How much do houses cost now in Tanzania? (2026)

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

How much do houses cost in Tanzania as of 2026?

What's the median and average house price in Tanzania as of 2026?

As of early 2026, the median house price in Tanzania sits around TZS 320 million (approximately $127,000 or €117,000), while the average house price is higher at TZS 520 million (about $206,000 or €190,000).

The typical price range covering roughly 80% of house sales in Tanzania runs from TZS 180 million to TZS 900 million, which translates to $71,000 to $357,000 (or €65,000 to €328,000).

The gap between median and average prices in Tanzania exists because the market is top-heavy, with expensive expat-oriented coastal properties in Dar es Salaam and tourism-driven villas in Zanzibar pulling the average upward.

At the median price of TZS 320 million in Tanzania, a buyer can typically expect a 3-bedroom standalone house in a mainstream Dar es Salaam suburb like Sinza, Kimara, or Mbezi, with basic amenities and road access.

What's the cheapest livable house budget in Tanzania as of 2026?

As of early 2026, the minimum budget for a livable house in Tanzania starts at around TZS 120 million to TZS 150 million (approximately $48,000 to $60,000 or €44,000 to €55,000) in peri-urban areas outside major cities.

At this entry-level price point in Tanzania, "livable" typically means a modest house with access to an unpaved but passable road, basic electricity connection or feasibility, and a water source, though you may need to install tanks or a borehole.

These cheapest livable houses in Tanzania are usually found in outer Dar es Salaam neighborhoods like Mbagala, Temeke, Ukonga, Chanika, and Pugu, or in secondary cities such as Mwanza and Mbeya.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Tanzania here.

How much do 2 and 3-bedroom houses cost in Tanzania as of 2026?

As of early 2026, a 2-bedroom house in Tanzania typically costs between TZS 150 million and TZS 300 million ($60,000 to $120,000 or €55,000 to €110,000), while a 3-bedroom house ranges from TZS 220 million to TZS 450 million ($87,000 to $179,000 or €80,000 to €165,000) in mainstream areas.

For a 2-bedroom house in Tanzania, the realistic price range spans from TZS 150 million in city outskirts to TZS 450 million ($179,000 or €165,000) in better-served Dar es Salaam suburbs with reliable infrastructure.

For a 3-bedroom house in Tanzania, buyers should expect to pay between TZS 220 million in standard suburbs and up to TZS 800 million ($318,000 or €293,000) in higher-demand neighborhoods closer to the coast or central business district.

Moving from a 2-bedroom to a 3-bedroom house in Tanzania typically adds a premium of 40% to 60%, reflecting the strong local demand for family-sized homes with an extra room for guests or household staff.

How much do 4-bedroom houses cost in Tanzania as of 2026?

As of early 2026, a 4-bedroom house in Tanzania typically costs between TZS 450 million and TZS 1.2 billion, which translates to approximately $179,000 to $477,000 (or €165,000 to €439,000).

For a 5-bedroom house in Tanzania, buyers should budget between TZS 700 million and TZS 2 billion ($278,000 to $794,000 or €256,000 to €731,000), with prices clustering higher in prime Dar es Salaam neighborhoods like Masaki and Oysterbay.

A 6-bedroom house in Tanzania, often built in villa or compound style, ranges from TZS 1 billion to TZS 3.5 billion ($397,000 to $1.39 million or €365,000 to €1.28 million), particularly in premium coastal areas.

Please note that we give much more detailed data in our pack about the property market in Tanzania.

How much do new-build houses cost in Tanzania as of 2026?

As of early 2026, a new-build house in Tanzania typically costs between TZS 350 million and TZS 900 million ($139,000 to $357,000 or €128,000 to €328,000) for mid-market properties, and TZS 900 million to TZS 3 billion ($357,000 to $1.19 million or €328,000 to €1.1 million) in prime Dar es Salaam or Zanzibar tourism areas.

New-build houses in Tanzania carry a premium of 15% to 35% over comparable older resale houses because buyers pay extra for reliable utility setups, modern layouts, secure parking, and fewer surprises with title or permits.

How much do houses with land cost in Tanzania as of 2026?

As of early 2026, a house with a meaningfully larger plot in Tanzania typically costs 20% to 60% more than a similar house on a standard small plot, with prices in prime coastal areas like Masaki or Msasani often exceeding TZS 1.5 billion ($596,000 or €549,000).

In Tanzania, a "house with land" usually means a plot of 800 square meters or more, compared to the typical 400 to 600 square meter plots common in mainstream suburban developments.

Where are houses cheapest and most expensive in Tanzania as of 2026?

Which neighborhoods have the lowest house prices in Tanzania as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in Tanzania include Mbagala, Temeke, Ukonga, Chanika, and Pugu in Dar es Salaam, as well as residential areas in secondary cities like Mwanza and Mbeya.

In these cheapest Tanzania neighborhoods, house prices typically range from TZS 120 million to TZS 250 million ($48,000 to $99,000 or €44,000 to €91,000) for a basic 2 to 3-bedroom home.

These neighborhoods have the lowest house prices in Tanzania primarily because of longer commute times to the central business district, uneven road drainage during rainy seasons, and higher diligence requirements on plot titles and boundaries.

Which neighborhoods have the highest house prices in Tanzania as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Tanzania are Masaki, Oysterbay, and Msasani in Dar es Salaam, followed by premium beachfront areas in Zanzibar like Nungwi and Kendwa.

In these most expensive Tanzania neighborhoods, house prices typically range from TZS 1 billion to TZS 3.5 billion ($397,000 to $1.39 million or €365,000 to €1.28 million) for standalone homes and villas.

These neighborhoods command the highest house prices in Tanzania because they offer ocean proximity, established security infrastructure, reliable utilities, and easy access to international schools and diplomatic compounds.

The typical buyer in these premium Tanzania neighborhoods is either an expatriate on a corporate housing allowance, a successful local business owner, or an international investor seeking rental income from the diplomatic and NGO community.

How much do houses cost near the city center in Tanzania as of 2026?

As of early 2026, a house near the city center of Dar es Salaam, specifically in areas like Upanga and around the central business district, typically costs between TZS 600 million and TZS 2.5 billion ($238,000 to $993,000 or €219,000 to €914,000).

Houses near major transit hubs in Tanzania, particularly along arterial roads in Dar es Salaam, carry a premium of about 5% to 15% over similar properties deeper in the neighborhood because of reduced daily commute times.

Houses near top-rated international schools in Tanzania, such as the International School of Tanganyika (IST) and Braeburn Dar es Salaam, typically fall within the TZS 800 million to TZS 2 billion range ($318,000 to $794,000 or €293,000 to €731,000) since these schools are located in already-desirable areas.

In expat-popular areas of Tanzania like Masaki, Oysterbay, Msasani, and Upanga, houses typically start at TZS 1 billion ($397,000 or €365,000) and can exceed TZS 3 billion ($1.19 million or €1.1 million) for larger properties.

We actually have an updated expat guide for Tanzania here.

How much do houses cost in the suburbs in Tanzania as of 2026?

As of early 2026, a house in the suburbs of Dar es Salaam, Tanzania typically costs between TZS 220 million and TZS 650 million ($87,000 to $258,000 or €80,000 to €237,000) for a standard 3 to 4-bedroom family home.

Suburban houses in Tanzania are generally 40% to 60% cheaper than comparable city-center or prime coastal properties, meaning a buyer can save TZS 300 million to TZS 500 million ($119,000 to $199,000 or €110,000 to €183,000) by choosing a suburban location.

The most popular suburbs for house buyers in Tanzania include Mbezi, Tegeta, Kimara, Sinza, Kigamboni, and Kawe, which offer a balance of affordability, growing infrastructure, and reasonable access to the city center.

What areas in Tanzania are improving and still affordable as of 2026?

As of early 2026, the top improving yet still affordable areas for house buyers in Tanzania include Kigamboni, the Tegeta-Bunju corridor, and select pockets of Mbezi and Kimara in Dar es Salaam.

In these improving Tanzania areas, house prices currently range from TZS 200 million to TZS 450 million ($79,000 to $179,000 or €73,000 to €165,000), offering significant value compared to established prime neighborhoods.

The main sign of improvement driving buyer interest in these Tanzania areas is the ongoing road and drainage upgrades, new gated residential developments, and improved electricity reliability that make daily life noticeably easier.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Tanzania.

What extra costs should I budget for a house in Tanzania right now?

What are typical buyer closing costs for houses in Tanzania right now?

Buyer closing costs for houses in Tanzania typically total 3% to 8% of the purchase price, depending on deal complexity and whether financing is involved.

The main closing cost categories in Tanzania include legal and conveyancing fees (1% to 2% of purchase price), stamp duty and document duties, property searches and valuation fees, and clearance of any land rent or property rate arrears.

The single largest closing cost for house buyers in Tanzania is usually the legal and conveyancing fees, which cover title verification, contract drafting, and transfer registration with the relevant authorities.

We cover all these costs and what are the strategies to minimize them in our property pack about Tanzania.

How much are property taxes on houses in Tanzania right now?

Annual property taxes on houses in Tanzania, known as local government property rates, typically range from TZS 50,000 to TZS 400,000 per year ($20 to $159 or €18 to €146) for ordinary owner-occupied homes, with higher amounts for prime locations or formally valued properties.

Property tax in Tanzania is calculated by local councils based on whether the property has been formally valued, with unvalued properties often paying a flat rate and valued properties paying a percentage of assessed value that varies by municipality.

If you want to go into more details, we also have a page with all the property taxes and fees in Tanzania.

How much is home insurance for a house in Tanzania right now?

Annual home insurance for a house in Tanzania typically costs between 0.15% and 0.40% of the insured rebuild value, which works out to roughly TZS 600,000 to TZS 1.6 million ($238 to $635 or €219 to €585) per year for a house with a TZS 400 million rebuild value.

The main factors affecting home insurance premiums for houses in Tanzania include the rebuild cost (materials and labor), the property's location and security features, the level of coverage selected (basic fire and perils versus comprehensive), and whether the property includes high-risk features like swimming pools.

What are typical utility costs for a house in Tanzania right now?

Total monthly utility costs for a house in Tanzania typically range from TZS 100,000 to TZS 470,000 ($40 to $187 or €37 to €172), depending on consumption levels and whether you rely on mains services or backup systems like generators.

The breakdown of main utility costs for houses in Tanzania includes electricity at TZS 80,000 to TZS 350,000 per month ($32 to $139 or €29 to €128) depending on air conditioning use, water at TZS 20,000 to TZS 120,000 per month ($8 to $48 or €7 to €44), plus potential generator fuel costs if you experience frequent outages.

What are common hidden costs when buying a house in Tanzania right now?

Common hidden costs when buying a house in Tanzania can add TZS 2 million to TZS 10 million ($795 to $3,970 or €732 to €3,653) beyond the purchase price, including title verification issues, arrears clearance, infrastructure upgrades, and security installations.

Inspection fees for houses in Tanzania typically run from TZS 300,000 to TZS 1.5 million ($119 to $596 or €110 to €549) for a basic property check, with additional specialist inspections for roofing, electrical, damp, or septic systems adding TZS 200,000 to TZS 1 million ($79 to $397 or €73 to €365) each.

Other common hidden costs beyond inspections when buying a house in Tanzania include installing water storage tanks and pumps, upgrading electrical wiring and adding inverters or batteries, building or improving perimeter walls, and hiring security guards or installing CCTV systems.

The hidden cost that tends to surprise first-time house buyers in Tanzania the most is discovering unpaid land rent or local property rate arrears that must be cleared before the title can transfer, sometimes dating back several years.

You will find here the list of classic mistakes people make when buying a property in Tanzania.

What do locals and expats say about the market in Tanzania as of 2026?

Do people think houses are overpriced in Tanzania as of 2026?

As of early 2026, sentiment in Tanzania is split: many locals and expats feel that houses in prime Dar es Salaam coastal neighborhoods and Zanzibar tourism zones are priced at international levels that seem disconnected from local incomes, while mainstream suburban properties feel more negotiable and fairly valued.

Houses in Tanzania typically stay on the market for 1 to 4 months in prime, correctly-priced locations, 3 to 9 months in typical suburban areas, and 9 to 18 months when overpriced or complicated by title issues.

The main reason locals and expats give for feeling house prices are high in Tanzania's prime areas is that sellers often price in US dollars and benchmark against international markets, while the shallow mortgage market means most local buyers cannot compete at those levels.

Compared to one or two years ago, sentiment on house prices in Tanzania has shifted slightly more cautious in mainstream suburbs due to higher interest rates, but prime coastal areas remain firm because internationally-linked demand continues to absorb available inventory.

You'll find our latest property market analysis about Tanzania here.

Are prices still rising or cooling in Tanzania as of 2026?

As of early 2026, house prices in Tanzania are rising in prime pockets like Masaki, Oysterbay, and parts of Zanzibar, while remaining relatively flat in mainstream suburban areas where affordability constraints limit buyer activity.

The estimated year-over-year house price change in Tanzania is around 5% to 10% nominal growth in prime segments, though when adjusted for inflation reported by the National Bureau of Statistics, real growth is more modest at 2% to 5%.

Experts and locals expect house prices in Tanzania over the next 6 to 12 months to continue this two-speed pattern, with prime coastal properties holding firm or rising slightly due to continued expatriate and investor demand, while suburban prices stay negotiable as mortgage rates remain elevated.

Finally, please note that we have covered property price trends and forecasts for Tanzania here.

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.