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
Dar es Salaam is not one market but two very different worlds: a local middle-market priced in Tanzanian shillings and a prime coastal belt where prices often follow the US dollar.
We constantly update this blog post so you always have access to the freshest house price data for Dar es Salaam in 2026.
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.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
How much do houses cost in Dar es Salaam as of 2026?
What's the median and average house price in Dar es Salaam as of 2026?
As of early 2026, the median house price in Dar es Salaam sits around TZS 250 million (approximately $100,000 or €92,000), while the average house price reaches about TZS 450 million ($175,000 or €161,000).
The typical price range covering roughly 80% of house sales in Dar es Salaam runs from TZS 150 million to TZS 600 million ($60,000 to $235,000, or €55,000 to €216,000).
The gap between median and average exists because high-end villas in prime coastal neighborhoods like Masaki and Oyster Bay can reach TZS 1.5 to 4 billion, which pulls the average upward while most buyers purchase closer to the median.
At the median price of TZS 250 million in Dar es Salaam, you can typically expect a 3-bedroom house in a mid-suburb like Mbezi Beach, Goba, or Salasala with basic finishes, a modest plot, and access to municipal services.
What's the cheapest livable house budget in Dar es Salaam as of 2026?
As of early 2026, the minimum budget for a livable house in Dar es Salaam is around TZS 80 million to TZS 140 million ($30,000 to $55,000, or €28,000 to €51,000).
At this entry-level price point in Dar es Salaam, "livable" typically means a finished house with basic services like water and electricity, simple floor tiles, painted walls, and functional plumbing, but without modern finishes or backup systems like water tanks or generators.
These cheapest livable houses in Dar es Salaam are usually found in outer or fast-expanding areas such as Mbagala, Gongo la Mboto, Pugu, Chanika, and Kibada in Kigamboni.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Dar es Salaam here.
How much do 2 and 3-bedroom houses cost in Dar es Salaam as of 2026?
As of early 2026, 2-bedroom houses in Dar es Salaam typically cost between TZS 90 million and TZS 220 million ($35,000 to $85,000, or €32,000 to €78,000), while 3-bedroom houses range from TZS 150 million to TZS 450 million ($60,000 to $175,000, or €55,000 to €161,000).
For a 2-bedroom house in Dar es Salaam, the realistic price range spans from TZS 90 million in outer areas like Chanika or Pugu up to TZS 220 million in better-connected suburbs such as Mbezi Beach or Tegeta.
A 3-bedroom house in Dar es Salaam realistically ranges from TZS 150 million in developing areas to TZS 450 million in established neighborhoods closer to the coast or expat amenities.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Dar es Salaam is around 60% to 100%, driven not just by the extra room but also by larger plots, better locations, and improved title quality.
How much do 4-bedroom houses cost in Dar es Salaam as of 2026?
As of early 2026, a 4-bedroom house in Dar es Salaam typically costs between TZS 300 million and TZS 900 million ($120,000 to $350,000, or €110,000 to €322,000).
For a 5-bedroom house in Dar es Salaam, the realistic price range runs from TZS 500 million to TZS 1.8 billion ($195,000 to $700,000, or €179,000 to €644,000), with location and plot size driving most of the variation.
A 6-bedroom house in Dar es Salaam typically falls between TZS 800 million and TZS 3.5 billion ($315,000 to $1.35 million, or €290,000 to €1.24 million), though at this level you are paying mostly for land, location, and status rather than the extra bedrooms.
Please note that we give much more detailed data in our pack about the property market in Dar es Salaam.
How much do new-build houses cost in Dar es Salaam as of 2026?
As of early 2026, new-build houses in Dar es Salaam typically cost between TZS 200 million and TZS 750 million ($80,000 to $295,000, or €74,000 to €271,000) for comparable locations and sizes.
The typical percentage premium for a new-build house compared to an older resale house in Dar es Salaam is around 15% to 30%, which buyers pay for modern layouts, less immediate repair work, and features like parking, water tanks, and solar or generator readiness.
How much do houses with land cost in Dar es Salaam as of 2026?
As of early 2026, houses with meaningful land in Dar es Salaam typically cost between TZS 350 million and TZS 1.8 billion ($135,000 to $700,000, or €124,000 to €644,000), with land value often dominating the total price.
In Dar es Salaam, a "house with land" typically means a plot of 600 to 1,000 square meters or more, which is larger than the compact plots found in denser neighborhoods and usually comes with cleaner, more bankable title documentation.
We cover everything there is to know about land prices in Dar es Salaam here.
Thinking of buying real estate in Dar es Salaam?
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Where are houses cheapest and most expensive in Dar es Salaam as of 2026?
Which neighborhoods have the lowest house prices in Dar es Salaam as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Dar es Salaam include Mbagala on the Temeke side, Gongo la Mboto, Pugu, Chanika, and Kibada in Kigamboni.
The typical house price range in these cheapest Dar es Salaam neighborhoods runs from TZS 80 million to TZS 200 million ($30,000 to $80,000, or €28,000 to €74,000), depending on exact location and title quality.
These neighborhoods have the lowest house prices in Dar es Salaam mainly because they sit farther from the coast and city center, often have less reliable municipal services, and buyers face more variability in title documentation and infrastructure quality.
Which neighborhoods have the highest house prices in Dar es Salaam as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Dar es Salaam are Masaki, Oyster Bay, and Msasani, with Upanga and Mikocheni also commanding premium prices.
The typical house price range in these most expensive Dar es Salaam neighborhoods runs from TZS 900 million to TZS 4 billion and above ($350,000 to $1.5 million or more, or €322,000 to €1.38 million or more).
These neighborhoods command the highest house prices in Dar es Salaam because they offer direct coastal access, proximity to international schools and embassies, reliable infrastructure, established security, and a concentration of high-end restaurants and services.
The typical buyer purchasing houses in these premium Dar es Salaam neighborhoods includes diplomats, international organization staff, senior executives at multinational companies, and wealthy Tanzanian families seeking coastal living with modern amenities.
How much do houses cost near the city center in Dar es Salaam as of 2026?
As of early 2026, houses near the city center in Dar es Salaam, particularly in CBD-adjacent areas like Upanga, typically cost between TZS 400 million and TZS 1.5 billion ($155,000 to $585,000, or €143,000 to €538,000), though standalone houses are rarer here than apartments.
Houses near major transit hubs in Dar es Salaam, especially along the DART bus rapid transit corridors through Ubungo, Kimara, and Kivukoni, carry a price premium of about 10% to 20% compared to similar houses farther from stations.
Houses near top-rated schools in Dar es Salaam, such as the International School of Tanganyika and Aga Khan Mzizima Secondary School, typically range from TZS 700 million to TZS 2 billion ($275,000 to $780,000, or €253,000 to €717,000), as families pay for reduced commute times.
Houses in expat-popular areas of Dar es Salaam like Masaki, Oyster Bay, Msasani, Upanga, and Mikocheni typically range from TZS 700 million to TZS 3 billion and above ($275,000 to $1.17 million or more, or €253,000 to €1.08 million or more).
We actually have an updated expat guide for Dar es Salaam here.
How much do houses cost in the suburbs in Dar es Salaam as of 2026?
As of early 2026, houses in the suburbs of Dar es Salaam typically cost between TZS 180 million and TZS 800 million ($70,000 to $310,000, or €64,000 to €285,000), with prime suburban pockets near the coast pushing beyond this range.
The typical price difference between suburban houses and city-center houses in Dar es Salaam is around 40% to 60% lower in the suburbs, though this gap narrows in well-connected suburbs like Mbezi Beach.
The most popular suburbs for house buyers in Dar es Salaam include Mbezi Beach, Tegeta, Bunju, Goba, Mbweni, Salasala, and certain pockets of Kigamboni.
What areas in Dar es Salaam are improving and still affordable as of 2026?
As of early 2026, the top areas in Dar es Salaam that are improving and still affordable include Kigamboni (especially Kibada and new-growth pockets), Goba and the Mloganzila-side growth corridor, and Mbweni and Salasala benefiting from northern development spillover.
The current typical house price in these improving yet affordable areas of Dar es Salaam ranges from TZS 150 million to TZS 350 million ($60,000 to $135,000, or €55,000 to €124,000), depending on exact location and title quality.
The main sign of improvement driving buyer interest in these Dar es Salaam areas is visible new-build activity combined with new road construction and better connections to major transport corridors, which signal future value appreciation.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Dar es Salaam right now?
What are typical buyer closing costs for houses in Dar es Salaam right now?
The estimated typical total closing cost for house buyers in Dar es Salaam is around 3% to 8% of the purchase price, and sometimes higher if title documentation requires extra legal work.
The main closing cost categories in Dar es Salaam include stamp duty at about 1% of the purchase price, valuation and survey fees, registration and administrative fees with the Ministry of Lands, legal and conveyancing fees, and title search costs.
The single largest closing cost category for most house buyers in Dar es Salaam is typically legal and conveyancing fees, especially when title cleanup or complex documentation is involved.
We cover all these costs and what are the strategies to minimize them in our property pack about Dar es Salaam.
How much are property taxes on houses in Dar es Salaam right now?
The estimated typical annual property tax for a house in Dar es Salaam is around TZS 18,000 ($7 or €6) for an ordinary building and about TZS 90,000 ($35 or €32) for a multi-storey building, though actual amounts depend on local government classification.
Property tax in Dar es Salaam is calculated based on building type and classification by local government authorities, with different rates for ordinary single-storey homes versus multi-storey buildings.
If you want to go into more details, we also have a page with all the property taxes and fees in Dar es Salaam.
How much is home insurance for a house in Dar es Salaam right now?
The estimated typical annual home insurance cost for a house in Dar es Salaam is around 0.15% to 0.50% of the insured building value, which translates to roughly TZS 450,000 to TZS 1.5 million ($175 to $585, or €161 to €538) for a house valued at TZS 300 million.
The main factors that affect home insurance premiums for houses in Dar es Salaam include the rebuild value versus market value, flood and sea-air exposure risk, security features, and add-ons like contents coverage, liability protection, and staff injury cover.
What are typical utility costs for a house in Dar es Salaam right now?
The estimated typical total monthly utility cost for a house in Dar es Salaam ranges from TZS 150,000 to TZS 530,000 ($60 to $210, or €55 to €193), depending on lifestyle and whether you have backup systems like water tanks or generators.
The breakdown of main utility categories for houses in Dar es Salaam includes electricity at TZS 60,000 to TZS 250,000 per month ($24 to $100, or €22 to €92), water at TZS 20,000 to TZS 80,000 per month ($8 to $31, or €7 to €29), and internet at TZS 70,000 to TZS 200,000 per month ($28 to $80, or €26 to €74).
What are common hidden costs when buying a house in Dar es Salaam right now?
The estimated total of common hidden costs that house buyers in Dar es Salaam often overlook can add TZS 5 million to TZS 25 million ($2,000 to $10,000, or €1,840 to €9,200) to your budget, depending on property condition and title complexity.
Typical inspection fees buyers should expect when purchasing a house in Dar es Salaam range from TZS 300,000 to TZS 1.5 million ($120 to $585, or €110 to €538) for a basic technical check, and TZS 1.5 million to TZS 5 million ($585 to $1,950, or €538 to €1,794) for deeper structural or specialist assessments.
Other common hidden costs beyond inspections when buying a house in Dar es Salaam include title cleanup and missing paperwork fees, water reliability fixes like tanks and pumps, power backup systems such as inverters or generators, security upgrades, and immediate "make it livable" repairs for issues like roof leaks, plumbing, damp, or termites.
The hidden cost that tends to surprise first-time house buyers the most in Dar es Salaam is water reliability, since many properties require investment in storage tanks, pumps, and occasional water trucking that can add significant ongoing expenses beyond the purchase price.
You will find here the list of classic mistakes people make when buying a property in Dar es Salaam.
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What do locals and expats say about the market in Dar es Salaam as of 2026?
Do people think houses are overpriced in Dar es Salaam as of 2026?
As of early 2026, sentiment among locals and expats on Dar es Salaam house prices is divided: locals often feel that USD-pegged prices in prime areas are disconnected from local incomes, while expats frequently cite a gap between price and finish quality compared to what the same budget buys elsewhere.
Houses in Dar es Salaam typically stay on the market for 2 to 6 months before selling, with prime homes sometimes taking longer unless priced sharply due to financing constraints.
The main reason locals give for feeling house prices are too high in Dar es Salaam is that sellers anchor on what neighbors asked rather than what buyers can actually finance at mortgage rates of 15% to 19%, while expats point to infrastructure gaps like drainage, roads, and water reliability that do not match premium asking prices.
Compared to one or two years ago, sentiment on house prices in Dar es Salaam has become more cautious in the prime segment as buyers push back on USD-linked expectations, while outer suburbs have seen steadier interest as infrastructure improvements make them more attractive.
You'll find our latest property market analysis about Dar es Salaam here.
Are prices still rising or cooling in Dar es Salaam as of 2026?
As of early 2026, house prices in Dar es Salaam are rising in the long run but showing patchy behavior in the short term, with prime coastal areas seeing sticky USD expectations and slower turnover while outer suburbs track income growth and inflation more closely.
The estimated year-over-year house price change in Dar es Salaam is around 3% to 6% in TZS terms for most neighborhoods, roughly in line with headline inflation of 3.6% recorded for the year ending December 2025, though prime areas may show flat or slightly negative movement in USD terms due to buyer pushback.
Experts and locals expect house prices in Dar es Salaam over the next 6 to 12 months to continue rising gradually in suburban and outer areas driven by strong underlying demand and a persistent national housing shortage, while prime segment prices will likely remain sticky until sellers adjust their expectations to match financing realities.
Finally, please note that we have covered property price trends and forecasts for Dar es Salaam here.
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.
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 (BoT) | Tanzania's central bank and the official source for exchange rates. | We used the BoT USD/TZS rate to convert all house prices into USD and EUR equivalents. We kept TZS as the primary currency and used BoT for consistency. |
| Tanzania National Bureau of Statistics (NBS) | The official inflation publisher for Tanzania. | We used inflation data as a reality check to anchor our early-2026 price ranges. We treated CPI as a macro sanity check rather than a direct house price index. |
| PwC Tanzania Tax Data Card 2025/2026 | A major global audit firm summarizing Tanzania's tax rules clearly. | We used it to pin down stamp duty rates and annual property tax amounts. We translated these into buyer-friendly budget numbers. |
| Tanzania Mortgage Refinance Company (TMRC) | The core wholesale mortgage institution publishing market statistics. | We used it to understand typical mortgage sizes and interest rate bands buyers face. We also used its demand notes to explain why sales processes can feel slow. |
| Centre for Affordable Housing Finance in Africa (CAHF) | A specialized housing-finance research organization with transparent profiles. | We used it for grounded housing-finance context and Dar es Salaam prime area demand mentions. We used those place references to keep neighborhood guidance concrete. |
| Tanzania Revenue Authority (TRA) | The tax authority that administers stamp duty and capital gains tax. | We used it to confirm stamp duty is a formal administered tax. We paired it with PwC's numeric summary to give actionable budgets. |
| Ministry of Lands (MLHHSD) | The ministry responsible for title registration in Tanzania. | We used it to ground the paperwork steps that affect timelines and fees. We also highlighted that titling can be a bottleneck. |
| TANESCO | Tanzania's national electricity utility publishing official tariffs. | We used it as the authoritative source for electricity tariff documentation. We then gave practical monthly budget bands based on typical household consumption. |
| Tanzania Insurance Regulatory Authority (TIRA) | The regulator overseeing the insurance market in Tanzania. | We used it to ground the fact that insurance is real and regulated for foreign buyers. We then used insurer product pages for practical coverage examples. |
| RE/MAX Tanzania | An international brokerage brand publishing live asking prices transparently. | We used it as one of two main market price signals for houses. We treat it as a high-end to mid-market window and cross-check against mass-market listings. |
| Jiji Tanzania | A large local marketplace capturing a broader, price-sensitive slice of listings. | We used it as the second price signal to avoid over-weighting premium agency stock. We used it mainly to anchor lower-end budgets and outer-area pricing. |
| DART (Dar Rapid Transit) | The official agency for Dar es Salaam's BRT system. | We used it to identify key corridors and route geography buyers care about. We linked transit pricing premiums to areas on or near these corridors. |
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