How to check if Tanzania property has legal problems?

Authored by the expert who managed and guided the team behind the Tanzania Property Pack

Everything you need to know before buying real estate is included in our Republic of the Congo Property Pack

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Tanzania. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The African Investor, we explore the Tanzanian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Dar es Salaam, Arusha, and Zanzibar. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

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Grace Makoye 🇹🇿

Manager of Operations, Zinza Real Estate

Grace Makoye is a real estate expert and Manager of Operations at Zinza Real Estate. She helps buyers and investors navigate Tanzania's property market, from commercial deals to high-yield investments. With her expertise, you'll find the right property hassle-free.

Is the property registered with the Tanzania Land Registry?

Every legitimate property in Tanzania must be registered with the Tanzania Land Registry under the Ministry of Lands, Housing and Human Settlements Development.

You need to request an official land search at the Ministry of Lands or your local Land Office using the property's Title Deed number or Certificate of Occupancy number. This search costs approximately 10,000 TZS and takes 3-5 business days to complete.

The registry search will confirm the property's legal existence, current ownership status, and any recorded encumbrances or restrictions. Properties without registry records cannot be legally transferred and should be avoided completely.

As of September 2025, all urban properties in major cities like Dar es Salaam, Arusha, and Mwanza are required to have digital registry entries accessible through the Tanzania Land Information System (TLIS).

Unregistered properties represent approximately 60% of rural land holdings but are not suitable for foreign investment or secure ownership transfer.

Who is the current owner and do they have legal right to sell?

The current owner must be clearly identified on the Title Deed or Certificate of Occupancy, and their identity must match the person attempting to sell the property.

Verify the seller's identity by examining their original Title Deed, National ID, and comparing signatures with registry records. Joint ownership requires consent from all listed owners before any sale can proceed.

Check if the property is held under individual ownership, joint ownership, or company ownership, as each requires different authorization procedures. Company-owned properties need board resolutions and proper corporate documentation.

It's something we develop in our Tanzania property pack.

Inherited properties must have completed probate proceedings and inheritance certificates from the Primary Court before the heir can legally sell the property.

Has the property title been issued and is it dispute-free?

The property title must be officially issued by the Tanzania Ministry of Lands and registered in the seller's name without any ongoing disputes or claims.

Request to see the original Title Deed or Certificate of Occupancy, not photocopies, and verify its authenticity through the Land Registry office. Genuine titles have specific security features including watermarks and official stamps.

An official registry search will reveal if there are multiple claimants, pending legal cases, or disputed ownership involving the property. Properties with active disputes cannot be legally transferred until resolution.

Check the title for any annotations, caveats, or restrictions that might prevent sale or limit use of the property. Common restrictions include environmental limitations, community access rights, or government reservations.

Ensure the title covers the exact land area and boundaries you intend to purchase, as partial titles or subdivided plots require additional documentation and approvals.

Are there unpaid taxes or land rates on the property?

All property taxes and land rates must be current before any legal transfer can occur in Tanzania.

Tax Type	Payment Office	Required Documentation
Property Tax	Municipal Council	Property Tax Clearance Certificate
Land Rates	Land Rates Department	Land Rates Payment Receipt
Service Levy	Municipal Office	Service Levy Receipt
Capital Gains Tax	Tanzania Revenue Authority	Tax Clearance Certificate
Stamp Duty	Tanzania Revenue Authority	Stamp Duty Payment Receipt

Is the property in a government acquisition zone?

Properties located in designated government acquisition zones face potential compulsory purchase for public projects including roads, airports, or urban development schemes.

Contact the municipal planning department to obtain current zoning certificates and check if the property falls within any announced acquisition areas. Government acquisition notifications are published in the official gazette and local newspapers.

Major infrastructure projects in Dar es Salaam, including the Bus Rapid Transit expansion and new airport developments, have created acquisition zones affecting thousands of properties since 2023.

Properties near proposed government facilities, military installations, or major transportation projects have higher acquisition risk and may face restricted development permissions or reduced market value.

Always request written confirmation from the local authority that the property is not subject to any current or planned acquisition proceedings before completing your purchase.

Have there been land encroachment or boundary disputes?

Land encroachment and boundary disputes are common issues in Tanzania's property market, particularly in urban expansion areas and traditional communities.

Review historical survey records and compare them with current property boundaries to identify any discrepancies or unauthorized occupation of the land. Physical site inspection should confirm that survey markers match official documentation.

Check with neighboring property owners and local community leaders about any known boundary disputes or informal settlements on the property. Many disputes arise from customary land claims not recognized in formal titles.

Request copies of all previous survey reports and boundary demarcation certificates to ensure consistent property boundaries over time. Inconsistent surveys often indicate ongoing disputes or measurement errors.

Engage a licensed surveyor to conduct a fresh boundary survey if any discrepancies are found, as this will be required for legal resolution of boundary disputes before property transfer.

Has the property faced legal conflicts over land use or zoning?

Land use and zoning violations can result in development restrictions, fines, or forced demolition of existing structures on the property.

Obtain a Certificate of Compliance from the local municipal planning office confirming that current land use matches approved zoning designations. Non-conforming uses require special permits or face enforcement action.

Review planning permit history and building approvals to ensure all structures on the property have proper authorization. Unauthorized buildings cannot be expanded and may face demolition orders.

Check if the property has been subject to any zoning changes or planning enforcement actions in the past five years through municipal records and court databases.

Environmental compliance certificates are required for properties near water bodies, forests, or protected areas, and violations can prevent legal transfer or development of the property.

Are there unresolved court cases involving the property?

Active court cases involving the property or current owner can prevent legal transfer and create significant financial liability for new buyers.

Search court records at the District Court, High Court, and Court of Appeal levels for any pending cases involving the property address, title deed number, or current owner's name.

Common legal issues include inheritance disputes, contract breaches, mortgage defaults, and land boundary conflicts that can take several years to resolve through Tanzania's court system.

Request a legal clearance certificate from the seller's attorney confirming no active litigation involving the property, and verify this through independent court record searches.

Properties subject to court injunctions or restraining orders cannot be sold until legal resolution, making due diligence essential before any purchase agreement.

Is the land free from unpaid rent or government obligations?

Land rent is an annual obligation for properties held under government leases, and arrears can result in lease termination and property forfeiture.

Check payment records for land rent at the local Land Office and ensure all payments are current through the property transfer date. Land rent rates vary by location and property type, typically ranging from 2,000 to 50,000 TZS per acre annually.

Government lease properties require compliance with specific development conditions and land use restrictions that may limit future property modifications or commercial activities.

It's something we develop in our Tanzania property pack.

Outstanding land rent creates government liens that take priority over private mortgages and can result in forced sale of the property to recover unpaid amounts.

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.

Is the property subject to mortgage or lien obligations?

Existing mortgages or liens must be properly discharged before clean property transfer can occur.

The Land Registry search will reveal all registered mortgages, liens, and encumbrances against the property title. Banks typically require 30-60 days notice to prepare mortgage discharge documentation.

Verify that the seller has authorization from mortgage holders to sell the property, and confirm arrangements for paying off outstanding debt from sale proceeds through an escrow account.

Check for informal loans or private financing arrangements that may not appear in official records but could create legal claims against the property after transfer.

Ensure all utility connections, service agreements, and maintenance obligations are transferred or properly terminated to avoid inheriting unpaid service debts.

Are there restrictions from local government or community?

Local government and community restrictions can significantly limit property development rights and usage options.

1. Environmental protection zones requiring special permits for any construction or modification 2. Cultural heritage site designations preventing demolition or significant alterations 3. Community access rights for traditional pathways or water sources crossing the property 4. Municipal easements for utilities, drainage, or future public infrastructure development 5. Customary land obligations to local communities despite formal title ownership 6. Building height restrictions in airport approach zones or scenic preservation areas 7. Commercial activity limitations in residential zoning areas

Request copies of all applicable zoning regulations, environmental assessments, and community agreements from the municipal planning office and local community leadership.

These restrictions often affect property value and development potential, making thorough investigation essential before purchase decisions.

Has the property undergone proper survey and demarcation?

Official survey and proper demarcation are mandatory for legal property transfer in Tanzania.

The property must have a survey map prepared by a licensed surveyor and registered with the Ministry of Lands. Survey accuracy is verified through permanent boundary markers placed at property corners and recorded GPS coordinates.

Demarcation certificates confirm that physical boundaries match official survey records and that neighboring property owners acknowledge the established boundaries.

It's something we develop in our Tanzania property pack.

Recent surveys conducted within the past five years using modern GPS technology provide greater accuracy than older surveys based on traditional measurement methods, particularly important for properties near urban development areas.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Ministry of Lands, Housing and Human Settlements Development
2. Tanzania Revenue Authority
3. Tanzania Judiciary
4. President's Office Regional Administration and Local Government
5. National Environment Management Council
6. Tanzania Communications Regulatory Authority
7. Business Registrations and Licensing Agency
8. Tanzania Industrial Research and Development Organization