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In this article, we look at current housing prices in Tanzania in 2026, with a focus on residential property only.
We keep this Tanzania housing price article updated, because asking prices, exchange rates and buyer costs can change quickly.
The goal is simple: help a non-professional buyer understand what homes, apartments, villas and townhouses cost in Tanzania today.
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 Tanzania.
Insights
- The median housing price in Tanzania in 2026 is around TZS 300 million, which is a better guide than the average because luxury villas in Dar es Salaam pull the average upward.
- The average housing price in Tanzania in 2026 is about TZS 450 million, or roughly $172,000, for a visible private-market residential property.
- Most formal residential properties in Tanzania in 2026 fall between TZS 120 million and TZS 1.2 billion, depending mainly on location, title quality and property type.
- Dar es Salaam shapes the national market more than any other city, because Tanzania’s most visible residential sales activity is concentrated there.
- Prime areas such as Masaki, Oyster Bay and Msasani Peninsula can cost several times more per square meter than Kimara, Tabata or other entry areas.
- Listing prices in Tanzania are usually not final sale prices, and a discount of 8% to 15% is a realistic working range in 2026.
- New-build apartments in Tanzania often cost 18% to 35% more than older comparable homes because buyers pay for lower maintenance risk and better rental appeal.
- A $100,000 budget is enough for entry formal housing in Tanzania, but it usually means older stock, a smaller surface, or a location outside prime areas.
- A $500,000 budget starts to access the lower end of prime Dar es Salaam property, especially apartments, townhouses and good family homes.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
What is the average housing price in Tanzania in 2026?
The median housing price in Tanzania in 2026 is more useful than the average because a few expensive homes in Masaki, Oyster Bay, Msasani and Zanzibar can make the average look higher than the normal buyer experience.
We are writing this as of 2026, using the latest data collected from official sources, market reports and listing evidence that we manually double checked.
The median housing price in Tanzania in 2026 is about TZS 300 million, or about $114,700, or about €99,100. The average housing price in Tanzania in 2026 is about TZS 450 million, or about $172,000, or about €148,600.
A realistic range for 80% of residential properties in Tanzania in 2026 is about TZS 120 million to TZS 1.2 billion, or about $45,900 to $458,800, or about €39,600 to €396,400.
A realistic entry range in Tanzania in 2026 is about TZS 120 million to TZS 220 million, or about $45,900 to $84,100, or about €39,600 to €72,700, which can buy an older 2-bedroom apartment or compact house of about 70 to 95 square meters in Kimara, Ubungo or Tabata.
A typical luxury property range in Tanzania in 2026 is about TZS 1.2 billion to TZS 5.5 billion, or about $458,800 to $2.10 million, or about €396,400 to €1.82 million, which can buy a 4 or 5-bedroom villa of about 350 to 700 square meters in Masaki, Oyster Bay or Msasani Peninsula.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tanzania.
Are Tanzania property listing prices close to the actual sale price in 2026?
In Tanzania in 2026, the estimated gap between property listing prices and actual sale prices is usually 8% to 15%, with a central estimate around 12%.
This means that a home listed at TZS 500 million may often close around TZS 425 million to TZS 460 million if the seller accepts negotiation. The gap is usually wider for old villas, redevelopment plots, unclear-title homes and high-end USD-priced listings, while clean-title apartments in good buildings can trade closer to the asking price.
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What is the price per sq m or per sq ft for properties in Tanzania in 2026?
As of 2026, the median housing price per square meter in Tanzania is about TZS 3.3 million per sqm, or about $1,260 per sqm, or about €1,090 per sqm, which is about TZS 307,000 per sqft, or about $117 per sqft, or about €101 per sqft. The average housing price per square meter in Tanzania is about TZS 4.2 million per sqm, or about $1,606 per sqm, or about €1,388 per sqm, which is about TZS 390,000 per sqft, or about $149 per sqft, or about €129 per sqft.
The highest price per sqm in Tanzania in 2026 is usually for prime apartments in Masaki, Oyster Bay and Msasani Peninsula, while the lowest price per sqm is usually for older houses, larger peripheral homes and regional-city properties where the building is less valuable than the land.
In Tanzania in 2026, the highest price-per-sqm ranges are usually in Masaki, Oyster Bay and Msasani Peninsula, where prices can run from about TZS 3.9 million to TZS 7.3 million per sqm. The lowest visible ranges are usually in Kimara, Tabata and some peripheral locations, where prices can run from about TZS 1.0 million to TZS 2.4 million per sqm.
How have property prices evolved in Tanzania?
Compared with one year ago, property prices in Tanzania in 2026 are estimated to be 6% to 9% higher in nominal terms. The main reason is simple: urban demand kept growing in Dar es Salaam, Dodoma, Arusha and Zanzibar, while construction and finance costs stayed high.
Compared with two years ago, property prices in Tanzania in 2026 are estimated to be roughly 12% to 18% higher in nominal terms. The increase is strongest in prime Dar es Salaam and coastal areas, because good land, modern buildings and reliable infrastructure remain scarce.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Tanzania.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Tanzania.
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How do prices vary by housing type in Tanzania in 2026?
In Tanzania in 2026, the visible residential market is roughly 35% stand-alone houses, 30% apartments, 10% villas and luxury houses, 8% townhouses, 10% new-build apartments and 7% basic self-build or peripheral homes, because formal listings are concentrated in Dar es Salaam and other larger urban markets.
As of 2026, apartments in Tanzania average about TZS 380 million, or $145,300, or €125,500, while stand-alone houses average about TZS 520 million, or $198,800, or €171,800. Villas and luxury houses average about TZS 2.4 billion, or $917,500, or €792,800, while townhouses average about TZS 850 million, or $325,000, or €280,800. New-build apartments average about TZS 620 million, or $237,000, or €204,800, while peripheral basic houses average about TZS 180 million, or $68,800, or €59,500.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Tanzania in 2026?
In Tanzania in 2026, a new-build home or apartment usually costs about 18% to 35% more than a comparable existing property, with a central estimate around 25%.
This premium exists because buyers in Tanzania pay more for modern wiring, plumbing, lifts, parking, backup power, water systems, better finishes and stronger rental appeal.
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How do property prices vary by neighborhood in Tanzania in 2026?
Masaki: In Masaki, Tanzania property prices in 2026 usually range from about TZS 900 million to TZS 5.5 billion, or about $344,000 to $2.10 million, or about €297,000 to €1.82 million. Masaki is expensive because it has embassies, restaurants, sea access, strong security expectations and steady expat demand.
Oyster Bay: In Oyster Bay, Tanzania property prices in 2026 usually range from about TZS 800 million to TZS 4.5 billion, or about $306,000 to $1.72 million, or about €264,000 to €1.49 million. Oyster Bay is popular with families and diplomatic buyers because it is central, green, established and close to schools and offices.
Msasani and Msasani Peninsula: In Msasani and Msasani Peninsula, Tanzania property prices in 2026 usually range from about TZS 450 million to TZS 3.5 billion, or about $172,000 to $1.34 million, or about €149,000 to €1.16 million. This area offers apartments, townhouses and villas with a broader price range than Masaki, while still keeping good coastal access.
You will find a much more detailed analysis by areas in our property pack about Tanzania. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Tanzania | Market feel | Average price range | Average range per sqm | Average range per sqft |
|---|---|---|---|---|
| Masaki | Prime, expat, diplomatic | TZS 900m to 5.5bn $344k to $2.10m |
TZS 4.7m to 7.3m $1,800 to $2,800 |
TZS 437k to 680k $167 to $260 |
| Oyster Bay | Prime, family, embassy | TZS 800m to 4.5bn $306k to $1.72m |
TZS 4.2m to 6.5m $1,600 to $2,500 |
TZS 389k to 608k $149 to $232 |
| Msasani Peninsula | Coastal, expat | TZS 650m to 3.5bn $249k to $1.34m |
TZS 3.9m to 6.0m $1,500 to $2,300 |
TZS 365k to 559k $139 to $214 |
| Msasani | Popular, mixed | TZS 450m to 1.8bn $172k to $688k |
TZS 3.7m to 5.8m $1,400 to $2,200 |
TZS 340k to 535k $130 to $204 |
| Upanga | Central, hospital, commute | TZS 350m to 1.2bn $134k to $459k |
TZS 2.9m to 4.7m $1,100 to $1,800 |
TZS 267k to 437k $102 to $167 |
| Mikocheni | Mid-market, family | TZS 300m to 1.1bn $115k to $421k |
TZS 2.4m to 3.9m $900 to $1,500 |
TZS 219k to 365k $84 to $139 |
| Mbezi Beach | Family, coastal, larger plots | TZS 350m to 1.5bn $134k to $573k |
TZS 2.6m to 4.5m $1,000 to $1,700 |
TZS 243k to 413k $93 to $158 |
| Kawe | Growth, coastal, new projects | TZS 250m to 900m $96k to $344k |
TZS 2.2m to 3.7m $850 to $1,400 |
TZS 207k to 340k $79 to $130 |
| Sinza | Affordable, local demand | TZS 180m to 550m $69k to $210k |
TZS 2.1m to 3.1m $800 to $1,200 |
TZS 194k to 292k $74 to $111 |
| Tabata | Value, commute trade-off | TZS 120m to 400m $46k to $153k |
TZS 1.3m to 2.4m $500 to $900 |
TZS 122k to 219k $46 to $84 |
| Kimara | Entry, outskirts | TZS 100m to 350m $38k to $134k |
TZS 1.0m to 2.1m $400 to $800 |
TZS 97k to 194k $37 to $74 |
| Kigamboni | Space, beach, developing | TZS 180m to 900m $69k to $344k |
TZS 1.6m to 3.4m $600 to $1,300 |
TZS 146k to 316k $56 to $121 |
How much more do you pay for properties in Tanzania when you include renovation work, taxes, and fees?
In Tanzania in 2026, a normal resale purchase usually costs about 7% to 12% more than the purchase price after taxes, registration, legal checks and basic transaction costs, while a property needing renovation can cost 15% to 35% more.
If you buy a property for about $200,000, equal to about TZS 523 million, a normal total-cost budget is often about TZS 560 million to TZS 585 million. If the home needs renovation, the final budget can move closer to TZS 600 million to TZS 705 million.
If you buy a property for about $500,000, equal to about TZS 1.31 billion, a normal total-cost budget is often about TZS 1.40 billion to TZS 1.47 billion. If the property needs serious upgrading, the final budget can move closer to TZS 1.50 billion to TZS 1.77 billion.
If you buy a property for about $1,000,000, equal to about TZS 2.62 billion, a normal total-cost budget is often about TZS 2.80 billion to TZS 2.93 billion. If the property is an older villa needing renovation, the final budget can move closer to TZS 3.0 billion to TZS 3.53 billion.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Tanzania.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tanzania
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Stamp duty or transfer duty | Taxes | Usually about 1% of the property value. On a TZS 100 million property, this means about TZS 1 million, or about $382. |
| Registration and title processing | Fees | Usually about 0.2% to 0.8% of the property value. On a TZS 100 million property, this means about TZS 200,000 to TZS 800,000, or about $76 to $306. |
| Legal due diligence | Professional fees | Usually about 1% to 2% of the property value. On a TZS 100 million property, this means about TZS 1 million to TZS 2 million, or about $382 to $765. |
| Valuation, survey and title search | Due diligence | Usually about 0.2% to 0.7% of the property value. On a TZS 100 million property, this means about TZS 200,000 to TZS 700,000, or about $76 to $268. |
| Agent commission | Transaction cost | Often about 3% to 5%, usually paid by the seller, but it can still affect the final negotiated price. On a TZS 100 million property, this equals about TZS 3 million to TZS 5 million, or about $1,147 to $1,912. |
| Light renovation | Renovation | Usually about 5% to 10% of the purchase price. On a TZS 100 million property, this means about TZS 5 million to TZS 10 million, or about $1,912 to $3,823. |
| Heavy renovation | Renovation | Usually about 15% to 30% of the purchase price. On a TZS 100 million property, this means about TZS 15 million to TZS 30 million, or about $5,735 to $11,469. |
| Furniture, appliances and generator upgrades | Fit-out | Usually about 3% to 12% of the purchase price. On a TZS 100 million property, this means about TZS 3 million to TZS 12 million, or about $1,147 to $4,588. |
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 properties can you buy in Tanzania in 2026 with different budgets?
With $100,000, or about TZS 262 million, you can buy an existing 2-bedroom apartment of 75 to 90 sqm in Ubungo, a compact existing 3-bedroom house of 100 to 130 sqm in Kimara, or a small existing house or apartment of 80 to 110 sqm in Tabata.
With $200,000, or about TZS 523 million, you can buy an existing 3-bedroom apartment of 120 to 150 sqm in Mikocheni, an existing 3-bedroom house of 160 to 220 sqm on the inland side of Mbezi Beach, or a newer apartment of 100 to 130 sqm in Kawe or the Msasani fringe.
With $300,000, or about TZS 785 million, you can buy an existing or recent 3-bedroom apartment of 140 to 170 sqm in Msasani, an existing 4-bedroom townhouse of 220 to 260 sqm in Mbezi Beach, or a large existing family house of 250 to 350 sqm in Kigamboni.
With $500,000, or about TZS 1.31 billion, you can buy an existing or newer 3-bedroom prime apartment of 150 to 190 sqm in Masaki, an existing 4-bedroom townhouse or house of 250 to 350 sqm in Oyster Bay fringe or Msasani, or a new-build premium apartment of 160 to 220 sqm in Msasani Peninsula or Mikocheni.
With $1,000,000, or about TZS 2.62 billion, you can buy an existing or renovated 4-bedroom villa of 350 to 500 sqm in Oyster Bay, a large existing apartment or penthouse of 250 to 400 sqm in Masaki, or a beach-oriented villa or large house of 400 to 700 sqm in Kigamboni or Zanzibar.
With $2,000,000, or about TZS 5.23 billion, you can buy an existing luxury 5-bedroom villa of 600 to 900 sqm in Masaki, a prime redevelopment house or plot in Oyster Bay or Masaki, or a high-end coastal villa in Zanzibar or on the Dar es Salaam coast, but the market at this budget is thin and negotiation can take time.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tanzania.
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 Tanzania, 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 the source matters | How we used it |
|---|---|---|
| Bank of Tanzania, Exchange Rates | Bank of Tanzania is the central bank, so it is the strongest source for official daily exchange rates. | We used the 10 June 2026 mean exchange rates to convert TZS prices into USD and EUR. We used TZS 2,615.7165 per USD and TZS 3,027.4303 per EUR throughout the estimates. |
| Tanzania Mortgage Refinance Company mortgage update | TMRC tracks Tanzania’s formal mortgage market using banking-sector data. | We used the mortgage update to understand formal buyer affordability. We also used average mortgage size and mortgage-market growth as a reality check against asking prices. |
| National Bureau of Statistics, CPI 2026 | NBS is Tanzania’s official statistics agency. | We used CPI data to estimate how much of the housing price increase was real and how much was general inflation. We used it to keep nominal and inflation-adjusted comments separate. |
| Tanzania Revenue Authority, Stamp Duty | TRA is Tanzania’s official tax authority. | We used TRA stamp duty information to estimate buyer closing costs. We separated statutory taxes from legal, valuation and renovation costs. |
| Tanzania Revenue Authority, Capital Gains Tax | TRA is the primary official source for capital gains tax on land and buildings. | We used capital gains tax rules to understand seller-side tax pressure. We did not add seller capital gains tax to buyer costs unless the buyer effectively absorbs it through negotiation. |
| Ministry of Lands, title registration | The Ministry of Lands is the key government source for land registration and transfer processes. | We used this source to understand title registration and transfer steps. We used it to explain why legal due diligence is essential in Tanzania. |
| Knight Frank Tanzania | Knight Frank is a major real estate consultancy with Tanzania and Africa market coverage. | We used Knight Frank as a professional market cross-check for prime residential demand. We used it mainly for qualitative triangulation, not as the only basis for price estimates. |
| AECOM Africa Property & Construction Cost Guide | AECOM is a major global construction consultancy, and its Africa guide is useful for building-cost context. | We used AECOM to understand construction and renovation-cost pressure. We used this to explain why new-build premiums and renovation budgets are high in Dar es Salaam and Zanzibar. |
| GoTerra Dar es Salaam price-per-sqm ranges | GoTerra is not official, but it gives transparent listing-based price-per-sqm ranges. | We used GoTerra as a cross-check for Dar es Salaam neighborhood prices. We adjusted its ranges with live listing evidence and official exchange rates. |
| RE/MAX Tanzania listings | RE/MAX is an established international agency network with observable Tanzanian property listings. | We used RE/MAX listings to check upper-market and expat-oriented asking prices. We treated these prices as asking prices, not guaranteed sale prices. |
| Jiji Tanzania property listings | Jiji is a large marketplace with broad local listing coverage. | We used Jiji to observe price dispersion across neighborhoods and property types. We discounted noisy listings and used Jiji only as one triangulation layer. |
| Skyhome Tanzania area listings | Skyhome is a local agency source with neighborhood-level listing detail. | We used Skyhome to cross-check prime Dar es Salaam apartment and land-heavy property prices. We treated the evidence as asking-price data, not closed-sale data. |
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