What properties can you buy in Dar es Salaamwith $100k, $300k, $500k and more? (January 2026)

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

What can I realistically buy with $100k in Dar es Salaam right now?

Are there any decent properties for $100k in Dar es Salaam, or is it all scams?

For around $100,000 (approximately TZS 249 million at current Bank of Tanzania rates), you can realistically find an older 2 to 3 bedroom house in an outer neighborhood of Dar es Salaam, or a small apartment in a middle-income area, though you will need to be very careful about documentation and title verification.

The neighborhoods in Dar es Salaam that give the best value at the $100k budget level are outer and mid-outer areas like Goba, Tegeta, Bunju, Kimara, Mbagala, and Kigamboni, where you can find houses with decent plot sizes, though always with clean transferable documentation as your top priority.

In popular or upscale areas of Dar es Salaam like Masaki, Oyster Bay, and Msasani, $100,000 will usually only buy you either a very small or older unit, something with weak building management, or a property with messy documentation, so treats any "bargain" prime-area offers as a red flag rather than an opportunity.

What property types can I afford for $100k in Dar es Salaam (studio, land, old house)?

At around $100,000 (TZS 249 million) in Dar es Salaam in 2026, you can realistically afford an older 2 to 3 bedroom house with basic finishes in outer neighborhoods, a small apartment in a middle-income zone, or a plot of land on the fringe if you are prepared to build later.

For properties at this price point in Dar es Salaam, buyers should typically expect older homes needing some work, whether that is cosmetic refreshes costing 3% to 8% of the purchase price, or more substantial rehab running 10% to 25% if you need to address plumbing, roofing, or electrical systems.

At the $100k level in Dar es Salaam, plots of land on the fringe can sometimes offer the best long-term value because you capture future growth as infrastructure improves, but only if you verify the documentation is clean since buying a land dispute is the biggest risk at this tier.

What's a realistic budget to get a comfortable property in Dar es Salaam as of 2026?

As of early 2026, the realistic minimum budget to get a comfortable property in Dar es Salaam is around $200,000 (approximately TZS 497 million or €185,000), which is where you start to consistently find properties without major compromises on safety, utilities, or commute.

Most buyers looking for a comfortable standard in Dar es Salaam in 2026 need to budget between $200,000 and $300,000 (TZS 497 million to TZS 746 million, or €185,000 to €278,000) to access solid 2 to 3 bedroom homes in well-serviced areas with reliable building management.

In Dar es Salaam, "comfortable" generally means a property in a safe area with dependable water and electricity backup, decent road access, good security features, and a manageable daily commute to central business areas or the expat corridors.

The budget required can vary significantly within Dar es Salaam, with outer neighborhoods like Tegeta or Kigamboni offering comfort at the lower end of this range, while areas closer to the coastal belt like Mikocheni or parts of Msasani push toward the higher end.

What can I get with a $200k budget in Dar es Salaam as of 2026?

What "normal" homes become available at $200k in Dar es Salaam as of 2026?

As of early 2026, a budget of $200,000 (approximately TZS 497 million) in Dar es Salaam typically unlocks a solid 2 to 3 bedroom house in improving mid-outer areas with better plot sizes and security, or a more livable 2-bedroom apartment in a better-managed building than what you would find at the $100k tier.

For around $200,000 in Dar es Salaam in 2026, you can generally expect apartments in the 70 to 110 square meter range for a good 2-bedroom, while houses typically offer built areas of 100 to 180 square meters, though condition and plot size vary widely and often drive value more than the building itself.

By the way, we have much more granular data about housing prices in our property pack about Dar es Salaam.

What places are the smartest $200k buys in Dar es Salaam as of 2026?

As of early 2026, the smartest $200,000 (TZS 497 million) buys in Dar es Salaam are typically in areas like Mikocheni (some pockets), Mbezi (selected parts), Tegeta, Kigamboni, and Goba, where you get decent end-user demand without paying a premium for the most famous neighborhood names.

These Dar es Salaam neighborhoods tend to be smarter buys at the $200k level because they offer a better balance of livability and resale liquidity, with improving access roads, growing services, and titles that are more likely to be clean and transferable to future buyers.

The main growth and appreciation factor driving value in these smart-buy areas of Dar es Salaam is ongoing infrastructure improvement, especially road upgrades and utility extensions, combined with steady demand from the growing middle class looking for affordable alternatives to the overpriced prime coastal belt.

What can I buy with $300k in Dar es Salaam in 2026?

What quality upgrade do I get at $300k in Dar es Salaam in 2026?

As of early 2026, moving from $200,000 to $300,000 (TZS 746 million) in Dar es Salaam buys you reduced risk and better daily life, including more consistent build quality, better water backup and generator setups, more reliable building management, and neighborhoods that are easier to resell into.

Yes, $300,000 can often buy you a property in a newer or recently refurbished building in Dar es Salaam right now, especially for a 2-bedroom apartment outside the absolute top coastal micro-markets where prices climb much higher.

At the $300k level in Dar es Salaam, buyers typically gain access to features like properly functioning common areas, professional security services, reliable backup utilities, better quality fixtures and finishes, and buildings where service charges are actually collected and spent on maintenance.

Can $300k buy a 2-bedroom in Dar es Salaam in 2026 in good areas?

As of early 2026, $300,000 (TZS 746 million) is typically enough to buy a good-area 2-bedroom property in Dar es Salaam if you define "good" as safe, convenient, and well-serviced rather than necessarily the most elite beachfront addresses.

Good areas in Dar es Salaam where you can find 2-bedroom options at the $300k budget include parts of Msasani, Mikocheni, and selected buildings in Upanga, though you will be competing for the better units and may need patience to find the right fit.

A $300k 2-bedroom apartment in these good areas of Dar es Salaam typically offers around 80 to 120 square meters of living space, with newer buildings trending toward the higher end of that range and older but well-located stock at the lower end.

Which places become "accessible" at $300k in Dar es Salaam as of 2026?

At $300,000 (TZS 746 million) in Dar es Salaam in 2026, you start shopping more credibly in neighborhoods like Msasani (some parts), Mikocheni, and Upanga (selected buildings and pockets), plus better-positioned apartments near the coastal belt where you could not compete at lower budgets.

These newly accessible areas in Dar es Salaam are desirable compared to lower-budget options because they offer proximity to the business districts, established expat communities, better restaurants and services, and properties that international employers recognize as suitable for their staff.

In these newly accessible Dar es Salaam neighborhoods at $300k, buyers can typically expect a well-maintained 2-bedroom apartment with modern finishes, reliable utilities and backup systems, professional building management, and easier access to the city's best amenities without the premium price tag of absolute top-tier addresses.

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 does a $500k budget unlock in Dar es Salaam in 2026?

What's the typical size and location for $500k in Dar es Salaam in 2026?

As of early 2026, a budget of $500,000 (approximately TZS 1.24 billion) in Dar es Salaam typically buys you a larger apartment of 3 bedrooms or more in strong locations along the coastal belt, or a family house in notably better pockets with proper security and outdoor space.

Yes, $500,000 can buy a family home with outdoor space in Dar es Salaam in 2026, and this is the budget level where garden space, compounds, and proper outdoor living areas become realistic without having to move far from convenient locations.

At the $500k level in Dar es Salaam, buyers can typically expect properties with 3 to 4 bedrooms and 2 to 3 bathrooms, though the exact configuration depends heavily on whether you are buying an apartment (more bedrooms, less outdoor space) or a house (potentially larger plots with garden and parking).

Finally, please note that we cover all the housing price data in Dar es Salaam here.

Which "premium" neighborhoods open up at $500k in Dar es Salaam in 2026?

At $500,000 (TZS 1.24 billion) in Dar es Salaam in 2026, you can more credibly target premium and coastal prestige neighborhoods like Msasani, Oyster Bay, Masaki, and the better parts of Upanga, where $500k often represents the entry point to premium rather than the ceiling.

These Dar es Salaam neighborhoods are considered premium because they offer proximity to the Indian Ocean, well-established expatriate communities, the best international schools, embassy compounds, top restaurants and shopping, and the kind of addresses that hold value even during market downturns.

In these premium Dar es Salaam neighborhoods at $500k, buyers can realistically expect a well-finished 3-bedroom apartment in a reputable building with ocean views, or a smaller townhouse or villa with garden space, though the most impressive beachfront properties will still price above this level.

What counts as "luxury" in Dar es Salaam in 2026?

At what amount does "luxury" start in Dar es Salaam right now?

In Dar es Salaam in 2026, the luxury threshold generally starts around $600,000 to $700,000 (TZS 1.49 billion to TZS 1.74 billion, or €555,000 to €648,000), especially for houses and villas in prime coastal addresses where branded developments and high-end finishes become the norm.

The entry point to luxury real estate in Dar es Salaam is defined by features like prime beachfront or ocean-view locations, high-end imported finishes, 24-hour professional security with CCTV, swimming pools and landscaped gardens, backup power systems, and often access to private beach clubs or exclusive amenities.

Compared to other African markets, Dar es Salaam's luxury threshold is moderate, sitting below Nairobi's top tier and well below Cape Town or Johannesburg prime, making it relatively accessible for regional and international investors seeking East African luxury exposure.

Mid-tier luxury properties in Dar es Salaam typically range from $700,000 to $1.2 million (TZS 1.74 billion to TZS 2.98 billion, or €648,000 to €1.1 million), while top-tier luxury villas in Masaki or Oyster Bay can reach $1.5 million to $2.5 million or more for the most exceptional beachfront compounds.

Which areas are truly high-end in Dar es Salaam right now?

The truly high-end neighborhoods in Dar es Salaam right now are Masaki, Oyster Bay, and Msasani, with the specific street and building making a significant difference in prestige and price even within these already premium areas.

These areas of Dar es Salaam are considered truly high-end because they combine oceanfront or near-ocean locations, proximity to embassies and international organizations, the best security infrastructure, mature landscaping and established compounds, and a concentration of the city's most desirable dining and retail options.

The typical buyer profile for these high-end Dar es Salaam areas includes expatriate executives on corporate packages, diplomats, senior NGO staff, successful local business owners, and increasingly, East African investors seeking a prestigious coastal address in Tanzania's commercial capital.

How much does it really cost to buy, beyond the price, in Dar es Salaam in 2026?

What are the total closing costs in Dar es Salaam in 2026 as a percentage?

As of early 2026, total closing costs for a residential property purchase in Dar es Salaam typically run between 3% and 8% of the purchase price before any renovations, with the range depending on how much legal work, valuation, and documentation cleanup your specific transaction requires.

For most standard transactions in Dar es Salaam, the realistic low-to-high percentage range is 3% to 6% if you are not paying the agent commission, or 8% to 12% if the buyer covers the agent fee, so always clarify who pays the broker early in negotiations.

The specific fee categories that make up these total closing costs in Dar es Salaam include stamp duty (the predictable big one at about 1% of value), legal and advocate fees, valuation and survey costs, and land registry or registration charges that vary based on how complex your title verification needs to be.

To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Dar es Salaam.

How much are notary, registration, and legal fees in Dar es Salaam in 2026?

As of early 2026, legal, registration, and related transaction fees in Dar es Salaam typically total between TZS 5 million and TZS 20 million ($2,000 to $8,000 or €1,850 to €7,400), depending on property complexity and how much title verification work is needed.

These fees generally represent between 1% and 3% of the property price in Dar es Salaam, though simpler transactions with clean documentation sit at the lower end while properties requiring extensive due diligence or dispute resolution push toward the higher end.

In Dar es Salaam, the registration and stamp duty component is usually the most expensive single fee, with stamp duty alone running about 1% of property value under the Stamp Duty Act, while advocate fees and documentation charges add smaller but variable amounts depending on transaction complexity.

What annual property taxes should I expect in Dar es Salaam in 2026?

As of early 2026, annual property taxes in Dar es Salaam typically range from TZS 200,000 to TZS 2 million per year ($80 to $800 or €74 to €740) for most residential properties, with the exact amount depending on property valuation methods used by the local government authority.

Annual property taxes in Dar es Salaam generally represent a low-to-moderate percentage of property value, often well under 1%, making holding costs relatively affordable compared to many Western markets, though collection practices vary by area.

Property taxes in Dar es Salaam vary based on property type and location, with commercial properties and those in prime areas like Masaki or Oyster Bay facing higher assessments, while residential homes in outer areas like Tegeta or Kigamboni typically see lower annual bills.

There are some exemptions and reductions available in Tanzania, particularly for certain categories of residential use and for properties owned by registered investment vehicles, though eligibility depends on specific circumstances and should be verified with a local tax advisor.

You can find the list of all property taxes, costs and fees when buying in Dar es Salaam here.

Is mortgage a viable option for foreigners in Dar es Salaam right now?

Mortgage financing for foreigners in Dar es Salaam is possible but should not be assumed, as the combination of high interest rates, strict documentation requirements, and the additional complexity of foreign ownership structures means most foreign buyers end up purchasing with cash.

Local currency mortgage rates in Tanzania typically range from 15% to 19% annually, with loan-to-value ratios often capped at 60% to 70% for borrowers who qualify, which makes financing significantly more expensive than what buyers from Western markets are accustomed to.

Foreign buyers seeking a mortgage in Dar es Salaam typically need proof of income that banks can verify, a property with clean and bank-acceptable title documentation, and often need to work through a Derivative Right or Tanzania Investment Centre-approved structure since the Land Act restricts direct foreign ownership of land-based properties.

You can find the list of all property taxes, costs and fees when buying in Dar es Salaam here.

What should I predict for resale and growth in Dar es Salaam in 2026?

What property types resell fastest in Dar es Salaam in 2026?

As of early 2026, the property types that resell fastest in Dar es Salaam are well-documented mid-market 2-bedroom apartments in convenient areas and houses in commutable neighborhoods with clean transferable documentation, because these tap into the largest pool of qualified buyers.

A good, correctly priced property with clean documentation in Dar es Salaam typically sells in 3 to 6 months, while properties with title questions, overpriced prime stock, or documentation issues can sit on the market for 6 to 12 months or longer as buyers wait for problems to be resolved.

The characteristics that make certain property types sell faster in Dar es Salaam include bank-acceptable documentation that expands your buyer pool to include mortgage users, locations that appeal to both local middle-class buyers and expatriates, and price points that match actual market demand rather than aspirational owner expectations.

Properties that tend to be slowest to resell in Dar es Salaam include overpriced luxury stock in prime areas where sellers refuse to negotiate, homes in areas with poor road access or infrastructure gaps, and any property where title disputes, boundary issues, or unclear documentation create uncertainty for potential buyers.

If you're interested, we cover all the best exit strategies in our real estate pack about Dar es Salaam.

What sources have we used to write this blog article?

Whether it's in our blog articles or the market analyses included in our 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.