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In this article, we explain the current housing prices in Zanzibar in 2026, using the freshest data we could collect and manually double check.
We constantly update this blog post because Zanzibar residential property prices move fast, especially in beach areas such as Paje, Nungwi, Kendwa, Jambiani and Fumba.
You will find simple estimates for median prices, average prices, price per square metre, neighborhood ranges, taxes, fees, renovation budgets and what different budgets can buy.
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 median housing price in Zanzibar in 2026 is about TZS 310 million, or $118,000, which is far more useful than the average because luxury villas pull the average upward.
- The average housing price in Zanzibar in 2026 is about TZS 590 million, or $225,000, because a small number of beachfront villas and Stone Town heritage homes are very expensive.
- A realistic entry budget for Zanzibar residential property in 2026 starts near $55,000, but this usually means a compact new apartment in Nungwi or a more local inland home.
- The gap between listing prices and sale prices in Zanzibar is usually 8% to 14%, so buyers should not treat public asking prices as final market values.
- New homes in Zanzibar usually cost about 25% more than older homes because buyers pay extra for cleaner paperwork, better finishes and easier rental management.
- Paje has some of the highest prices per square metre in Zanzibar because buyers are paying for beach access, tourist demand and short-let potential, not just floor area.
- Fumba is one of the most important 2026 areas for individual buyers because it offers planned-community housing at a lower entry point than prime beach locations.
- For a foreign buyer, the total cost of buying a Zanzibar property is often about 13% higher than the agreed price after legal work, checks, fees and light improvements.
- In Zanzibar in 2026, $300,000 is close to the small-villa budget, but a well-located Paje villa may still need negotiation or a less prime position.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
What is the average housing price in Zanzibar in 2026?
The median housing price in Zanzibar in 2026 is more useful than the average housing price because it shows what a typical buyer is more likely to face, while the average is pushed up by luxury villas, beachfront compounds and rare Stone Town homes.
We are writing this as of 2026 with the latest Zanzibar residential property data collected from authoritative sources that we manually double checked.
The median housing price in Zanzibar in 2026 is about TZS 310 million, which is about $118,000 or €102,000, while the average housing price in Zanzibar in 2026 is about TZS 590 million, which is about $225,000 or €195,000.
For around 80% of residential properties in Zanzibar in 2026, a realistic market range is about TZS 145 million to TZS 1.65 billion, which is about $55,000 to $628,000 or €48,000 to €545,000.
A realistic entry range for Zanzibar residential property in 2026 is about TZS 145 million to TZS 290 million, or $55,000 to $110,000, or €48,000 to €96,000, and this can buy a small new studio or one-bedroom apartment in Nungwi, a modest Fumba unit, or a local house in Bububu, Mtoni or Chukwani.
A typical luxury property in Zanzibar in 2026 costs about TZS 1.4 billion to TZS 5.3 billion, or $530,000 to $2 million, or €460,000 to €1.75 million, and this usually means a large villa in Buyu, Paje, Nungwi, Kendwa, Kiwengwa, or a rare Stone Town heritage home.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Zanzibar.
Are Zanzibar property listing prices close to the actual sale price in 2026?
In Zanzibar in 2026, we estimate that actual sale prices are usually 8% to 14% below public listing prices, with 11% as a practical midpoint.
This gap exists because Zanzibar is a thin residential market, so sellers often start high, especially when prices are shown in US dollars. The gap is smallest for scarce new apartments in managed beach developments, and largest for older villas, renovation-heavy houses, title-complicated assets, and over-priced luxury listings.
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What is the price per sq m or per sq ft for properties in Zanzibar in 2026?
As of 2026, the median residential price in Zanzibar is about TZS 3.6 million per square metre, or $1,370, or €1,190, which is about TZS 334,000 per square foot, or $127, or €110. The average residential price in Zanzibar is about TZS 4.8 million per square metre, or $1,830, or €1,585, which is about TZS 446,000 per square foot, or $170, or €147.
The highest price per square metre in Zanzibar in 2026 is usually found in small, new, serviced or beach-adjacent apartments, while the lowest price per square metre is usually found in larger inland houses or unfinished homes because the rental demand and finish quality are lower.
The highest Zanzibar price per square metre ranges are usually in Paje, prime Stone Town, Nungwi, Kendwa and selected beachfront areas, where prices can reach about TZS 3.8 million to TZS 8.5 million per square metre or more. The lowest ranges are usually in Bububu, Mtoni, Fuoni, Chukwani and Kisauni, where many homes sit closer to TZS 1.2 million to TZS 3 million per square metre.
How have property prices evolved in Zanzibar?
Zanzibar residential property prices are about 8% higher in 2026 than one year earlier, which means the estimated median moved from about TZS 287 million in 2025 to about TZS 310 million in 2026. The main reason is strong tourism demand, especially in coastal areas where buyers expect short-let income.
Compared with 2024, Zanzibar residential property prices are probably about 17% higher in nominal terms, although the real increase is lower after inflation. The strongest increases have been in small new apartments, managed villas and beach locations such as Paje, Nungwi, Kendwa, Jambiani and Fumba.
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 Zanzibar.
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How do prices vary by housing type in Zanzibar in 2026?
In Zanzibar in 2026, the active residential market is roughly 35% apartments and condos, 22% standalone houses, 18% garden villas, 10% beachfront or resort villas, 8% Stone Town heritage homes, and 7% townhouses or compound homes, because the public market is strongly shaped by foreign-buyer and rental-demand listings.
Apartments and serviced apartments in Zanzibar usually average around TZS 260 million, or $99,000, or €86,000, while standalone local or semi-modern houses are closer to TZS 420 million, or $160,000, or €139,000. Garden villas are often around TZS 1.05 billion, or $400,000, or €347,000, beachfront or resort villas are closer to TZS 2.6 billion, or $990,000, or €859,000, Stone Town heritage homes are around TZS 1.15 billion, or $438,000, or €380,000, and townhouses or compound homes are around TZS 650 million, or $247,000, or €215,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Zanzibar?
- How much should you pay for a villa in Zanzibar?
- How much should you pay for lands in Zanzibar?
How do property prices compare between existing and new homes in Zanzibar in 2026?
In Zanzibar in 2026, a new or recently delivered home usually costs about 18% to 32% more than a comparable older home, with 25% as a practical midpoint.
This new-build premium exists because buyers in Zanzibar often pay extra for cleaner title structure, better construction, lower repair risk, furnished delivery and easier rental management.
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How do property prices vary by neighborhood in Zanzibar in 2026?
In Paje, Zanzibar buyers mostly find serviced apartments, short-let apartments and private-pool villas, with typical residential prices from about TZS 500 million to TZS 1.6 billion, or $190,000 to $609,000, or €165,000 to €529,000. Paje is expensive because tourism, kitesurfing, restaurants and rental demand all push buyers toward the same limited coastal stock.
In Nungwi, Zanzibar buyers often find new studios, one-bedroom apartments, two-bedroom apartments and resort-style villas, with typical prices from about TZS 220 million to TZS 1.3 billion, or $84,000 to $495,000, or €73,000 to €429,000. Nungwi remains popular because the beach is established, the tourism market is deep and many projects are designed for foreign buyers.
In Fumba, Zanzibar buyers mostly find planned-community apartments, townhouses and family homes, with typical prices from about TZS 250 million to TZS 950 million, or $95,000 to $362,000, or €83,000 to €314,000. Fumba is usually cheaper than prime beach areas because the value is based more on infrastructure, planning and commute access than direct beachfront scarcity.
You will find a much more detailed analysis by areas in our property pack about Zanzibar. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Zanzibar | Main buyer use | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Paje | Tourism and rental yield | TZS 500m to 1.6bn, or $190k to $609k | TZS 3.8m to 7.2m, or $1,445 to $2,740 | TZS 353k to 669k, or $134 to $255 |
| Nungwi | Popular beach market | TZS 220m to 1.3bn, or $84k to $495k | TZS 3.3m to 6.5m, or $1,255 to $2,475 | TZS 307k to 604k, or $117 to $230 |
| Kendwa | Beach and nightlife | TZS 235m to 1.2bn, or $89k to $457k | TZS 3.0m to 5.8m, or $1,140 to $2,207 | TZS 279k to 539k, or $106 to $205 |
| Jambiani | Value beach lifestyle | TZS 170m to 900m, or $65k to $342k | TZS 2.8m to 5.6m, or $1,066 to $2,131 | TZS 260k to 520k, or $99 to $198 |
| Fumba | Planned community and commute | TZS 250m to 950m, or $95k to $362k | TZS 2.4m to 4.8m, or $913 to $1,827 | TZS 223k to 446k, or $85 to $170 |
| Stone Town | Heritage and scarcity | TZS 160m to 2.6bn, or $61k to $990k | TZS 2.6m to 7.2m, or $989 to $2,740 | TZS 242k to 669k, or $92 to $255 |
| Kiwengwa | Beach and resort | TZS 300m to 1.4bn, or $114k to $533k | TZS 2.8m to 5.6m, or $1,066 to $2,131 | TZS 260k to 520k, or $99 to $198 |
| Matemwe | Early-mover beach area | TZS 230m to 950m, or $88k to $362k | TZS 2.5m to 5.0m, or $951 to $1,903 | TZS 232k to 465k, or $88 to $177 |
| Chukwani | Airport and family housing | TZS 120m to 500m, or $46k to $190k | TZS 1.6m to 3.0m, or $609 to $1,142 | TZS 149k to 279k, or $57 to $106 |
| Kikwajuni | Urban and near Stone Town | TZS 140m to 650m, or $53k to $247k | TZS 1.8m to 3.4m, or $685 to $1,294 | TZS 167k to 316k, or $64 to $120 |
| Bububu | Budget local residential | TZS 90m to 380m, or $34k to $145k | TZS 1.2m to 2.4m, or $457 to $913 | TZS 111k to 223k, or $42 to $85 |
| Mtoni | Budget and commute | TZS 85m to 350m, or $32k to $133k | TZS 1.2m to 2.2m, or $457 to $837 | TZS 111k to 204k, or $42 to $78 |
How much more do you pay for properties in Zanzibar when you include renovation work, taxes, and fees?
In Zanzibar in 2026, an average foreign individual buyer should budget about 13% on top of the agreed property price for legal checks, registration, taxes, furnishing gaps and light renovation.
If you buy a Zanzibar property for about $200,000, or about TZS 526 million, the extra cost can be roughly $26,000, or TZS 68 million, using the 13% working estimate. This means the all-in budget would be close to $226,000, or TZS 594 million.
If you buy a Zanzibar property for about $500,000, or about TZS 1.31 billion, the extra cost can be roughly $65,000, or TZS 171 million, using the same 13% working estimate. This means the all-in budget would be close to $565,000, or TZS 1.48 billion.
If you buy a Zanzibar property for about $1,000,000, or about TZS 2.63 billion, the extra cost can be roughly $130,000, or TZS 342 million, although older or heritage homes can cost more. This means the all-in budget would be close to $1.13 million, or TZS 2.97 billion, before any heavy renovation surprise.
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 Zanzibar
| Extra cost | Type | Estimated cost range and what it means |
|---|---|---|
| Stamp duty or transfer-type taxes | Taxes | Usually about 1% to 3% of the price. On a $300,000 purchase, that means about $3,000 to $9,000, or TZS 7.9 million to TZS 23.7 million. The exact amount depends on the transaction structure. |
| Registration, land office and admin costs | Fees | Usually about 0.3% to 1% of the price. On a $300,000 purchase, that means about $900 to $3,000, or TZS 2.4 million to TZS 7.9 million. These costs cover formal processing and registration steps. |
| Legal due diligence | Professional fees | Often about TZS 3 million to TZS 25 million, or $1,100 to $9,500. This is important in Zanzibar because buyers need careful checks on leasehold rights, unit title, approvals and seller authority. |
| Agent or broker fee, if buyer-paid | Transaction fee | Often 0% to 3% of the price. Some deals include this in the seller side, while others expect the buyer to contribute. Buyers should ask before signing any offer. |
| Furnishing package | Fit-out | Often about TZS 10 million to TZS 130 million, or $4,000 to $50,000. A small apartment may need only basic furniture, while a villa can need a full rental-ready package. |
| Light renovation | Renovation | Often about TZS 25 million to TZS 150 million, or $10,000 to $57,000. This can cover repainting, repairs, appliances, small water or electricity upgrades and general refresh work. |
| Heavy renovation or Stone Town works | Renovation and heritage risk | Often about TZS 150 million to TZS 900 million or more, which is about $57,000 to $342,000 or more. Older Stone Town homes can be costly because structure, humidity, roofs and heritage permissions matter. |
| Survey, valuation and technical inspection | Due diligence | Often about TZS 2 million to TZS 12 million, or $760 to $4,600. This is useful before buying an older home, a villa with a plot, or any property with unclear boundaries. |
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 Zanzibar in 2026 with different budgets?
With $100,000 in Zanzibar in 2026, or about TZS 263 million, you can realistically buy a new 45 to 55 square metre one-bedroom apartment in Nungwi, a small Fumba apartment in a planned development, or an existing 100 to 150 square metre local house in Bububu, Mtoni or Chukwani.
With $200,000 in Zanzibar in 2026, or about TZS 526 million, you can look at a new 70 to 85 square metre two-bedroom apartment in Nungwi or Fumba, a small serviced apartment in Paje, or a modern existing family house of about 150 to 220 square metres in Chukwani or Kisauni.
With $300,000 in Zanzibar in 2026, or about TZS 788 million, you may be close to a 100 to 120 square metre private-pool villa in Paje or Jambiani, a large new apartment or townhouse in Fumba, or a smaller renovated Stone Town apartment.
With $500,000 in Zanzibar in 2026, or about TZS 1.31 billion, you can target a four-bedroom garden villa in Buyu, a high-quality villa of about 150 to 250 square metres in Paje, Jambiani or Kiwengwa, or a premium townhouse near Stone Town or Kikwajuni.
With $1,000,000 in Zanzibar in 2026, or about TZS 2.63 billion, you can target a luxury near-beach villa of about 300 to 450 square metres in Kendwa, Nungwi or Kiwengwa, a large villa compound in Paje or Jambiani, or a substantial Stone Town heritage townhouse.
With $2,000,000 in Zanzibar in 2026, or about TZS 5.26 billion, there is a market, but it is narrow, and it mainly includes prime beachfront villa compounds, restored Stone Town or Shangani heritage residences, and small luxury villa portfolios in Paje or Jambiani.
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 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 we trust it | How we used it |
|---|---|---|
| Bank of Tanzania exchange rates | Bank of Tanzania is the central bank and the best official source for Tanzanian shilling exchange rates. | We used it to convert Zanzibar housing prices from Tanzanian shillings into euros. We used the June 2026 BOT mean EUR rate of about TZS 3,027 per €1. |
| Trading Economics Tanzania currency data | Trading Economics tracks live and historical macro-market data for currencies and economic indicators. | We used it as a cross-check for the June 2026 USD to TZS exchange rate. We used TZS 2,628 per $1 as the working dollar conversion rate. |
| Tanzania National Bureau of Statistics CPI 2026 | The National Bureau of Statistics is Tanzania’s official statistics agency. | We used it to adjust Zanzibar price growth for inflation. We also used it to keep the one-year and two-year price movement estimates realistic. |
| Office of the Chief Government Statistician, Zanzibar Statistical Abstract | The Office of the Chief Government Statistician is Zanzibar’s official statistical office. | We used it for official Zanzibar context. We did not treat it as a housing-price index because it does not publish a full residential transaction-price series. |
| Zanzibar Tourism Statistical Release, March 2026 | This release reports official tourism arrivals, which are a key driver of Zanzibar housing demand. | We used it to explain why coastal and short-let-friendly homes are more expensive. We used the March 2026 figure of 65,581 international visitors, up 8.7% year-on-year. |
| Coldwell Banker Tanzania & Zanzibar listings | Coldwell Banker is an established international brokerage brand with current Zanzibar residential listings. | We used it to benchmark asking prices for apartments and villas. We used examples such as Nungwi apartments from about $55,000 to $108,000 and Paje villas around $320,000 to $350,000. |
| Jiji Tanzania Zanzibar listings | Jiji is a large public listing marketplace and helps show the lower and local-market segment. | We used it to cross-check cheaper houses and non-prime listings. We treated it carefully because the platform mixes agents, owners, uneven listing quality and sometimes land-like offers. |
| RE/MAX Tanzania Zanzibar listings | RE/MAX is a recognized international brokerage network with individual Zanzibar property pages. | We used it to triangulate apartment and development pricing, especially around Paje. We treated it as a broker check, not as a transaction-price database. |
| Zanzibar Property with Augustine | This is a specialist local Zanzibar real-estate advisory site with area-level pricing and project context. | We used it to cross-check entry prices and area positioning for Paje, Fumba, Stone Town, Jambiani, Kendwa and Nungwi. We treated it as a market-practitioner source. |
| Zanzibar Property Fumba area page | The Fumba page gives useful local context on one of Zanzibar’s most important planned-community areas. | We used it to understand Fumba entry pricing and the planned-development story. We used it to explain why Fumba is important for individual buyers in 2026. |
| Zanzibar Property project pages | The project pages give direct market examples for new and off-plan residential stock in Zanzibar. | We used them to compare new apartment and managed-project pricing. We used them as a practical check against broker listings. |
| Zanzibar Revenue Authority | The Zanzibar Revenue Authority is the local revenue authority and the best starting point for taxes and levies. | We used it for official tax-authority context. We then cross-checked practical buyer-cost ranges because public tax pages do not always map neatly into one buyer-cost schedule. |
| Zanzibar Revenue Authority stamp duty pages | The stamp duty pages are official Zanzibar tax pages. | We used them to frame transfer-type taxes and duty-related costs. We avoided giving false precision where the final amount depends on the transaction structure. |
| Zanzibar Land Tenure Act text | The Land Tenure Act is central to understanding Zanzibar’s land and ownership structure. | We used it to explain why Zanzibar property is usually structured through leasehold or unit title rather than normal freehold land ownership. We cross-checked this with practical legal explanations. |
| Rive Tanzania guide for foreign investors | Rive gives practical legal guidance on registering land interests in Zanzibar. | We used it to explain due diligence, approvals and registration steps for foreign buyers. We used it as a practical supplement to the legal text. |
| Vela Zanzibar property price index and ROI benchmarks | Vela is a Zanzibar-focused market source that gives useful practitioner context on prices and returns. | We used it to cross-check longer-term growth signals in the mid-2020s. We treated it as a market benchmark, not as an official public price index. |
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