 to TZS 450,000 per month (USD 61 to USD 183 or EUR 52 to EUR 156) in mid-market buildings with basic amenities.
In luxury or expat-grade buildings in prime areas like Masaki, Oysterbay, or Msasani, service charges can run from TZS 450,000 to TZS 1,500,000 per month (USD 183 to USD 610 or EUR 156 to EUR 519), covering security, generator fuel, water backup, lift maintenance, and common-area cleaning.
What utilities should I budget monthly in Dar es Salaam right now?
A typical apartment in Dar es Salaam requires a monthly utilities budget of TZS 175,000 to TZS 530,000 (USD 71 to USD 216 or EUR 60 to EUR 184), covering electricity, water, and internet.
The realistic range of monthly utility costs in Dar es Salaam varies significantly depending on apartment size and usage, from around TZS 175,000 for a small unit with moderate consumption to over TZS 530,000 for a larger apartment with air conditioning and high internet usage.
Typical utilities included in this budget for Dar es Salaam apartments are electricity (TZS 80,000 to TZS 250,000), water (TZS 25,000 to TZS 80,000), and internet (TZS 70,000 to TZS 200,000 depending on fiber availability).
Electricity tends to be the most expensive utility for apartment owners in Dar es Salaam, especially in buildings where you also pay into a shared generator fuel fund during power outages.
How much is property tax on apartments in Dar es Salaam?
The typical annual property tax for an apartment in a multi-storey building in Dar es Salaam is around TZS 90,000 per year (approximately USD 37 or EUR 31), collected through deductions from your electricity token purchases.
Property tax in Dar es Salaam is calculated based on building type rather than property value for most unvalued properties, with the Tanzania Revenue Authority setting fixed amounts such as TZS 18,000 per year for ordinary buildings and TZS 90,000 per year per storey for multi-storey structures.
The realistic range of annual property tax in Dar es Salaam depends on how your building is classified, but for most apartment owners in typical buildings, the amount falls between TZS 18,000 and TZS 90,000 per year (USD 7 to USD 37 or EUR 6 to EUR 31).
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 the yearly building maintenance cost in Dar es Salaam?
The typical yearly building maintenance cost for apartment owners in Dar es Salaam ranges from TZS 600,000 to TZS 2,000,000 (USD 244 to USD 814 or EUR 207 to EUR 692) for mid-market buildings, covering your share of long-term repairs and equipment overhauls.
In prime or high-amenity buildings with lifts, generators, and extensive common areas, yearly maintenance costs in Dar es Salaam can run from TZS 2,000,000 to TZS 6,000,000 (USD 814 to USD 2,440 or EUR 692 to EUR 2,074) depending on what repairs arise.
Typical expenses included in building maintenance costs in Dar es Salaam are painting, pump and plumbing repairs, lift maintenance, generator overhauls, roof waterproofing, and common-area improvements.
In many Dar es Salaam apartment buildings, a portion of your monthly service charge goes into a sinking fund for maintenance, but special assessments can still occur when major repairs are needed beyond what the reserve covers.
How much does home insurance cost in Dar es Salaam?
The typical annual home insurance cost for an apartment in Dar es Salaam ranges from TZS 150,000 to TZS 600,000 (USD 61 to USD 244 or EUR 52 to EUR 207) for contents coverage, depending on the value of belongings you choose to insure.
If you want more comprehensive coverage including improvements and fixtures in your Dar es Salaam apartment, annual insurance costs can range from TZS 400,000 to TZS 1,500,000 (USD 163 to USD 610 or EUR 138 to EUR 519).
Home insurance is generally optional for apartment owners in Dar es Salaam, though building or common-property insurance is often funded through your service charge, and lenders may require contents coverage if you have a mortgage.
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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 | Official central bank source for Tanzania's reference exchange rates. | We used it to convert TZS prices into USD at the official mean rate in January 2026. We also used it to keep all cost examples consistent in one currency frame. |
| National Bureau of Statistics (NBS) | Tanzania's official statistics agency and primary source for inflation data. | We used it to frame 2026 prices in the context of recent inflation. We also used it to sanity-check utility and fee assumptions. |
| Tanzania Mortgage Refinance Company (TMRC) | National housing-finance institution that publishes market-wide mortgage statistics. | We used it to anchor typical mortgage interest-rate ranges. We also used it to explain why cash purchases are common in Tanzania. |
| NMB Bank | Major Tanzanian retail bank with publicly stated lending terms. | We used it to ground typical down-payment expectations for apartment purchases. We also used it as a real-world check on what banks actually offer. |
| Stanbic Bank Tanzania | Major bank that clearly states LTV and deposit requirements. | We used it to triangulate down-payment norms for Dar es Salaam buyers. We also used it to illustrate how terms vary by borrower type. |
| Tanzania Investment Centre (TIC) | Government investment agency that summarizes foreign access-to-land rules. | We used it to explain what foreigners can and cannot do around land rights. We also used it to flag practical implications for foreign apartment buyers. |
| Unit Titles Act (Ministry of Lands) | Governing law for unit and condominium-style ownership in Tanzania. | We used it to define what apartment ownership actually means locally. We also used it to justify service charge and building insurance obligations. |
| Tanzania Revenue Authority (TRA) | National tax authority and official source for stamp duty administration. | We used it as the anchor for what taxes exist and who collects them. We also cross-checked practical rates with professional sources. |
| PwC Tanzania | Major audit and tax firm that references underlying laws and schedules. | We used it to confirm the stamp duty rate applied to property conveyances. We also used it to triangulate what buyers actually face in practice. |
| The Citizen | Major national newspaper reporting TRA-announced changes with concrete numbers. | We used it to quantify current property tax amounts and the electricity-token collection method. We also used it to ground the ongoing yearly costs section. |
| Numbeo | Widely used, transparent crowd-sourced benchmark for property prices. | We used it as a cross-check for price-per-square-meter levels across city-centre versus outside-centre areas in Dar es Salaam. |
| BE FORWARD Homes | Established property portal with visible, timestamped listing prices. | We used it to sanity-check what apartments are actually advertised for by area and bedroom count. We also used specific listings as real-world price examples. |
| World Bank / DIME | World Bank-linked impact evaluation document focused on evidence-based analysis. | We used it to justify why some corridors and neighborhoods can see faster price appreciation. We translated findings into neighborhood watch lists for buyers. |
| African Development Bank (AfDB) | Major multilateral development bank with detailed project documentation. | We used it to identify which corridors are affected by major transport investment. We then explained why prices may rise faster in specific areas. |
| The Africanvestor | Specialized real estate analysis platform focused on Tanzania and Africa. | We used it to cross-reference closing costs, legal fee guidance, and foreign ownership structures. We also validated our estimates against their market data. |
| PwC Tax Summaries | Global tax reference platform with country-specific guides. | We used it to confirm stamp duty rates and property tax structures for Tanzania. We also referenced it for general tax compliance context. |
| TanzaniaInvest | Investment information portal with detailed guides on property acquisition. | We used it to explain the foreign ownership process through TIC and derivative rights. We also referenced it for residence permit requirements. |
| Auditax International | Tanzanian tax advisory firm with practical guidance on local taxes. | We used it to confirm property tax rates and stamp duty calculations. We also referenced it for clarity on local government levy structures. |
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.
Related blog posts
- Is now a good time to invest in property in Dar es Salaam?