Authored by the expert who managed and guided the team behind the Tanzania Property Pack
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If you're looking to rent or invest in Tanzania, understanding rent prices in Dar es Salaam and other Tanzanian cities is essential.
This guide covers current rental costs in Tanzania for 2026, from studios to family apartments, plus what landlords and tenants actually pay each month.
We update this article regularly to reflect the latest Tanzania rental market data and trends.
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
- Studios in Dar es Salaam rent for around TZS 550,000 per month (about USD 225), but you can find units 20 to 40% cheaper in regional cities outside Tanzania's commercial capital.
- Prime neighborhoods like Masaki and Oysterbay in Dar es Salaam can push rents to TZS 35,000 to 55,000 per square meter monthly, nearly double what mid-market areas charge.
- Small rental units in Tanzania often find tenants within 1 to 2 days when priced right, while larger 4-bedroom houses can take 3 to 4 weeks to lease.
- The expat-dominated high-end rental segment in Dar es Salaam carries vacancy rates of 10 to 15%, while basic rooms stay nearly fully occupied at just 0 to 3% vacancy.
- Rent growth in Tanzania for 2026 is expected to stay between 3% and 7%, with affordable mid-market units seeing firmer demand than luxury expat-style properties.
- Landlords in Tanzania who receive rent from residents face a 10% withholding tax, but this jumps to 20% if the tenant is a non-resident.
- Water tanks, backup generators, and air conditioning are the top amenities that boost rental value in Dar es Salaam because of the city's infrastructure challenges.
- January through February and August through September are peak rental seasons in Tanzania, driven by job relocations and school or university cycles.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
What are typical rents in Tanzania as of 2026?
What's the average monthly rent for a studio in Tanzania as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Dar es Salaam, Tanzania is around TZS 550,000, which works out to approximately USD 225 or EUR 210.
Most studio rentals in Tanzania fall within a range of TZS 350,000 to TZS 900,000 per month (about USD 145 to USD 370, or EUR 135 to EUR 345), depending on the specific area and condition of the unit.
The main factors that cause studio rents to vary in Tanzania include location within Dar es Salaam, proximity to transport hubs, building quality, and whether the unit comes with reliable water and electricity supply.
What's the average monthly rent for a 1-bedroom in Tanzania as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Dar es Salaam, Tanzania is approximately TZS 1,050,000, which equals about USD 430 or EUR 400.
One-bedroom apartments in Tanzania typically range from TZS 620,000 in outer neighborhoods to TZS 1,530,000 in city-center locations (roughly USD 255 to USD 625, or EUR 235 to EUR 585).
Neighborhoods like Kinondoni, Sinza, and Ubungo tend to have the most affordable 1-bedroom rents in Dar es Salaam, while prime areas such as Masaki and Oysterbay command the highest prices for this apartment size.
What's the average monthly rent for a 2-bedroom in Tanzania as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Dar es Salaam, Tanzania is around TZS 1,850,000, equivalent to approximately USD 755 or EUR 705.
Two-bedroom rentals in Tanzania generally fall between TZS 1,200,000 and TZS 3,000,000 per month (about USD 490 to USD 1,225, or EUR 460 to EUR 1,145), with furnished units in prime areas pushing toward the higher end.
Affordable 2-bedroom options can be found in neighborhoods like Kijitonyama and Sinza, while the most expensive 2-bedroom apartments are concentrated in the Msasani Peninsula area, including Masaki and Oysterbay.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Tanzania.
What's the average rent per square meter in Tanzania as of 2026?
As of early 2026, the average rent per square meter in Dar es Salaam, Tanzania ranges from TZS 18,000 to TZS 30,000 for mid-market apartments, which translates to about USD 7 to USD 12 (or EUR 7 to EUR 11) per square meter monthly.
Across different neighborhoods in Tanzania, rent per square meter can vary from TZS 18,000 in standard residential areas up to TZS 55,000 in prime coastal and expat-heavy locations like Masaki (roughly USD 7 to USD 22, or EUR 7 to EUR 21 per square meter).
Compared to other major East African cities, Dar es Salaam's rent per square meter sits in the mid-range, typically lower than Nairobi's upscale districts but higher than many secondary Tanzanian cities like Mwanza or Mbeya.
Properties that push rent per square meter above average in Tanzania usually feature sea views, reliable backup power, consistent water supply, modern security systems, and proximity to international schools or embassies.
How much have rents changed year-over-year in Tanzania in 2026?
As of early 2026, rents in Tanzania have increased by an estimated 3% to 6% compared to January 2025, reflecting moderate but steady growth in the residential rental market.
The main factors driving rent changes in Tanzania this year include overall inflation trends, continued urbanization pressure on Dar es Salaam, and persistent demand for mid-market housing among young professionals and families.
This year's rent increase in Tanzania is consistent with the previous year's pattern, as the CAHF research documented historical rent growth averaging around 5% annually, and current market evidence shows no major deviation from that trend.
What's the outlook for rent growth in Tanzania in 2026?
As of early 2026, rent growth in Tanzania is projected to stay in the low-to-mid single digits, with estimates ranging from 3% to 7% over the coming year.
Key factors likely to influence Tanzania rent growth include continued migration to Dar es Salaam, inflation levels, foreign investment in commercial sectors, and the pace of new housing construction in popular neighborhoods.
Neighborhoods in Tanzania expected to see the strongest rent growth include well-located mid-market areas like Mikocheni and Kinondoni, where demand from young professionals consistently outpaces available supply.
Risks that could cause Tanzania rent growth to differ from projections include an economic slowdown affecting tenant incomes, oversupply in the high-end expat segment, or significant changes to utility costs that reduce overall housing affordability.
We have made this infographic to give you a quick and clear snapshot of the property market in Tanzania. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Tanzania as of 2026?
Which neighborhoods have the highest rents in Tanzania as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Dar es Salaam, Tanzania are Masaki, Oysterbay, and Msasani, where 2-bedroom apartments typically start around TZS 3,000,000 per month (about USD 1,225 or EUR 1,145) and can go significantly higher for premium properties.
These neighborhoods command premium rents in Tanzania because they offer sea views, proximity to embassies and international schools, higher security standards, and better infrastructure including more reliable water and electricity supply.
The typical tenant profile in these high-rent Tanzania neighborhoods includes expatriates working for international organizations, diplomats, senior executives at multinational companies, and wealthy Tanzanian professionals seeking top-tier living conditions.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tanzania.
Where do young professionals prefer to rent in Tanzania right now?
The three neighborhoods where young professionals in Tanzania most prefer to rent are Mikocheni, Kinondoni, and Sinza, all located in Dar es Salaam with good access to workplaces and social amenities.
Young professionals in these Tanzania neighborhoods typically pay between TZS 800,000 and TZS 1,500,000 per month for a 1 to 2-bedroom apartment (roughly USD 325 to USD 610, or EUR 305 to EUR 575).
These areas attract young professionals in Tanzania because they offer a balance of reasonable commute times, access to restaurants and nightlife, abundant 1 and 2-bedroom apartment supply, and rental prices that fit professional salaries without breaking the budget.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Tanzania.
Where do families prefer to rent in Tanzania right now?
The three neighborhoods where families in Tanzania most prefer to rent are Mikocheni, Regent Estate, and Mbezi Beach, all offering more space, security, and access to schools in the Dar es Salaam area.
Families renting 2 to 3-bedroom apartments in these Tanzania neighborhoods typically pay between TZS 1,800,000 and TZS 4,000,000 per month (approximately USD 735 to USD 1,630, or EUR 690 to EUR 1,530).
These neighborhoods attract families in Tanzania because they offer larger compounds with parking, security guards, water storage tanks, and quieter residential streets suitable for children.
Top-rated schools near these family-friendly Tanzania neighborhoods include the International School of Tanganyika, Haven of Peace Academy, and Feza Schools, all within reasonable driving distance from Mikocheni and the surrounding areas.
Which areas near transit or universities rent faster in Tanzania in 2026?
As of early 2026, the three areas in Tanzania that rent fastest due to transit or university proximity are the University of Dar es Salaam (Mlimani) area, Ubungo near the major transport hub, and Upanga near Muhimbili health and education facilities.
Properties in these high-demand Tanzania areas often find tenants within 1 to 3 days for smaller units, compared to the citywide average of about a week for similar apartment types.
The typical rent premium for properties within walking distance of transit hubs or universities in Tanzania is around TZS 100,000 to TZS 200,000 per month above comparable units farther away (roughly USD 40 to USD 80, or EUR 38 to EUR 75 extra).
Which neighborhoods are most popular with expats in Tanzania right now?
The three neighborhoods most popular with expats in Tanzania are Masaki, Oysterbay, and Msasani, all located on or near the Msasani Peninsula in Dar es Salaam with easy access to embassies, international schools, and upscale amenities.
Expats renting in these Tanzania neighborhoods typically pay between TZS 2,500,000 and TZS 6,000,000 per month for furnished apartments (approximately USD 1,020 to USD 2,450, or EUR 955 to EUR 2,295).
These areas attract expats in Tanzania because they offer security-gated compounds, reliable utilities, proximity to diplomatic missions, international-standard finishes, and a community of other foreigners.
The most represented expat nationalities in these Tanzania neighborhoods include Europeans (particularly from the UK, Germany, and Scandinavian countries), Americans, Indians, and professionals from other East African nations working for regional organizations.
And if you are also an expat, you may want to read our exhaustive guide for expats in Tanzania.
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Who rents, and what do tenants want in Tanzania right now?
What tenant profiles dominate rentals in Tanzania?
The three tenant profiles that dominate the rental market in Dar es Salaam, Tanzania are young professionals, small families, and students or early-career renters living near universities and transit hubs.
Young professionals and small families together make up an estimated 60% to 70% of the formal rental market in Tanzania, while students and entry-level workers account for about 15% to 20%, with expats representing a smaller but high-value segment of roughly 10% to 15%.
Young professionals in Tanzania typically seek 1 to 2-bedroom apartments in mid-market neighborhoods, families look for 2 to 3-bedroom units in secure compounds, and students prioritize affordable rooms or studios near their institutions.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Tanzania.
Do tenants prefer furnished or unfurnished in Tanzania?
In Tanzania, the rental market splits roughly 70% to 80% unfurnished and 20% to 30% furnished, with local professionals and families overwhelmingly preferring unfurnished units while expats and short-term corporate tenants favor furnished options.
Furnished apartments in Tanzania typically command a rent premium of TZS 300,000 to TZS 800,000 per month above unfurnished equivalents (roughly USD 120 to USD 325, or EUR 115 to EUR 305 extra), depending on the quality of furnishings and appliances included.
The tenant profiles that tend to prefer furnished rentals in Tanzania are expatriates on fixed-term contracts, corporate employees on relocation packages, and consultants or NGO workers on temporary assignments who do not want to invest in furniture.
Which amenities increase rent the most in Tanzania?
The five amenities that increase rent the most in Tanzania are reliable water supply with storage tank, backup power (generator or inverter), air conditioning, 24-hour security with guarded access, and dedicated parking with paved road access.
Each of these top amenities in Tanzania can add between TZS 100,000 and TZS 400,000 per month to the rent (roughly USD 40 to USD 165, or EUR 38 to EUR 155), with backup power and water storage often commanding the highest premiums because they solve Dar es Salaam's most frustrating infrastructure gaps.
In our property pack covering the real estate market in Tanzania, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Tanzania?
The five renovations that get the best ROI for rental properties in Tanzania are installing a water storage tank with reliable plumbing, adding backup power capability (generator hookup or inverter), upgrading to air conditioning units, applying moisture-resistant finishes like durable tiles and coastal-grade paint, and improving security with proper lighting, gates, and window grills.
These renovations in Tanzania typically cost between TZS 500,000 and TZS 5,000,000 to complete (roughly USD 200 to USD 2,040, or EUR 190 to EUR 1,910) and can increase monthly rent by TZS 150,000 to TZS 500,000, often paying for themselves within 12 to 24 months.
Renovations that tend to have poor ROI in Tanzania and should be avoided include luxury finishes that exceed what local tenants can afford, overly custom designs that limit tenant appeal, and cosmetic upgrades in areas where infrastructure basics like water and power remain unreliable.
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.
How strong is rental demand in Tanzania as of 2026?
What's the vacancy rate for rentals in Tanzania as of 2026?
As of early 2026, the overall vacancy rate for rental properties in Dar es Salaam, Tanzania is estimated at 5% to 8%, though this figure varies dramatically by market segment and neighborhood.
Across different segments in Tanzania, vacancy rates range from nearly 0% to 3% for basic rooms and affordable units, up to 10% to 15% for prime expat-style rentals in neighborhoods like Masaki and Oysterbay where supply often exceeds demand.
The current vacancy rate in Tanzania is consistent with historical patterns documented in field research, where the low-end market stays nearly full while the high-end segment has persistently carried higher vacancy risk due to its narrower tenant pool.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Tanzania.
How many days do rentals stay listed in Tanzania as of 2026?
As of early 2026, the average number of days rentals stay listed in Dar es Salaam, Tanzania ranges from just 1 to 2 days for studios and rooms up to 3 to 4 weeks for larger 4-bedroom houses.
Across different property types and neighborhoods in Tanzania, days on market can range from under 3 days for well-priced 1-bedroom apartments in high-demand areas to over 4 weeks for large standalone houses in less central locations.
The current days-on-market figures in Tanzania are similar to patterns from a year ago, as the fundamental dynamic remains unchanged: small units move quickly due to high demand, while larger properties require more time to find the right tenant.
Which months have peak tenant demand in Tanzania?
The peak months for tenant demand in Tanzania are January through February and August through September, when most relocations, job changes, and academic cycles align.
The specific factors driving seasonal demand patterns in Tanzania include the start of the calendar year when companies onboard new hires, the beginning of school and university terms, and the timing of expat contract renewals which often coincide with fiscal year cycles.
The months with the lowest tenant demand in Tanzania tend to be April through June and November through mid-December, when fewer people are actively relocating and the market slows between major move-in periods.
Buying real estate in Tanzania can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Tanzania as of 2026?
What property taxes should landlords expect in Tanzania as of 2026?
As of early 2026, landlords in Tanzania should expect to pay annual property rates of around TZS 18,000 for a standard unvalued building or approximately TZS 90,000 per storey for multi-storey buildings (roughly USD 7 to USD 37, or EUR 7 to EUR 34 per year).
The range of annual property taxes in Tanzania can vary from these minimal amounts for unvalued properties up to significantly higher figures for valued properties in commercial areas, depending on the official property valuation and the local council's rate.
Property rates in Tanzania are calculated under the Local Government Authorities (Rating) Act, where local councils apply either a valuation-based rate or a flat charge for unvalued properties, with the specific rate depending on the municipality and property classification.
Please note that, in our property pack covering the real estate market in Tanzania, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Tanzania right now?
The utilities landlords most commonly pay on behalf of tenants in Tanzania are security services, common-area cleaning and gardening in compound properties, and sometimes waste collection, while electricity and water are typically passed through to tenants in mid and low-market rentals.
For landlord-paid utilities in Tanzania, typical monthly costs include TZS 100,000 to TZS 300,000 for security (roughly USD 40 to USD 120, or EUR 38 to EUR 115) and TZS 50,000 to TZS 150,000 for grounds maintenance (about USD 20 to USD 60, or EUR 19 to EUR 57), often bundled into a service charge.
The common practice in Tanzania is for tenants to pay electricity and water directly, especially in apartments and mid-market rentals, while landlords handle shared compound costs and pass them through as a monthly service charge on top of the base rent.
How is rental income taxed in Tanzania as of 2026?
As of early 2026, rental income in Tanzania is subject to withholding tax at the point of payment: 10% for rent paid to resident landlords and 20% for rent paid to non-resident landlords.
The main deductions landlords in Tanzania can claim against rental income include property maintenance expenses, repairs, property management fees, insurance premiums, and depreciation of the building, all of which can reduce the net taxable rental income.
A common tax mistake specific to Tanzania that landlords should avoid is failing to properly document the withholding tax deducted by corporate tenants, which can lead to compliance issues when filing annual returns or claiming credits.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Tanzania.
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 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 |
|---|---|---|
| Tanzania National Bureau of Statistics (NBS) | It's Tanzania's official inflation dataset and the national reference for price trends. | We used it to anchor how fast housing-related costs have been moving in Tanzania. We then translated that inflation signal into rent growth estimates for January 2026. |
| Bank of Tanzania (BoT) | It's the central bank's official market reference for exchange rates in Tanzania. | We used the BoT USD/TZS rate to convert all Tanzania shilling rent estimates into USD equivalents. We anchored on the late December 2025 rate as the closest reference for January 2026. |
| CAHF Urban Rental Housing Report | It's a specialist research report with transparent fieldwork methodology focused on Tanzania's rental market. | We used it to understand how the Tanzania rental market actually works, including vacancy patterns and leasing norms. We used its marketing duration and vacancy findings as the backbone for our demand estimates. |
| Jiji Tanzania (Dar es Salaam) | It's one of the largest public rental listing marketplaces in Tanzania. | We used it to check the range of asking rents across unit types and locations in Dar es Salaam. We also used it to confirm common leasing practices visible in listings. |
| Jiji Tanzania (Masaki) | It's a high-volume listing hub for a key prime expat and embassy neighborhood. | We used it as a prime neighborhood check to ensure our high-end rent ranges were accurate. We used it to see what top-of-market looks like compared to the citywide average. |
| Jiji Tanzania (Oysterbay) | It's another major prime neighborhood with lots of public listings. | We used it as a second prime-area check so we weren't relying on only one neighborhood. We used it to validate that Masaki-style pricing is not an outlier. |
| Rentberry | It's a structured international listing platform showing current asking rents and listing counts. | We used it as a second independent listings lens outside Tanzania-only portals. We used it mainly to cross-check asking rent levels and listing freshness as of late 2025. |
| Numbeo | It's a widely used crowdsourced benchmark with transparent contributor counts and ranges. | We used it only as a third leg for triangulation, helpful for typical rents by unit type. We cross-checked it against Jiji and Rentberry before finalizing our estimates. |
| TANESCO | TANESCO is Tanzania's national electricity utility and the primary public reference for tariffs. | We used it to support the utilities cost section and confirm who sets electricity tariffs. We paired it with Ministry and EWURA context for accuracy. |
| Tanzania Revenue Authority (TRA) | It's the tax authority's own published guidance material. | We used it to pull the actual withholding tax treatment for rent payments. We translated that into a simple explanation of what landlords actually pay or withhold. |
| Office of the Attorney General (Rating Act) | It's an official legal source for the statute that underpins property rates in Tanzania. | We used it to ground property rate obligations in the actual governing law. We paired it with practitioner summaries to give realistic amounts landlords typically see. |
| PwC Tanzania Tax Summaries | It's a major professional services firm summarizing tax rules with a compliance mindset. | We used it to get a clean description of typical property rate amounts. We treated it as a translation layer on top of the underlying legal framework. |
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