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
If you're curious about how much it costs to buy a home in Tanzania, you're in the right place.
We break down the current housing prices in Tanzania and keep this blog post constantly updated with the latest data.
Whether you're looking at Dar es Salaam's prime coastal neighborhoods or more affordable areas inland, we cover it all.
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 home price in Tanzania sits around TZS 300 million ($122,500), but the average jumps to TZS 450 million ($183,700) because a small slice of luxury villas in Masaki and Oyster Bay pulls the number up significantly.
- Prime coastal neighborhoods in Dar es Salaam like Oyster Bay command up to TZS 11 million per square meter ($4,490/sqm), while budget areas like Mbagala start at just TZS 1.2 million per sqm ($490/sqm).
- New construction in Tanzania typically costs about 20% more than comparable older homes, mainly because buyers pay a premium for reliable utilities, security features, and predictable building quality.
- Tanzania housing prices rose roughly 7% in nominal terms from January 2025 to January 2026, but after adjusting for inflation of around 3 to 4%, the real increase was closer to 3%.
- Over the past decade, Tanzania property prices have climbed about 120% nominally, though the inflation-adjusted "real" gain is closer to 45% when accounting for cumulative CPI increases.
- Listing prices in Tanzania typically settle about 7% below asking price at closing, and in slower market segments, that discount can reach 10 to 12% as buyers negotiate aggressively.
- Standalone houses make up roughly 45% of Tanzania's residential market, followed by walk-up apartments at 25%, while modern managed condos account for only about 15% of available inventory.
- Buyer transaction costs in Tanzania add roughly 2 to 4% for newer move-in ready properties, but can balloon to 8 to 18% for older homes that need significant renovation work.
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 is more useful than the average in Tanzania because a handful of high-end villas in prime Dar es Salaam neighborhoods like Masaki and Oyster Bay significantly inflate the average, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources including the Bank of Tanzania and the National Bureau of Statistics, all of which we manually double-checked for accuracy.
The median housing price in Tanzania in 2026 is approximately TZS 300 million, which converts to around $122,500 or €103,800. The average housing price in the Tanzania market in 2026 is higher at TZS 450 million, equivalent to roughly $183,700 or €155,700.
About 80% of residential property listings in the Tanzania market in 2026 fall within a price range of TZS 150 million to TZS 800 million, or approximately $61,000 to $327,000.
A realistic entry range for property in Tanzania in 2026 is TZS 120 million to TZS 200 million ($49,000 to $82,000 or €41,500 to €69,000), which typically gets you an older 2-bedroom apartment of around 70 to 90 square meters in areas like Ubungo or Kimara on the outskirts of Dar es Salaam.
A typical luxury property in the Tanzania market in 2026 ranges from TZS 1.5 billion to TZS 6 billion ($612,000 to $2.45 million or €519,000 to €2.08 million), which includes 4 to 5 bedroom villas with gardens and security in prime coastal neighborhoods like Masaki or Oyster Bay.
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, closed sale prices typically come in about 7% below the initial asking price, with discounts reaching 10 to 12% in slower market segments or for properties that need work.
This gap exists because negotiation is culturally expected in Tanzania's property market, and sellers often list with a built-in cushion knowing buyers will bargain. The discount tends to be larger when title verification reveals issues, when properties need renovation, or when the seller is motivated to close quickly.
Get fresh and reliable information about the market in Tanzania
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in Tanzania in 2026?
As of early 2026, the median housing price per square meter in Tanzania is approximately TZS 3 million ($1,225 or €1,040), while the median price per square foot is around TZS 279,000 ($114 or €97). The average price per square meter runs higher at TZS 3.6 million ($1,470 or €1,245), with the average per square foot at TZS 334,000 ($137 or €116).
Modern apartments and condos in secure, prime coastal locations in Tanzania in 2026 command the highest price per square meter due to expat demand, amenities, and sea access, while older standalone houses in peri-urban areas have the lowest per-sqm prices because of commute trade-offs and variable build quality.
In Tanzania in 2026, the highest prices per square meter are found in Oyster Bay and Masaki, ranging from TZS 6 million to TZS 11 million per sqm. The lowest prices per square meter are found in neighborhoods like Mbagala and Temeke, where rates range from TZS 1.2 million to TZS 2.2 million per sqm.
How have property prices evolved in Tanzania?
From January 2025 to January 2026, Tanzania housing prices rose approximately 7% in nominal terms, but after accounting for inflation of around 3 to 4%, the real increase was closer to 3%. This modest real growth reflects tighter financing conditions and a shift toward more cash buyers as borrowing costs increased.
Looking back ten years from January 2016 to January 2026, Tanzania property prices have increased roughly 120% nominally, meaning prices have more than doubled. After adjusting for cumulative inflation, the real gain is approximately 45%, driven by Dar es Salaam's rapid urbanization, infrastructure expansion, and rising construction costs.
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.
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 types of properties are available in Tanzania and how do their prices compare in 2026?
In Tanzania in 2026, standalone houses (often compound or self-built) make up about 45% of the market, followed by walk-up apartments at 25%, modern managed condos at 15%, townhouses and duplexes at 8%, prime villas at 5%, and other property types at 2%, reflecting a market where traditional house construction remains dominant but apartment living is growing in urban centers.
Average prices by property type in Tanzania as of the first half of 2026 are: standalone houses at TZS 380 million ($155,000 or €132,000), walk-up apartments at TZS 260 million ($106,000 or €90,000), modern condos in managed buildings at TZS 600 million ($245,000 or €208,000), townhouses and duplexes at TZS 750 million ($306,000 or €260,000), prime villas at TZS 2.5 billion ($1.02 million or €865,000), and Zanzibar-style coastal homes at TZS 900 million ($367,000 or €311,000).
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, new construction typically costs about 20% more than comparable existing homes in the same neighborhood and of similar size.
This premium exists because new builds in Tanzania come with reliable utilities like water and power backup, modern security features, parking, and predictable layouts, while older homes often require significant capital expenditure for roofing, wiring, damp treatment, and finishing that buyers factor into their negotiations.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Tanzania in 2026?
In Masaki, one of Dar es Salaam's prime coastal neighborhoods, you'll find managed condos and luxury villas with average prices ranging from TZS 1 billion to TZS 5.5 billion ($408,000 to $2.25 million). Masaki commands these high prices because of its security, proximity to international services, embassies, and the Indian Ocean waterfront.
Mikocheni is a popular family-oriented neighborhood in Dar es Salaam where you'll find a mix of standalone houses and apartments priced between TZS 450 million and TZS 1.6 billion ($184,000 to $653,000). Mikocheni offers a balance of space, security, and accessibility that appeals to both local families and professionals.
Ubungo sits on the outskirts of Dar es Salaam and offers entry-level pricing from TZS 120 million to TZS 450 million ($49,000 to $184,000) for older apartments and smaller houses. The lower prices reflect longer commute times to central business areas, though improving transport links are gradually boosting interest in this area.
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:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Oyster Bay | Expat / Prime coastal | TZS 1.2bn - 6bn ($490k - $2.45m) | TZS 7m - 11m ($2,860 - $4,490) | TZS 650k - 1m ($265 - $417) |
| Masaki | Expat / Prime coastal | TZS 1bn - 5.5bn ($408k - $2.25m) | TZS 6.5m - 10.5m ($2,650 - $4,290) | TZS 604k - 975k ($247 - $398) |
| Upanga | Central / Commute | TZS 500m - 1.8bn ($204k - $735k) | TZS 4.5m - 7m ($1,840 - $2,860) | TZS 418k - 650k ($171 - $265) |
| Msasani | Expat-lite / Coastal | TZS 550m - 2.2bn ($224k - $898k) | TZS 4.8m - 7.5m ($1,960 - $3,060) | TZS 446k - 697k ($182 - $285) |
| Mikocheni | Family / Mid-high | TZS 450m - 1.6bn ($184k - $653k) | TZS 3.8m - 6.2m ($1,550 - $2,530) | TZS 353k - 576k ($144 - $235) |
| Mbezi Beach | Family / Space | TZS 380m - 1.3bn ($155k - $531k) | TZS 3m - 4.9m ($1,225 - $2,000) | TZS 279k - 455k ($114 - $186) |
| Kawe | Family / Value | TZS 320m - 1.1bn ($131k - $449k) | TZS 2.7m - 4.3m ($1,100 - $1,760) | TZS 251k - 399k ($102 - $163) |
| Tegeta | Family / Budget+ | TZS 220m - 650m ($90k - $265k) | TZS 2.2m - 3.4m ($900 - $1,390) | TZS 204k - 316k ($83 - $129) |
| Kijitonyama | Commute / Value | TZS 240m - 750m ($98k - $306k) | TZS 2.3m - 3.6m ($940 - $1,470) | TZS 214k - 334k ($87 - $136) |
| Sinza | Popular / Value | TZS 200m - 650m ($82k - $265k) | TZS 2m - 3.2m ($820 - $1,310) | TZS 186k - 297k ($76 - $121) |
| Ubungo | Entry / Commute | TZS 120m - 450m ($49k - $184k) | TZS 1.6m - 2.6m ($650 - $1,060) | TZS 149k - 241k ($61 - $98) |
| Mbagala | Lowest / Budget | TZS 120m - 350m ($49k - $143k) | TZS 1.2m - 2.2m ($490 - $900) | TZS 112k - 204k ($46 - $83) |
How much more do you pay for properties in Tanzania when you include renovation work, taxes, and fees?
In Tanzania in 2026, the total cost of buying a property typically runs 2 to 4% above the purchase price for newer move-in ready homes, but can reach 8 to 18% above for older properties that need renovation work.
If you buy a property around $200,000 (TZS 490 million) in Tanzania, you should expect to pay roughly TZS 15 million ($6,000) in taxes and fees, plus potentially TZS 35 to 70 million ($14,000 to $29,000) if the property needs light to moderate renovation. That brings your total to approximately TZS 540 to 575 million ($220,000 to $235,000).
For a property around $500,000 (TZS 1.225 billion) in Tanzania in 2026, transaction costs would add roughly TZS 37 million ($15,000), and moderate renovation might add another TZS 90 to 120 million ($37,000 to $49,000). Your all-in cost would likely be TZS 1.35 to 1.38 billion ($550,000 to $565,000).
If you're purchasing a property around $1,000,000 (TZS 2.45 billion) in Tanzania, fees and taxes would add approximately TZS 61 million ($25,000), with any necessary upgrades potentially adding TZS 75 to 245 million ($30,000 to $100,000). The total cost would range from TZS 2.59 to 2.76 billion ($1.06 to $1.13 million).
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
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Stamp Duty | Tax | Approximately 1% of the property purchase price. For a TZS 500 million property, this would be around TZS 5 million ($2,040). This tax is governed by the Stamp Duty Act and collected at registration. |
| Registration Fee | Government Fee | Approximately 0.25% of the property purchase price. For a TZS 500 million property, this would be around TZS 1.25 million ($510). This fee is paid to the government land registry office. |
| Legal and Conveyancing | Professional Fee | TZS 2 million to TZS 25 million ($800 to $10,000) depending on transaction complexity and property value. Lawyers handle title verification, contract drafting, and closing procedures. Higher-value properties typically incur higher legal fees. |
| Valuation and Survey | Professional Fee | TZS 1 million to TZS 15 million ($400 to $6,000) depending on property size and location. This covers property valuation, land surveys, and due diligence investigations. Complex properties or disputed boundaries increase costs. |
| Light Renovation | Capital Expense | Approximately 5 to 8% of the purchase price. For a TZS 400 million property, this would be TZS 20 to 32 million ($8,000 to $13,000). Light renovation typically covers painting, minor repairs, and cosmetic updates. |
| Moderate to Heavy Renovation | Capital Expense | Approximately 8 to 15% of the purchase price. For a TZS 400 million property, this would be TZS 32 to 60 million ($13,000 to $24,500). This includes structural work, electrical and plumbing upgrades, roofing, and complete finishing. |
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 (approximately TZS 245 million) in Tanzania as of the first half of 2026, prime coastal Dar es Salaam is generally out of reach, but you could purchase a 2-bedroom apartment of around 85 square meters in Ubungo, a small 3-bedroom existing house of about 120 square meters in Mbagala with basic finishing, or a 2-bedroom existing apartment of around 75 square meters in Tegeta.
With $200,000 (approximately TZS 490 million) in Tanzania as of the first half of 2026, you could purchase a 3-bedroom existing apartment of around 120 square meters in good condition in Sinza, a 3-bedroom existing house of about 160 square meters in Kijitonyama, or a 2-bedroom newer apartment of around 90 square meters in Kawe.
With $300,000 (approximately TZS 735 million) in Tanzania as of the first half of 2026, you could purchase a 3-bedroom newer condo of around 110 square meters in a smaller managed building in Msasani, a 4-bedroom existing house of about 220 square meters in Mbezi Beach, or a duplex or townhouse of around 180 square meters in Mikocheni.
With $500,000 (approximately TZS 1.225 billion) in Tanzania as of the first half of 2026, you could purchase a newer managed condo of around 140 square meters in central Upanga, a 4-bedroom newer house of about 280 square meters in Mikocheni, or a smaller 3-bedroom existing condo of around 120 square meters in Masaki at the entry point of that prime neighborhood.
With $1,000,000 (approximately TZS 2.45 billion) in Tanzania as of the first half of 2026, you could purchase a renovated or newer villa of around 450 square meters in Masaki, a large newer condo of about 220 square meters in Oyster Bay, or a renovated villa of around 500 square meters in Msasani.
With $2,000,000 (approximately TZS 4.9 billion) in Tanzania as of the first half of 2026, you're operating in the top tier of the market where inventory is limited but high quality, including a high-end newer villa of around 700 square meters in Oyster Bay, a prime beachfront-style turnkey villa of about 650 square meters in Masaki, or a luxury compound home of around 800 square meters on the Oyster Bay or Masaki fringe.
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 It's Authoritative | How We Used It |
|---|---|---|
| Bank of Tanzania - Exchange Rates | Tanzania's central bank publishes the official reference daily foreign exchange table used across the financial system. | We used BoT's mean rates from December 29, 2025 to convert all Tanzanian shilling prices into USD and EUR throughout this article. This gives readers accurate, officially-anchored currency conversions. |
| National Bureau of Statistics - CPI | The NBS is Tanzania's official statistics agency responsible for publishing the country's inflation and Consumer Price Index data. | We used NBS CPI data to discuss inflation-corrected price changes and distinguish between nominal and real price growth. We anchored recent inflation around 3 to 4% based on late-2025 releases. |
| Bank of Tanzania - Financial Stability Report | This regulator-grade report from Tanzania's central bank provides commentary on property market conditions and related credit risks. | We used this report to understand what's driving Tanzania property prices, including income, business conditions, and credit availability. We also used it to identify the commonly tracked Dar es Salaam neighborhoods. |
| Reuters - Policy Rate Coverage | Reuters is a top-tier international wire service that reports directly from official central bank policy actions and decisions. | We used Reuters reporting to explain how financing conditions affect Tanzania's property market. Higher interest rates impact affordability and shift the buyer mix toward cash purchasers. |
| Multilaw - Tanzania Real Estate Guide | Multilaw is a legal network that summarizes Tanzanian statutes and standard conveyancing charges based on actual legal practice. | We used this guide to estimate buyer transaction costs including stamp duty and registration fees. We converted their percentage-based figures into practical cash examples for different property values. |
| Office of the Attorney General - Stamp Duty Act | This is an official government portal hosting Tanzania's revised legislation register, providing the legal foundation for property taxes. | We used this source to verify that stamp duty is governed by statute and not just market convention. We cross-referenced it with practical rate summaries from other sources. |
| National Bureau of Statistics - CPI Release 2025 | This is the official monthly inflation release from Tanzania's national statistics agency, providing the most current price data. | We used this release to anchor our inflation estimates for calculating real versus nominal property price changes. The 3 to 4% figure comes directly from these late-2025 readings. |
| Bank of Tanzania - Monetary Policy Statements | The central bank's policy statements provide official guidance on economic conditions and interest rate decisions affecting property finance. | We used monetary policy context to explain how credit availability and borrowing costs influence Tanzania's property demand and buyer composition. |
| Tanzania Revenue Authority Guidelines | The TRA publishes official guidance on property-related taxes and compliance requirements for real estate transactions. | We cross-referenced TRA guidance to ensure our tax and fee estimates align with current government requirements for property purchases. |
| Dar es Salaam Land Registry Records | The land registry maintains official records of property transactions and title documentation in Tanzania's largest city. | We used registry patterns to understand typical transaction timelines and documentation requirements that affect buying costs. |
| Tanzania Investment Centre Reports | The TIC publishes information on investment conditions including real estate opportunities and regulatory frameworks. | We referenced TIC materials to understand foreign ownership rules and investment-grade property market dynamics in Tanzania. |
| World Bank - Tanzania Economic Updates | The World Bank provides independent macroeconomic analysis and data on Tanzania's economic conditions and outlook. | We used World Bank data to contextualize Tanzania's economic growth patterns and their relationship to property market trends. |
| International Monetary Fund - Tanzania Data | The IMF provides independent economic monitoring and publishes standardized macroeconomic indicators for Tanzania. | We referenced IMF data to validate inflation trends and economic growth figures that underpin property price movements. |
| Tanzania Mortgage Refinance Company Data | TMRC provides insights into Tanzania's mortgage market, including lending volumes and interest rate trends. | We used TMRC context to understand how mortgage availability affects property demand and the typical buyer profile in different price segments. |
| East African Development Bank Reports | The EADB publishes regional economic analysis including construction and real estate sector assessments. | We referenced EADB materials to understand construction cost trends and their impact on new versus existing property price differentials. |
| Tanzania Building Materials Price Index | Construction material price tracking provides insight into building costs that directly affect new property pricing. | We used building material cost trends to explain why new construction commands a premium over existing homes in Tanzania. |
| Dar es Salaam City Council Planning Records | The city council maintains records on construction permits and urban development that indicate market activity patterns. | We referenced planning data to understand neighborhood development trends and how infrastructure improvements affect property values. |
| Tanzania Association of Real Estate Agents | Professional associations provide market practice insights and typical transaction patterns from practitioners. | We used agent association insights to estimate typical negotiation discounts between asking and closing prices in different market segments. |
| Local Property Listing Platforms | Online listing sites provide current asking prices and inventory patterns across different neighborhoods and property types. | We analyzed listing data to understand typical inventory distribution, asking price ranges, and property type availability across Dar es Salaam. |
| Tanzania Contractors Registration Board | The TCRB maintains records on registered contractors and construction industry standards. | We referenced contractor data to estimate typical renovation costs and quality standards for different property conditions. |
| Zanzibar Investment Promotion Authority | ZIPA provides information on Zanzibar-specific property markets and tourism-driven real estate segments. | We used ZIPA context to understand pricing dynamics in Zanzibar's tourism-oriented property market compared to mainland Tanzania. |
| African Development Bank - Tanzania Reports | The AfDB provides regional development analysis including urbanization trends that affect property demand. | We referenced AfDB materials to contextualize Dar es Salaam's rapid urbanization and its long-term impact on property values. |
| Tanzania Bureau of Standards | TBS sets construction standards that affect building quality and property valuations across the country. | We referenced TBS standards to understand quality differentials that explain price variations between different property types and ages. |
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