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
Zanzibar is one of the few Indian Ocean islands where foreigners can hold long-term property rights, but the system works quite differently from what most Western buyers expect.
This article breaks down what you can actually buy, how the process works, what it costs, and where the hidden traps lie for foreign buyers looking at Zanzibar residential property in early 2026.
We constantly update this blog post to keep pace with evolving Zanzibar property laws and market conditions.
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 Zanzibar.
Insights
- The key divide in Zanzibar land law is not "foreigner vs citizen" but "Zanzibari vs non-Zanzibari," meaning even mainland Tanzanians face similar restrictions when buying property in Zanzibar.
- Foreigners in Zanzibar typically buy through 99-year renewable leases structured in 33-year blocks, which provide near-ownership rights including the ability to sell, rent, and inherit the property.
- ZIPA approval is mandatory for nearly all foreign property purchases in Zanzibar, and developers who claim otherwise should raise immediate red flags for buyers.
- Beachfront property in prime Zanzibar areas like Nungwi and Kendwa commands prices of $100 to $120 per square meter in 2026, while southeastern beaches like Jambiani offer better value at $45 to $60.
- Stamp duty in Zanzibar runs at 1% of the purchase price, making total closing costs for foreign residential buyers typically fall between 3% and 5% of the property value.
- Stone Town properties come with UNESCO heritage restrictions that can block or severely limit renovations, so "buying now and fixing later" often fails for foreign investors.
- A minimum investment of $100,000 in a ZIPA-approved project qualifies foreign buyers for a Class C residence permit covering spouse and up to four children, renewable every two years.
- Unregistered property transfers have no legal effect in Zanzibar under the Registered Land Act, meaning "side deals" and "we'll register later" arrangements leave buyers completely unprotected.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
Can a foreigner legally own land in Zanzibar right now?
Can foreigners own land in Zanzibar in 2026?
As of early 2026, foreigners cannot own freehold land in Zanzibar because all land is constitutionally vested in the state and administered as public land under the Land Tenure Act of 1992.
There is no single "foreigners are banned" clause in Zanzibar law, but the system simply does not create freehold titles that foreigners can acquire, and the critical distinction in Zanzibar land rules is between "Zanzibaris" and "non-Zanzibaris" rather than citizens versus foreigners.
The closest legal alternative to freehold ownership for foreigners in Zanzibar is a government-backed long-term lease of up to 99 years, typically structured in 33-year renewable blocks, which must be properly registered at the Land Registry to have any legal effect.
A crucial nationality quirk worth knowing is that non-Zanzibari Tanzanians from the mainland are often treated similarly to other foreigners for land access purposes, so holding a Tanzanian passport does not automatically grant easier property rights in Zanzibar.
Can I own a house but not the land in Zanzibar in 2026?
As of early 2026, foreigners can legally own buildings and residential structures in Zanzibar through the condominium or unit-title framework established by the Condominium Act of 2010, which separates ownership of the unit from ownership of the underlying public land.
When you buy a condominium unit or villa in an approved Zanzibar development, you receive a registered lease title or unit title that gives you documented rights over the structure, while the land itself remains government property administered under your long-term lease.
When the underlying land lease expires in Zanzibar, renewal is typically possible if the lease terms and authorities allow it, but you should treat renewal as a future approval question rather than an automatic right, and smart buyers negotiate clear renewal terms upfront.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Tanzania. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Zanzibar right now?
The core land law applies across Zanzibar, but what you can actually build, renovate, or get approved varies dramatically depending on the location, with Stone Town and coastal areas presenting the most significant additional hurdles for foreign buyers.
Stone Town is managed under the Stone Town Conservation and Development Authority Act of 2010, which imposes strict heritage controls on renovations, facades, height changes, and even some interior works, making "buy now and renovate later" plans risky without prior approval.
Coastal zones in popular areas like Nungwi, Kendwa, Paje, Jambiani, Matemwe, and Kiwengwa fall under environmental buffer rules that can range from 30 to 100 meters from the shoreline, requiring additional permits and potentially blocking or delaying beachfront development plans.
We cover a lot of different regions and cities in our pack about the property market in Zanzibar.
Can I buy land in Zanzibar through marriage to a local in 2026?
As of early 2026, marriage to a Zanzibari citizen does not automatically grant a foreigner the right to own freehold land in Zanzibar, because the land system is structured around registered interests rather than personal status or family relationships.
If you purchase property through a Zanzibari spouse, the critical protection comes from proper documentation and registration, so foreign spouses should insist on clear legal agreements that specify their interests, especially for properties registered solely in the local partner's name.
In the event of divorce in Zanzibar, a foreign spouse's interest in jointly held property would depend on family law and any written agreements in place, not on automatic land ownership rights, making upfront documentation essential for protecting your investment.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Zanzibar.
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.
What eligibility and status do I need to buy land in Zanzibar?
Do I need residency to buy land in Zanzibar in 2026?
As of early 2026, residency is not typically required as the first step to purchase property in Zanzibar, and the primary gating factors are whether your purchase fits within a ZIPA-approved structure and whether proper registration can be completed.
No specific visa type is required to complete a land transaction in Zanzibar, though you will need valid identification and may need to be present or appoint a properly authorized representative through power of attorney to sign documents.
Foreigners can complete property purchases in Zanzibar remotely by granting power of attorney to a trusted local lawyer, but most experts strongly recommend at least one in-person visit to inspect the property, verify documentation, and build relationships with local professionals.
Do I need a local tax number to buy lands in Zanzibar?
For a fully compliant property transaction in Zanzibar, you will need whatever tax identification the authorities require to pay stamp duty and register the transaction, so expect to obtain local tax documentation as part of the buying process.
The process of obtaining necessary tax documentation in Zanzibar typically happens during the transaction with the help of your lawyer, and while timelines vary, you should budget several days to a few weeks for administrative formalities.
Opening a local bank account in Zanzibar is not always mandatory for property purchases, but it is often practically helpful because sellers and developers may prefer local transfers and banks will require documented source of funds for large international payments.
Is there a minimum investment to buy land in Zanzibar as of 2026?
As of early 2026, Zanzibar land statutes do not impose a single universal minimum purchase price for residential property, but practical thresholds emerge when your purchase requires ZIPA investment certification, which is common for foreigner-facing developments.
The important practical threshold in Zanzibar is $100,000 (approximately 260 million TZS or 95,000 EUR), which is the minimum investment in a ZIPA-approved project required to qualify for a Class C residence permit covering you, your spouse, and up to four children.
Are there restricted zones foreigners can't buy in Zanzibar?
Zanzibar does not publish a single "foreigner forbidden" map, but restrictions effectively emerge through investment approval conditions, environmental controls for coastal buffer zones, and heritage protection rules in Stone Town.
The types of zones that typically present barriers for foreign buyers in Zanzibar include protected environmental areas, coastal buffer zones ranging from 30 to 100 meters from shorelines, Stone Town heritage zones, and areas near strategic infrastructure, ports, or security facilities.
To verify whether a specific Zanzibar plot falls within a restricted zone, a foreign buyer should have their lawyer conduct searches with the Commission for Lands, check ZIPA approval status, and verify any environmental or heritage clearances required for the location.
Can foreigners buy agricultural, coastal or border land in Zanzibar right now?
Foreigners face varying levels of difficulty purchasing agricultural, coastal, or border-adjacent land in Zanzibar, with coastal property being accessible but heavily regulated and agricultural land being the most politically and administratively sensitive category.
Agricultural land in Zanzibar is the category most likely to face tight allocation logic under the Land Tenure framework, with grants and eligibility strongly oriented toward Zanzibari citizens, making it difficult for foreigners to secure approvals for farmland purchases.
Coastal land in Zanzibar is the most regulated category for foreign buyers because of environmental buffer rules under the Environmental Management Act, which can require setbacks of 30 to 100 meters from the shoreline and trigger mandatory environmental approvals before any development.
Border and security-adjacent land in Zanzibar is not defined in a neat public list, but buyers should expect extra scrutiny and potential denial of approvals anywhere near strategic infrastructure, ports, airports, or military facilities, even if a willing seller exists.
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What are the safest legal structures to control land in Zanzibar?
Is a long-term lease equivalent to ownership in Zanzibar right now?
A properly registered long-term lease in Zanzibar provides functionally similar rights to ownership, including the ability to live in the property, rent it out, sell it, and pass it to heirs, but legally it remains a leasehold interest rather than perpetual freehold title.
The maximum lease length available to foreigners in Zanzibar is 99 years, typically structured in 33-year renewable blocks, and renewal or extension is possible if the lease terms allow it and the relevant authorities approve the extension.
A foreigner can legally sell, transfer, or bequeath their Zanzibar lease rights to another party, subject to the lease conditions allowing assignment and following the proper disposition and registration procedures that make the transfer enforceable against third parties.
Can I buy land in Zanzibar via a local company?
Foreigners can purchase land in Zanzibar through a locally registered company, which can hold registrable interests such as leases and charges, and the Registered Land Act contains mechanisms that assume companies can be proprietors in land transactions.
If a company structure is used to hold Zanzibar property, ZIPA's investment regulations become relevant, with minimum capital thresholds of $300,000 for ordinary projects and $2.5 million for 100% foreign-owned hotel or real estate ventures, so the company must be properly compliant with investment certification requirements.
What "grey-area" ownership setups get foreigners in trouble in Zanzibar?
Grey-area ownership arrangements are not uncommon in Zanzibar, and they typically arise when foreigners try to bypass the registration and approval requirements that the law says matter, leaving buyers with no enforceable rights when disputes occur.
The most common problematic structures in Zanzibar include nominee arrangements where a local "front person" holds title with a private side contract, unregistered transfers where parties agree to "register later," using power of attorney as a substitute for actual title, and proceeding with coastal builds without proper environmental permissions.
If Zanzibar authorities discover a foreigner is using an illegal or grey-area ownership structure, the consequences can include the arrangement being unenforceable in court, inability to register or transfer the property, and potential loss of the entire investment with limited legal recourse.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Zanzibar.
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 does the land purchase process work in Zanzibar, step-by-step?
What are the exact steps to buy land in Zanzibar right now?
The step-by-step process for a foreigner buying property in Zanzibar typically involves: selecting the right legal product (condominium unit or registered lease), verifying the seller can deliver a registrable interest, conducting title searches for encumbrances, confirming ZIPA approvals if required, completing survey and boundary verification, signing transaction documents, paying stamp duty, and registering the disposition at the Land Registry.
The entire land purchase process in Zanzibar typically takes 6 to 12 weeks for a clean developer transaction in an approved project, and 8 to 16 weeks or longer for bespoke standalone leases because approvals, surveys, and registration all take time to complete properly.
The key documents a buyer must sign during a Zanzibar property purchase include the sale and purchase agreement or unit purchase agreement, lease or assignment documents if purchasing leasehold, and transfer or conveyance instruments that will be stamped and registered to make your interest legally enforceable.
What scams are common when it comes to buying land in Zanzibar right now?
What scams target foreign land buyers in Zanzibar right now?
Scams targeting foreign property buyers exist in Zanzibar as they do in most emerging real estate markets, and the most frequent problems stem from the gap between what buyers think they are purchasing and what is actually legally registrable and enforceable.
The most common scams in Zanzibar include "deposit first, papers later" schemes on unregistrable property, fake titles or sellers who are not the actual rights holders, and the coastal or Stone Town permission trap where the property is real but your intended renovation or development is impossible due to buffer rules or heritage controls.
Warning signs that a Zanzibar land deal may be fraudulent include pressure to pay large deposits before you can verify registration status, reluctance to provide verifiable ZIPA certificate numbers, documents that cannot be confirmed against the Land Registry, and sellers unwilling to allow independent legal due diligence.
Legal recourse for foreigners who fall victim to a Zanzibar land scam is limited, especially if the transaction was never properly registered, because unregistered interests have no legal effect under the Registered Land Act, making prevention through proper due diligence far more valuable than attempted recovery.
We cover all these things in length in our pack about the property market in Zanzibar.
How do I verify the seller is legit in Zanzibar right now?
The best method to verify a seller is legitimate in Zanzibar is to confirm their identity and authority to sell through the registered proprietor or leaseholder record at the Land Registry, not through local introductions or verbal assurances alone.
To confirm a clean title in Zanzibar, your lawyer should conduct a registry search checking for existing leases, charges, mortgages, cautions, restrictions, and any inconsistencies in the parcel description that could indicate disputes or competing claims.
Checking for liens or debts on Zanzibar land involves a registry search for charges and restrictions under the Registered Land Act mechanisms, plus confirming tax compliance with the property tax regime since outstanding taxes can matter in transfer workflows.
The most essential professional for verifying seller legitimacy in Zanzibar is a qualified local lawyer with experience in Zanzibar land transactions, who can conduct registry searches, verify ZIPA approvals for developer projects, and ensure proper documentation throughout the process.
How do I confirm land boundaries in Zanzibar right now?
The standard procedure for confirming land boundaries in Zanzibar involves requiring a survey and boundary confirmation before paying large sums, ensuring the parcel description in your contract matches the registry map and parcel reference used for registration.
The official documents to review for boundary verification in Zanzibar include the registered land parcel description at the Land Registry, any existing survey maps or beacon placements, and confirmation that boundary markers align with what is recorded in official records.
Hiring a licensed surveyor in Zanzibar is strongly recommended for any standalone plot purchase outside of large planned developments, because accurate boundary verification is essential to avoid disputes and ensure your registration covers the land you actually intend to buy.
Common boundary problems foreign buyers encounter in Zanzibar include overlapping claims with neighboring properties, discrepancies between physical boundaries and registered descriptions, missing or moved boundary beacons, and discovering after purchase that part of the plot falls within coastal buffer zones or other restricted areas.
Buying real estate in Zanzibar 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 it cost me, all-in, to buy and hold land in Zanzibar?
What purchase taxes and fees apply in Zanzibar as of 2026?
As of early 2026, the total closing costs for a foreign residential buyer in Zanzibar typically fall between 3% and 5% of the purchase price, depending on legal complexity and location-specific approval requirements.
The typical closing cost breakdown for Zanzibar property purchases includes approximately 1% stamp duty (around 26,000 TZS or $10 per $1,000 of purchase price), 1% to 2% in legal fees, and 0.5% to 1% for valuation, survey, and registration incidentals.
The main individual taxes and fees in Zanzibar include stamp duty at 1% of the purchase price under the Stamp Duty Act, annual property tax at 0.1% of residential property value under the Property Tax Act, legal fees varying by transaction complexity, and registration fees at the Land Registry.
The stamp duty rate of 1% and property tax rate of 0.1% apply equally to foreign and local buyers in Zanzibar, though foreigners may incur additional costs for ZIPA-related documentation, investment certification, and more complex legal due diligence requirements.
What hidden fees surprise foreigners in Zanzibar most often?
Hidden fees in Zanzibar property transactions typically add an unexpected 1% to 2% to the purchase price, with the most common surprises appearing during the approval and registration phases rather than at the initial offer stage.
The top hidden fees that catch foreign buyers off guard in Zanzibar include approval-driven costs when ZIPA or other authorities require specific documentation (variable but potentially several hundred dollars), coastal or heritage compliance fees for environmental assessments or Stone Town renovation permits, and late registration penalties if documents are not filed within required timeframes.
These hidden fees typically appear after the initial sale agreement is signed, during the approval, permitting, and registration phases, which is why experienced buyers budget a contingency of 5% to 10% above the agreed purchase price to cover unexpected costs.
The best protection against unexpected fees in Zanzibar is working with an experienced local lawyer who can identify all required approvals upfront, provide a realistic all-in cost estimate before you commit, and flag any location-specific issues like Stone Town heritage controls or coastal buffer requirements early in the process.
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 Zanzibar, 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 |
|---|---|---|
| Land Tenure Act via FAOLEX | Official legislative text from an international legal repository with traceable provenance. | We used it to explain that Zanzibar land is public land and foreigners access it through leases rather than freehold. We also used it to clarify what "right of occupancy" means in Zanzibar practice. |
| Land Tenure Act via Zanzibar House of Representatives | Official statute hosted on Zanzibar's legislative document system. | We used it as a second authoritative copy to cross-check key provisions on leases to non-Zanzibaris. We used it to reduce reliance on any single repository. |
| Registered Land Act | Primary land registration statute from an official Zanzibar land tribunal website. | We used it to explain how ownership and lease rights become legally effective only when registered. We also used it for practical guidance on registration timing and protections. |
| Zanzibar Condominium Act | Primary statute for condominium ownership structures in Zanzibar. | We used it to explain the unit-title route that is the most common foreigner-friendly residential structure. We used it to distinguish owning a unit from owning underlying land. |
| Zanzibar Investment Promotion Authority (ZIPA) | Government's official investment authority and gatekeeper for foreigner land approvals. | We used it to describe the real-world pathway foreigners most often use through ZIPA-facilitated projects. We also used it to guide where buyers should verify approval claims. |
| Zanzibar Investment Regulations 2025 | Official ZIPA publication tied to the Zanzibar Investment Act framework. | We used it to explain what a Certificate of Investment is and minimum investment thresholds. We also used it to clarify what processes the one-stop center can cover. |
| eRegulations Zanzibar | Structured procedural portal developed with UNCTAD support and used by the government. | We used it to map the practical institutional flow in plain language. We also used it to point buyers to official contact points and procedural checklists. |
| Zanzibar Stamp Duty Act 2023 | Official consolidated stamp duty law from Zanzibar's tax authority. | We used it to pin down stamp duty rates and estimate all-in buying costs. We used it because stamp duty is the biggest statutory closing cost for buyers. |
| Zanzibar Property Tax Act 2024 | Official consolidated property tax law from Zanzibar's tax authority. | We used it to confirm the annual property tax rate for residential property holding costs. We also used it to explain why tax clearance matters at transfer time. |
| Stone Town Conservation and Development Authority Act 2010 | Governing act for development controls in Stone Town UNESCO World Heritage area. | We used it to explain why Stone Town purchases have special permitting and stricter renovation rules. We used it to help buyers avoid renovation surprises. |
| Zanzibar Environmental Management Act 2015 | Statutory environmental framework important for coastal builds from an international legal repository. | We used it to explain coastal buffer and setback concepts and why beachfront property has extra permissions. We used it to flag that environmental approvals can block or delay projects. |
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