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
If you're looking to rent or invest in rental property in Dar es Salaam, you probably want to know what rents actually look like right now.
We've put together this guide on current housing rents in Dar es Salaam, and we update it regularly so the numbers stay fresh.
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
What are typical rents in Dar es Salaam as of 2026?
What's the average monthly rent for a studio in Dar es Salaam as of 2026?
As of early 2026, the typical monthly rent for a studio or bedsitter in Dar es Salaam is around TZS 320,000, which works out to roughly $130 USD or €120 EUR.
Most studios in Dar es Salaam fall within a range of TZS 200,000 to TZS 450,000 per month, or about $80 to $180 USD and €75 to €165 EUR, depending on the neighborhood and condition of the unit.
The main factors that cause studio rents to vary across Dar es Salaam are location, whether utilities like water and power are reliable, and the overall condition of the building, with areas like Sinza and Ubungo being more affordable than coastal zones.
What's the average monthly rent for a 1-bedroom in Dar es Salaam as of 2026?
As of early 2026, the typical monthly rent for a one-bedroom apartment in Dar es Salaam is around TZS 700,000, which equals approximately $280 USD or €260 EUR.
One-bedroom rents in Dar es Salaam generally range from TZS 320,000 to TZS 1,300,000 per month, or about $130 to $520 USD and €120 to €480 EUR, with luxury units in prime areas going even higher.
Neighborhoods like Ubungo, Sinza, and Kimara tend to have the cheapest one-bedroom rents in Dar es Salaam, while premium areas like Masaki, Oyster Bay, and Upanga sit at the expensive end of the spectrum.
What's the average monthly rent for a 2-bedroom in Dar es Salaam as of 2026?
As of early 2026, the typical monthly rent for a two-bedroom apartment in Dar es Salaam is around TZS 1,100,000, which translates to roughly $440 USD or €410 EUR.
Two-bedroom rents in Dar es Salaam commonly range from TZS 600,000 to TZS 1,800,000 per month, or about $240 to $720 USD and €220 to €670 EUR, though prime areas can exceed this range significantly.
More affordable two-bedroom options in Dar es Salaam are found in areas like Ubungo and the outer edges of Kinondoni, while the most expensive units are concentrated in Masaki, Msasani, and Oyster Bay where expat demand is highest.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Dar es Salaam.
What's the average rent per square meter in Dar es Salaam as of 2026?
As of early 2026, the average rent per square meter in Dar es Salaam's mid-market apartments is around TZS 10,000 to TZS 15,000, which equals roughly $4 to $6 USD or €3.70 to €5.50 EUR per square meter per month.
Rent per square meter in Dar es Salaam can range from about TZS 7,000 in more affordable neighborhoods to TZS 25,000 or more in prime coastal areas like Masaki and Oyster Bay.
Compared to other major Tanzanian cities, Dar es Salaam commands the highest rents per square meter, typically 30% to 50% above what you would pay in cities like Arusha or Mwanza.
Properties in Dar es Salaam that push rent per square meter above average usually feature bundled services like security, backup power, water storage, and maintained common areas, which are especially common in expat-focused buildings.
How much have rents changed year-over-year in Dar es Salaam in 2026?
As of early 2026, mid-market rents in Dar es Salaam have increased by roughly 6% to 9% compared to the previous year, while prime expat neighborhoods have seen even stronger growth of 8% to 12%.
The main drivers of rent increases in Dar es Salaam this year include steady economic growth, moderate inflation, and continued demand for quality housing near job centers and international schools.
This year's rent growth in Dar es Salaam is consistent with 2025's trend, where the market also saw mid-single-digit increases in most segments, though prime areas have accelerated slightly faster in 2026.
What's the outlook for rent growth in Dar es Salaam in 2026?
As of early 2026, we expect rents in Dar es Salaam to grow by roughly 5% to 8% over the course of the year, with higher increases likely in high-demand nodes near transit and job centers.
Key factors influencing rent growth in Dar es Salaam include Tanzania's stable macroeconomic backdrop, moderate inflation, steady urban migration, and growing demand from expats and corporate tenants.
Neighborhoods expected to see the strongest rent growth in Dar es Salaam include BRT-adjacent areas like Ubungo and Kimara, as well as prime zones near embassies and international schools such as Masaki and Msasani.
Potential risks that could affect rent growth in Dar es Salaam include new luxury supply softening high-end rents, any unexpected economic slowdown, or changes in expat employment patterns in the region.
We have made this infographic to give you a quick and clear snapshot of the property market in Tanzania. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Dar es Salaam as of 2026?
Which neighborhoods have the highest rents in Dar es Salaam as of 2026?
As of early 2026, the neighborhoods with the highest average rents in Dar es Salaam are Masaki, Oyster Bay, and Msasani, where two-bedroom apartments often start at TZS 2,000,000 or more per month, roughly $800 USD or €740 EUR.
These premium neighborhoods in Dar es Salaam command top rents because they offer proximity to embassies, international schools, upscale restaurants, and the Indian Ocean waterfront, along with better infrastructure and security.
The typical tenant profile in these high-rent Dar es Salaam neighborhoods includes expats, diplomats, NGO staff, and senior executives at multinational companies who prioritize convenience and quality of life.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dar es Salaam.
Where do young professionals prefer to rent in Dar es Salaam right now?
The top three neighborhoods where young professionals prefer to rent in Dar es Salaam are Mikocheni, Kijitonyama, and Sinza, all of which offer a balance of affordability and access to the city center.
Young professionals in these Dar es Salaam neighborhoods typically pay between TZS 400,000 and TZS 900,000 per month, which works out to roughly $160 to $360 USD or €150 to €330 EUR for a one-bedroom or small two-bedroom.
These neighborhoods attract young professionals in Dar es Salaam because they offer good transport links including BRT access, a growing number of cafes and restaurants, and a social scene that suits people in their twenties and thirties.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Dar es Salaam.
Where do families prefer to rent in Dar es Salaam right now?
The top three neighborhoods where families prefer to rent in Dar es Salaam are Mbezi Beach, Kawe, and Bunju, which offer larger homes, quieter streets, and a more residential atmosphere.
Families renting two to three bedroom apartments in these Dar es Salaam neighborhoods typically pay between TZS 1,000,000 and TZS 2,500,000 per month, or roughly $400 to $1,000 USD and €370 to €930 EUR.
These neighborhoods are attractive to families in Dar es Salaam because they feature compound-style housing with parking, gardens, and security, plus they are further from the congestion of the city center.
Families in these areas of Dar es Salaam have access to well-regarded schools including international options like the International School of Tanganyika and local private schools that serve the growing middle class.
Which areas near transit or universities rent faster in Dar es Salaam in 2026?
As of early 2026, the areas that rent fastest near transit and universities in Dar es Salaam include Ubungo, Mlimani, and Kimara, all of which benefit from BRT access or proximity to the University of Dar es Salaam.
Studios and one-bedrooms in these high-demand areas of Dar es Salaam typically stay listed for just 14 to 30 days, compared to 60 days or more for similar units in less connected locations.
Properties within walking distance of transit or universities in Dar es Salaam often command a rent premium of TZS 50,000 to TZS 100,000 per month, roughly $20 to $40 USD or €18 to €37 EUR, compared to units a bit further away.
Which neighborhoods are most popular with expats in Dar es Salaam right now?
The top three neighborhoods most popular with expats in Dar es Salaam are Masaki, Oyster Bay, and Msasani, which are home to most of the city's diplomatic and international business community.
Expats renting in these Dar es Salaam neighborhoods typically pay between TZS 1,500,000 and TZS 4,000,000 per month for a two to three bedroom apartment, which equals roughly $600 to $1,600 USD or €555 to €1,480 EUR.
These neighborhoods attract expats in Dar es Salaam because they offer furnished and serviced apartments, reliable utilities, proximity to international schools and embassies, and a concentration of Western-style amenities.
The expat communities most represented in these Dar es Salaam neighborhoods include Europeans, Americans, Indians, and staff from international organizations and NGOs operating in East Africa.
And if you are also an expat, you may want to read our exhaustive guide for expats in Dar es Salaam.
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Who rents, and what do tenants want in Dar es Salaam right now?
What tenant profiles dominate rentals in Dar es Salaam?
The top three tenant profiles that dominate the rental market in Dar es Salaam are local young professionals, families, and expats or corporate tenants, each with distinct housing needs.
Local young professionals make up roughly 40% of rental demand in Dar es Salaam, families account for about 35%, and expats and corporate tenants represent around 25% of the market, particularly in the prime segment.
Young professionals in Dar es Salaam typically seek studios and one-bedrooms near transit, families look for two to four bedroom compounds with parking and security, and expats prefer furnished units in premium coastal neighborhoods.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Dar es Salaam.
Do tenants prefer furnished or unfurnished in Dar es Salaam?
In Dar es Salaam, roughly 70% of long-term local tenants prefer unfurnished rentals because they are cheaper and offer more flexibility, while about 30% of the market, mainly expats and short-stay tenants, prefer furnished units.
Furnished apartments in Dar es Salaam typically command a rent premium of TZS 150,000 to TZS 400,000 per month, which equals roughly $60 to $160 USD or €55 to €150 EUR, depending on the quality of furnishings.
The tenant profiles that tend to prefer furnished rentals in Dar es Salaam include expats, diplomats, NGO staff on short-term assignments, and business travelers who need move-in ready accommodation.
Which amenities increase rent the most in Dar es Salaam?
The top five amenities that increase rent the most in Dar es Salaam are backup power or generator access, reliable water storage, 24-hour security with guards, air conditioning, and dedicated parking.
In Dar es Salaam, backup power can add TZS 50,000 to TZS 150,000 per month ($20 to $60 USD or €18 to €55 EUR), water storage adds TZS 30,000 to TZS 80,000, security adds TZS 40,000 to TZS 100,000, air conditioning adds TZS 50,000 to TZS 120,000, and parking adds TZS 30,000 to TZS 80,000.
In our property pack covering the real estate market in Dar es Salaam, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Dar es Salaam?
The top five renovations that get the best ROI for rental properties in Dar es Salaam are kitchen upgrades with modern cabinets and countertops, bathroom refreshes with new tiles and fixtures, air conditioning installation, water storage tank addition, and security improvements like gates and lighting.
In Dar es Salaam, a kitchen upgrade costing TZS 1,500,000 to TZS 3,000,000 ($600 to $1,200 USD or €555 to €1,110 EUR) can increase rent by TZS 80,000 to TZS 150,000 per month, while a bathroom refresh costing TZS 800,000 to TZS 1,500,000 can add TZS 50,000 to TZS 100,000 monthly.
Renovations that tend to have poor ROI for landlords in Dar es Salaam include luxury finishes that exceed what the local market will pay for, swimming pool installations in non-prime areas, and overly custom designs that do not appeal to the typical tenant.
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.
How strong is rental demand in Dar es Salaam as of 2026?
What's the vacancy rate for rentals in Dar es Salaam as of 2026?
As of early 2026, the typical vacancy rate for mid-market rental properties in Dar es Salaam is around 5% to 10%, while high-end and luxury properties often see vacancy rates of 20% to 40%.
Vacancy rates across Dar es Salaam neighborhoods vary widely, with popular mid-market areas like Sinza and Mikocheni staying tighter at around 5%, while oversupplied luxury pockets in Masaki can reach 30% or higher.
The current vacancy rate for mid-market rentals in Dar es Salaam is close to historical norms, though the high-end segment has seen elevated vacancies in recent years due to new luxury supply outpacing expat demand.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dar es Salaam.
How many days do rentals stay listed in Dar es Salaam as of 2026?
As of early 2026, the average number of days rentals stay listed in Dar es Salaam is about 30 to 45 days for mid-market properties, though this varies significantly by property type and location.
Studios and one-bedrooms in Dar es Salaam typically rent within 14 to 30 days, two-bedrooms take around 30 to 60 days, and high-end luxury units can sit on the market for 60 to 120 days or even longer.
Compared to one year ago, the current days-on-market figures in Dar es Salaam are roughly similar, with mid-market units continuing to move quickly while luxury properties still take considerably longer to find tenants.
Which months have peak tenant demand in Dar es Salaam?
The peak months for tenant demand in Dar es Salaam are typically January through February, June through August, and September through October, which align with job relocations and academic calendars.
Seasonal demand in Dar es Salaam is driven by new year job starts, mid-year corporate rotations, and the beginning of school terms, which prompt families and professionals to seek new housing.
The months with the lowest tenant demand in Dar es Salaam tend to be March through May and November through December, when fewer people relocate and the market slows down for holidays.
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What will my monthly costs be in Dar es Salaam as of 2026?
What property taxes should landlords expect in Dar es Salaam as of 2026?
As of early 2026, landlords in Dar es Salaam should expect to pay property rates that vary based on the property's assessed value, with typical annual amounts ranging from TZS 50,000 to TZS 500,000, roughly $20 to $200 USD or €18 to €185 EUR, though larger or more valuable properties pay more.
Property tax amounts in Dar es Salaam can range from under TZS 100,000 per year for modest properties to over TZS 1,000,000 for prime real estate, depending on location, size, and the local valuation roll.
Property rates in Dar es Salaam are governed by the Local Government Authorities (Rating) Act, and the amount you pay depends on a government valuation of your property, with collection often handled through electricity token payments via LUKU.
Please note that, in our property pack covering the real estate market in Dar es Salaam, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Dar es Salaam right now?
A realistic annual maintenance budget for a typical rental property in Dar es Salaam is around TZS 1,000,000 to TZS 3,000,000, which equals roughly $400 to $1,200 USD or €370 to €1,110 EUR, depending on the property's age and condition.
Maintenance costs in Dar es Salaam can range from TZS 500,000 per year for newer, well-built properties to TZS 5,000,000 or more for older buildings or those exposed to coastal humidity and salt corrosion.
Most landlords in Dar es Salaam set aside roughly 1% to 2% of their property's value per year for maintenance, which covers routine repairs, plumbing issues, and the wear that comes from coastal weather conditions.
What utilities do landlords often pay in Dar es Salaam right now?
In Dar es Salaam, landlords of unfurnished long-term rentals typically do not pay utilities, as tenants usually cover their own electricity and water through prepaid meters.
For furnished and serviced rentals in Dar es Salaam, landlords often cover water, backup generator fuel, Wi-Fi, and sometimes cleaning or security, which can add TZS 100,000 to TZS 300,000 per month, roughly $40 to $120 USD or €37 to €110 EUR.
The common practice in Dar es Salaam is for tenants to pay their own electricity via TANESCO prepaid tokens and their own water via DAWASA, while landlords in the serviced segment bundle these costs into higher rents.
How is rental income taxed in Dar es Salaam as of 2026?
As of early 2026, rental income in Dar es Salaam is subject to Tanzania's income tax framework, with rates depending on the landlord's total taxable income and whether they operate as an individual or a company.
Landlords in Dar es Salaam can typically deduct expenses like maintenance costs, property management fees, insurance, and mortgage interest when calculating their taxable rental income.
A common tax mistake landlords in Dar es Salaam make is failing to register rental income with the Tanzania Revenue Authority or not keeping proper records of deductible expenses, which can lead to penalties during audits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Dar es Salaam.
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 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 |
|---|---|---|
| Tanzania National Bureau of Statistics (NBS) | It's Tanzania's official government publisher of inflation and price statistics. | We used it to anchor our cost-of-living context and inflation backdrop for January 2026. We cross-checked rent growth assumptions against a moderate inflation environment rather than guessing. |
| Bank of Tanzania (BoT) | It's the central bank's formal view of Tanzania's economic outlook and policy direction. | We used it to frame 2026 demand drivers like credit conditions and inflation targets. We triangulated it with World Bank notes to avoid relying on a single narrative. |
| World Bank Tanzania Macro Poverty Outlook | It's a widely respected, methodical macro snapshot from a major international organization. | We used it to sanity-check our 2026 outlook section on growth and inflation. We cross-referenced it with the Bank of Tanzania's statement for balance. |
| Centre for Affordable Housing Finance in Africa (CAHF) | It's a specialist housing research organization with transparent, comparable country methods. | We used it for hard-to-find rental market data like vacancy ranges and time-on-market by segment. We also used its rent bands to calibrate our typical rent estimates. |
| Knight Frank Tanzania | It's a global real estate firm with on-the-ground brokerage and research capability in Dar es Salaam. | We used it to anchor the prime and expat end of the market with explicit rent levels. We blended that with mass-market data so our citywide picture is not only about luxury. |
| Jiji Tanzania (Studios) | It's one of the largest listing marketplaces in Tanzania with visible price filters and counts. | We used it to estimate realistic studio rent levels from current asking prices. We treated these as asking rents and checked them against CAHF affordability bands. |
| Jiji Tanzania (Bedsitters) | It's a high-volume local marketplace that shows price brackets with ad counts. | We used the bracket counts to compute a midpoint-based estimate for entry-level studios and bedsitters. We then verified this against CAHF's rent bands for young professionals. |
| Jiji Tanzania (1-Bedroom) | It's a large local dataset of asking rents with transparent filter buckets. | We used the visible price buckets to estimate a typical one-bedroom rent using weighted midpoints. We cross-referenced the high end with Knight Frank's prime examples. |
| Jiji Tanzania (2-Bedroom) | It's a comprehensive source of current two-bedroom asking rents across Dar es Salaam neighborhoods. | We used it to establish typical two-bedroom rent levels and identify neighborhood price variations. We combined this with our internal data on family rental preferences. |
| Tanzania Revenue Authority (Finance Act 2023) | It's an official tax law publication from the national tax authority. | We used it to support how property rates and rental income taxation have been structured recently. We cross-checked interpretation points with Big-4 summaries. |
| TRA Local Government Authorities (Rating) Act | It's the primary legislation governing property rates in Tanzania. | We used it as the legal backbone for the property tax section. We paired it with mainstream press coverage to explain it simply without losing accuracy. |
| KPMG Finance Act 2023 Analysis | It's a Big-4 firm that translates legislation into practical, checkable guidance. | We used it to clarify how Finance Act changes apply in practice without inventing rates. We used it only as a bridge back to the underlying TRA law documents. |
| TANESCO Tariffs Page | It's the national electricity utility's official tariff landing page. | We used it to ground our utilities cost discussion in the official provider's source. We paired it with the posted tariff schedule to avoid unreliable forum numbers. |
| TANESCO Tariff Schedule PDF | It's an official tariff document hosted by TANESCO. | We used it as the concrete reference for how electricity is priced by customer class. We used it to justify realistic landlord and tenant utility budget ranges. |
| DAWASA Water Tariff Page | It's the official local water utility for Dar es Salaam. | We used it to anchor water cost expectations for a typical rental household. We kept advice practical about who usually pays and avoided hearsay pricing. |
| EWURA Tariffs Publications | It's the national regulator for energy and water utilities in Tanzania. | We used it as a regulator cross-check that tariff-setting is governed and published. We used it to support the framing that utilities are regulated. |
| The Citizen (Property Tax Coverage) | It's a major Tanzanian newspaper that clearly references official government changes. | We used it only to simplify the explanation of how property tax is paid in practice. We treated it as secondary confirmation and kept legal basis tied to TRA law documents. |
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