As of June 2026, a typical apartment in Dar es Salaam costs about TZS 330 million to TZS 390 million, which is roughly USD 126,000 to USD 149,000 or EUR 109,000 to EUR 129,000.
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We constantly update this blog post because Dar es Salaam apartment prices, mortgage conditions and buyer costs can move quickly.
Dar es Salaam is still an asking-price market, so the best way to understand apartment prices in 2026 is to compare listings, mortgage data, utility costs and local buyer budgets.
For a foreign buyer, the most important point is simple: the right apartment in Dar es Salaam is not always the cheapest one, because title clarity, building management and resale demand matter a lot.
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 apartment prices in June 2026 are best read as asking prices, because Tanzania does not publish a public apartment transaction index.
- A normal apartment in Dar es Salaam in 2026 usually costs around TZS 2.7 million to TZS 4.2 million per m², before negotiation.
- Prime Masaki and Oyster Bay apartments can cost about three times more per m² than Kigamboni apartments, even before building quality is considered.
- The median apartment price in Dar es Salaam in 2026 is around TZS 330 million, but the average is higher because prime peninsula apartments pull the number up.
- The most practical foreign-buyer benchmark in Dar es Salaam is a good 2-bedroom apartment, which usually costs around TZS 380 million.
- Financing is the real affordability problem in Dar es Salaam, because mortgage rates are high and many buyers need large cash deposits.
- For a foreign buyer, a safe all-in budget for a normal 2-bedroom apartment in Dar es Salaam is around TZS 410 million to TZS 425 million.
- Kijitonyama, Sinza, Kariakoo, Mbezi Beach and parts of Kinondoni are often more realistic than Masaki for a first-time apartment buyer.
- Service charges in Dar es Salaam can look small on paper, but backup power, water storage, security and lift maintenance can change the true monthly cost.
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 June 2026, the estimated median apartment price in Dar es Salaam is about TZS 330 million, which is around USD 126,000 or EUR 109,000, while the estimated average apartment price is closer to TZS 390 million, or about USD 149,000 and EUR 129,000.
The estimated median apartment price per square meter in Dar es Salaam in 2026 is about TZS 3.1 million, or around USD 1,180 and EUR 1,020, which is about TZS 288,000, USD 110 or EUR 95 per square foot.
Most standard apartments in Dar es Salaam in 2026 fall between about TZS 220 million and TZS 520 million, or roughly USD 84,000 to USD 198,000 and EUR 72,000 to EUR 171,000, while prime peninsula apartments can go far above that.
Sources and methodology: we compared RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We treated listed prices as asking prices, not final sale prices.
We then checked our own Dar es Salaam apartment models against TMRC affordability data.
How much is a studio apartment in Dar es Salaam in 2026?
As of June 2026, a decent studio apartment in Dar es Salaam typically costs about TZS 145 million, which is around USD 55,000 or EUR 48,000.
Entry-level to mid-range studio apartments in Dar es Salaam usually cost about TZS 100 million to TZS 230 million, or USD 38,000 to USD 88,000 and EUR 33,000 to EUR 76,000, while high-end studios in Masaki or Oyster Bay can reach about TZS 280 million to TZS 420 million, or USD 107,000 to USD 160,000 and EUR 92,000 to EUR 138,000.
A typical studio apartment in Dar es Salaam is usually around 35 m² to 55 m², because many small formal units are compact 1-bedroom apartments rather than true studios.
Sources and methodology: we reviewed RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We separated true studios from compact 1-bedroom units where listing labels were unclear.
We used our own apartment-size checks to avoid overpricing small serviced units.
How much is a one-bedroom apartment in Dar es Salaam in 2026?
As of June 2026, a good one-bedroom apartment in Dar es Salaam typically costs about TZS 220 million, which is around USD 84,000 or EUR 72,000.
Entry-level to mid-range one-bedroom apartments in Dar es Salaam usually cost about TZS 120 million to TZS 330 million, or USD 46,000 to USD 126,000 and EUR 40,000 to EUR 109,000, while high-end one-bedroom units in Masaki, Oyster Bay or prime Msasani often cost TZS 280 million to TZS 420 million, or USD 107,000 to USD 160,000 and EUR 92,000 to EUR 138,000.
A typical one-bedroom apartment in Dar es Salaam is usually around 50 m² to 75 m², with newer prime units often smaller but more expensive per m².
Sources and methodology: we checked RE/MAX Tanzania, Jiji Tanzania and TMRC.
We adjusted prices for normal negotiation in resale cases.
We gave more weight to complete listings with clear location, size and building information.
How much is a two-bedroom apartment in Dar es Salaam in 2026?
As of June 2026, a normal two-bedroom apartment in Dar es Salaam typically costs about TZS 380 million, which is around USD 145,000 or EUR 125,000.
Entry-level to mid-range two-bedroom apartments in Dar es Salaam usually cost about TZS 280 million to TZS 600 million, or USD 107,000 to USD 229,000 and EUR 92,000 to EUR 198,000, while high-end two-bedroom units in Masaki, Oyster Bay and prime Msasani often cost TZS 550 million to TZS 850 million, or USD 210,000 to USD 324,000 and EUR 181,000 to EUR 280,000.
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.
Sources and methodology: we used RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We treated the 2-bedroom apartment as the main foreign-buyer benchmark.
We cross-checked the result with mortgage affordability from TMRC.
How much is a three-bedroom apartment in Dar es Salaam in 2026?
As of June 2026, a normal three-bedroom apartment in Dar es Salaam typically costs about TZS 580 million, which is around USD 221,000 or EUR 191,000.
Entry-level to mid-range three-bedroom apartments in Dar es Salaam usually cost about TZS 430 million to TZS 850 million, or USD 164,000 to USD 324,000 and EUR 142,000 to EUR 280,000, while luxury three-bedroom apartments in Masaki, Oyster Bay and prime Msasani can cost about TZS 800 million to TZS 1.4 billion, or USD 305,000 to USD 534,000 and EUR 264,000 to EUR 461,000.
A typical three-bedroom apartment in Dar es Salaam is usually around 120 m² to 180 m², but older Upanga and city-center units can be larger and less efficient.
Sources and methodology: we compared RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We separated family apartments from luxury serviced units.
We used our own neighborhood model to reduce the effect of unusually expensive listings.
What's the price gap between new and resale apartments in Dar es Salaam in 2026?
As of June 2026, new-build apartments in Dar es Salaam usually cost about 15% to 30% more than comparable resale apartments in the same neighborhood.
The estimated average price for new-build apartments in Dar es Salaam is about TZS 3.9 million per m², which is around USD 1,490 or EUR 1,290 per m².
The estimated average price for resale apartments in Dar es Salaam is about TZS 3.1 million per m², which is around USD 1,180 or EUR 1,020 per m², but older buildings can be cheaper for good reasons.
Sources and methodology: we compared new and resale listings on RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We adjusted for location, building age, parking, lift quality and backup systems.
We used our own Dar es Salaam resale discount model for final estimates.
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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 June 2026, a realistic all-in budget for a standard apartment in Dar es Salaam is about TZS 410 million to TZS 425 million, which is around USD 156,000 to USD 162,000 or EUR 135,000 to EUR 140,000.
This all-in budget includes the apartment price, stamp duty, registration costs, legal fees, valuation, due diligence, possible agency fees, small repairs, appliances and first-year building charges.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Dar es Salaam property pack.
Sources and methodology: we used TRA, TRA Stamp Duty and TMRC.
We added practical buyer costs that are often missed in simple tax-only calculations.
We tested the budget against our own apartment price ranges for Dar es Salaam.
What down payment is typical to buy in Dar es Salaam in 2026?
As of June 2026, a foreign buyer in Dar es Salaam should usually expect a 30% to 50% down payment, which means about TZS 130 million to TZS 190 million on a TZS 380 million apartment, or roughly USD 50,000 to USD 73,000 and EUR 43,000 to EUR 63,000.
The minimum down payment for a strong local borrower can be closer to 20% to 30%, but foreign buyers without local income or strong local security often face stricter terms.
The recommended down payment in Dar es Salaam is closer to 35% to 50% if you want better approval chances, lower monthly stress and more room for closing costs.
Sources and methodology: we used TMRC, Bank of Tanzania and bank-level market observations.
We focused on what a real buyer can usually finance, not just headline loan offers.
We then matched the down payment to our Dar es Salaam apartment price estimates.
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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 June 2026, apartment prices in Dar es Salaam vary from about TZS 1.5 million per m² to TZS 6.5 million per m², or roughly USD 570 to USD 2,480 and EUR 490 to EUR 2,140 per m².
The most affordable apartment neighborhoods in Dar es Salaam are usually Kigamboni, Mbezi Beach, Sinza, Kijitonyama and parts of Kinondoni, where typical prices are about TZS 1.5 million to TZS 2.9 million per m², or USD 570 to USD 1,110 and EUR 490 to EUR 960 per m².
The most expensive apartment neighborhoods in Dar es Salaam are Masaki, Oyster Bay, Msasani and the best parts of Upanga, where typical prices are about TZS 4.0 million to TZS 6.5 million per m², or USD 1,530 to USD 2,480 and EUR 1,320 to EUR 2,140 per m².
Sources and methodology: we compared RE/MAX Tanzania, Jiji Tanzania and Numbeo.
We grouped listings by neighborhood instead of forcing one citywide average.
We adjusted for building age, road access, flooding risk, parking and management quality.
What neighborhoods are best for first-time buyers on a budget in Dar es Salaam in 2026?
As of June 2026, the top three Dar es Salaam neighborhoods for a first-time buyer on a budget are Kijitonyama, Sinza and Kariakoo, with Mbezi Beach and parts of Kinondoni also worth checking.
Typical apartment prices in these budget-friendly Dar es Salaam neighborhoods are about TZS 150 million to TZS 380 million, or roughly USD 57,000 to USD 145,000 and EUR 49,000 to EUR 125,000.
Kijitonyama, Sinza and Kariakoo offer better entry prices, strong local rental demand, practical transport access and more daily-life convenience than many outer areas.
The main trade-off is that budget-friendly apartments in Dar es Salaam can have uneven building quality, weaker parking, more noise or lower resale appeal than prime peninsula apartments.
Sources and methodology: we used RE/MAX Tanzania, Jiji Tanzania and TANROADS.
We looked for areas with lower prices and enough rental depth.
We avoided ranking cheap areas highly when resale demand looked too thin.
Which neighborhoods have the fastest-rising apartment prices in Dar es Salaam in 2026?
As of June 2026, the Dar es Salaam neighborhoods with the fastest-rising apartment price pressure appear to be Mikocheni, Kijitonyama and the Kariakoo to Posta edge.
These fast-appreciating Dar es Salaam apartment areas likely show recent annual price pressure of about 6% to 10%, depending on the building and the exact street.
The main drivers are spillover from expensive Masaki and Msasani, stronger local rental demand, and transport improvements around BRT corridors such as Nyerere Road and Bagamoyo Road.
Sources and methodology: we used DART, TANROADS and World Bank.
We used infrastructure as a support signal, not as a guaranteed price forecast.
We compared those signals with our listing checks and local affordability model.
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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 TZS 380 million apartment in Dar es Salaam, buyer closing costs are usually about TZS 27 million to TZS 38 million, which is around USD 10,000 to USD 15,000 or EUR 9,000 to EUR 13,000.
The main closing costs in Dar es Salaam are stamp duty, registration costs, legal fees, valuation, due diligence, bank fees if financed, agency commission if charged to the buyer, and small setup costs.
The largest buyer closing cost is often not one single tax, because legal fees, agency fees and mortgage-related fees can together exceed stamp duty in many real transactions.
Some Dar es Salaam closing costs are fixed by law or process, but legal fees, agency commission, valuation costs and repair budgets can vary a lot between transactions.
Sources and methodology: we used TRA Stamp Duty, TRA Taxes and Duties and local legal-cost practice.
We built a buyer budget instead of listing only official taxes.
We added our own allowance for due diligence, setup costs and foreign-buyer friction.
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 usually budget about 7% to 10% of the apartment purchase price for closing costs and setup costs.
The realistic low-to-high range for most standard Dar es Salaam apartment transactions is about 5% to 12%, with the lower end more likely for a clean cash purchase and the higher end more likely for a financed or foreign-buyer purchase.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Dar es Salaam.
Sources and methodology: we used TRA Stamp Duty, TRA and TMRC.
We tested the percentage against normal apartment prices in Dar es Salaam.
We kept a wider range because buyer-side agency and legal costs vary by deal.
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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?
HOA fees, often called service charges, are common in formal apartment buildings in Dar es Salaam, and a typical good apartment building costs about TZS 400,000 to TZS 900,000 per month, or around USD 150 to USD 340 and EUR 130 to EUR 300.
The realistic monthly service-charge range in Dar es Salaam runs from about TZS 80,000 to TZS 200,000 in basic buildings to more than TZS 1.2 million to TZS 2.5 million in prime serviced-style buildings, or roughly USD 30 to USD 950 and EUR 25 to EUR 820.
Sources and methodology: we used listing checks from RE/MAX Tanzania, Jiji Tanzania and running-cost checks from Numbeo.
We separated basic local blocks from buildings with lifts, security and generators.
We treated very low service charges as a possible maintenance warning.
What utilities should I budget monthly in Dar es Salaam right now?
A typical apartment owner in Dar es Salaam should budget about TZS 250,000 to TZS 700,000 per month for utilities, which is around USD 95 to USD 270 or EUR 80 to EUR 230.
The realistic monthly utility range in Dar es Salaam is about TZS 180,000 to TZS 1.2 million, or USD 70 to USD 460 and EUR 60 to EUR 395, depending mainly on air-conditioning use, apartment size and generator costs.
The typical monthly utility budget in Dar es Salaam includes electricity, water and sewerage, internet, cooking gas and possible generator contributions.
Electricity is usually the most expensive utility for Dar es Salaam apartment owners, especially in hot months or in buildings where backup power is used often.
Sources and methodology: we used EWURA, DAWASA and TANESCO.
We cross-checked household costs with Numbeo.
We rounded monthly budgets because air-conditioning and generator use change bills sharply.
How much is property tax on apartments in Dar es Salaam?
A typical annual property tax or local property-rate budget for an apartment in Dar es Salaam is about TZS 400,000 to TZS 1.2 million, which is around USD 150 to USD 460 or EUR 130 to EUR 395.
Property rates in Dar es Salaam are linked to the local rating system for buildings, so the final bill depends on assessed value, local practice and the way the property is recorded.
The realistic annual range for most apartment owners in Dar es Salaam is about TZS 150,000 to TZS 800,000 for normal units and above TZS 1 million for higher-value or differently assessed apartments, or roughly USD 60 to USD 305 and EUR 50 to EUR 265.
Sources and methodology: we used the Local Government Authorities Rating Act, TRA and practical owner-budget checks.
We did not use a single flat bill because actual assessments vary.
We recommend confirming the exact bill before signing any purchase agreement.
What's the yearly building maintenance cost in Dar es Salaam?
A typical apartment owner in Dar es Salaam should budget about TZS 2 million to TZS 6 million per year for internal maintenance and replacements, which is around USD 760 to USD 2,300 or EUR 660 to EUR 2,000.
The realistic yearly maintenance range in Dar es Salaam is about TZS 1 million to TZS 3 million for a small 1-bedroom apartment and TZS 8 million to TZS 20 million for an older prime unit needing upgrades, or roughly USD 380 to USD 7,600 and EUR 330 to EUR 6,600.
Maintenance costs usually include small repairs, appliance replacement, plumbing fixes, painting, air-conditioning servicing and extra building repairs not fully covered by service charges.
In Dar es Salaam, shared building maintenance is often included in the service charge, but each apartment owner should still keep a separate reserve for repairs inside the unit.
Sources and methodology: we used service-charge checks from RE/MAX Tanzania, Jiji Tanzania and local running-cost benchmarks.
We estimated maintenance as a practical owner reserve, not only a building fee.
We used a higher reserve for older buildings and units with heavy air-conditioning use.
How much does home insurance cost in Dar es Salaam?
A typical annual home insurance budget for an apartment in Dar es Salaam is about TZS 600,000 to TZS 1.4 million for a TZS 400 million unit, which is around USD 230 to USD 535 or EUR 200 to EUR 460.
The realistic annual insurance range in Dar es Salaam is about 0.15% to 0.35% of insured value, so a higher-value apartment can easily cost TZS 1 million to TZS 2.5 million per year, or roughly USD 380 to USD 950 and EUR 330 to EUR 820.
Home insurance is usually optional for a cash buyer in Dar es Salaam, but lenders may require insurance if the apartment is financed with a mortgage.
Sources and methodology: we used local insurance pricing ranges, TMRC mortgage context and apartment-value checks from RE/MAX Tanzania.
We focused on practical annual owner budgets rather than exact insurer quotes.
We also checked whether the building itself should carry shared-area cover.
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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 we trust it | How we used it |
|---|---|---|
| National Bureau of Statistics Tanzania, Census 2022 | It is Tanzania’s official statistics agency. | We used it to frame population pressure in Dar es Salaam. We did not use it for apartment prices. |
| NBS Microdata, 2022 Population and Housing Census | It gives detailed census documentation behind official population data. | We used it to cross-check housing-demand context. We treated it as demographic evidence only. |
| Bank of Tanzania, Monetary Policy Statement 2025/26 | It is the central bank’s official macro document. | We used it to understand inflation, credit and affordability pressure. We used it as a macro filter. |
| Bank of Tanzania, Exchange Rates | It publishes official daily exchange rates. | We used it to convert TZS estimates into USD and EUR. We rounded the conversions for readability. |
| TMRC Mortgage Market Update, September 2025 | TMRC is Tanzania’s specialist mortgage-market institution. | We used it for mortgage-market size and credit context. We used it to test affordability. |
| TMRC Mortgage Market Update, March 2025 | It gives a recent mortgage-market snapshot. | We used it to understand loan sizes and mortgage costs. We compared it with later TMRC data. |
| TRA Taxes and Duties at a Glance 2025/26 | TRA is Tanzania’s official tax authority. | We used it for tax-cost framing. We combined it with practical buyer-cost estimates. |
| Tanzania Revenue Authority, Stamp Duty | TRA administers stamp duty in Tanzania. | We used it to identify stamp duty as a core closing cost. We added other costs separately. |
| Local Government Authorities Rating Act | It is the legal base for local property rates. | We used it to explain property-rate liability. We gave practical budgets because bills vary. |
| EWURA Tariffs | EWURA regulates energy and water tariffs. | We used it to verify regulated utility structures. We combined it with normal apartment usage. |
| DAWASA Tariffs | DAWASA handles Dar es Salaam water and sanitation. | We used it for water and sewerage billing logic. We estimated bills using normal apartment consumption. |
| TANESCO | It is Tanzania’s national electricity utility. | We used it to confirm the electricity supply framework. We then estimated monthly electricity budgets. |
| DART, BRT Phases 3 and 4 | DART is the official Bus Rapid Transit agency. | We used it to identify transport corridors. We treated infrastructure as support, not a guaranteed price forecast. |
| TANROADS, BRT Phase 3 Corridor | TANROADS gives official road-project detail. | We used it to connect Phase 3 with Nyerere Road and TAZARA. We used this for neighborhood context. |
| World Bank, Dar es Salaam Urban Transport Project | The World Bank publishes detailed project documents. | We used it to validate the mobility objective behind transport investments. We did not use it for direct pricing. |
| RE/MAX Tanzania, Dar es Salaam Listings | It is an established agency network with live listings. | We used it to sample formal-market apartment asking prices. We adjusted for asking-price optimism. |
| Jiji Tanzania, Dar es Salaam Listings | It gives broad local listing coverage. | We used it as a mass-market listing cross-check. We down-weighted incomplete or suspicious listings. |
| Numbeo Dar es Salaam Property Prices | It is user-contributed but transparent about inputs. | We used it as a sanity check for price per m². We did not treat it as official data. |
| Numbeo Dar es Salaam Cost of Living | It gives current household cost estimates. | We used it to cross-check utility and running-cost ranges. We rounded results because bills vary. |
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