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
This guide breaks down current house prices across Zanzibar, from budget inland options to luxury beachfront villas, so you know exactly what to expect before you start searching.
We update this article regularly to reflect the latest market conditions, asking prices, and cost estimates for foreign buyers in Zanzibar.
Whether you want a modest family home near Zanzibar City or a coastal retreat on the east coast, you will find realistic price ranges and neighborhood insights below.
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.
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
How much do houses cost in Zanzibar as of 2026?
What's the median and average house price in Zanzibar as of 2026?
As of early 2026, the median house price in Zanzibar sits around USD 220,000 (approximately TZS 565 million or EUR 205,000), while the average price reaches about USD 360,000 (TZS 925 million or EUR 335,000) because luxury beachfront villas pull the number upward.
The typical price range covering roughly 80% of house sales in Zanzibar falls between USD 90,000 and USD 700,000 (TZS 230 million to TZS 1.8 billion, or EUR 84,000 to EUR 650,000), with most activity concentrated in the lower to middle portion of that band.
The gap between the median and average prices in Zanzibar reveals a market with a long luxury tail, meaning a smaller number of high-end beachfront deals significantly inflate the average while most buyers transact closer to that USD 220,000 median.
At the median price in Zanzibar, a buyer can realistically expect a 2 to 3-bedroom house with decent finishes, likely located in the peri-urban areas around Zanzibar City or in less tourism-heavy parts of the island rather than prime beach corridors.
What's the cheapest livable house budget in Zanzibar as of 2026?
As of early 2026, the minimum budget for a livable house in Zanzibar starts around USD 60,000 to USD 90,000 (TZS 155 million to TZS 230 million, or EUR 56,000 to EUR 84,000), though you should expect some trade-offs at this price point.
At this entry-level budget in Zanzibar, "livable" typically means a smaller house with basic finishes, functional plumbing and electricity, but potentially older infrastructure that may need upgrades, and sometimes documentation that requires extra legal attention before purchase.
These cheapest livable houses in Zanzibar are usually found in inland and peri-urban areas like Mwera, Dunga, Kombeni, and Chukwani around Zanzibar City, as well as less-touristic villages away from the popular east-coast beach strip.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Zanzibar here.
How much do 2 and 3-bedroom houses cost in Zanzibar as of 2026?
As of early 2026, a typical 2-bedroom house in Zanzibar costs around USD 150,000 to USD 180,000 (TZS 385 million to TZS 460 million, or EUR 140,000 to EUR 168,000), while a 3-bedroom house typically runs USD 220,000 to USD 270,000 (TZS 565 million to TZS 695 million, or EUR 205,000 to EUR 250,000).
The realistic price range for a 2-bedroom house in Zanzibar spans from USD 110,000 to USD 260,000 (TZS 280 million to TZS 670 million, or EUR 102,000 to EUR 242,000), with beach-adjacent locations commanding the higher end of that range.
For a 3-bedroom house in Zanzibar, expect a realistic range of USD 160,000 to USD 380,000 (TZS 410 million to TZS 975 million, or EUR 149,000 to EUR 354,000), again heavily influenced by whether the property sits on the coveted east or north coasts.
Moving from a 2-bedroom to a 3-bedroom house in Zanzibar typically adds a premium of 30% to 50%, driven less by the extra bedroom alone and more by the fact that 3-bedroom homes often come with larger plots and better finishes.
How much do 4-bedroom houses cost in Zanzibar as of 2026?
As of early 2026, a typical 4-bedroom house in Zanzibar costs between USD 280,000 and USD 650,000 (TZS 720 million to TZS 1.67 billion, or EUR 260,000 to EUR 605,000), with prices jumping quickly because much of this stock is positioned as holiday rental villas rather than purely local family homes.
For a 5-bedroom house in Zanzibar, the realistic price range runs from USD 450,000 to USD 1,100,000 (TZS 1.16 billion to TZS 2.8 billion, or EUR 420,000 to EUR 1 million), as these larger properties often target investors seeking short-term rental yields.
A 6-bedroom house in Zanzibar typically falls between USD 600,000 and USD 1,800,000 or more (TZS 1.54 billion to TZS 4.6 billion, or EUR 560,000 to EUR 1.7 million), with the top end representing resort-grade beachfront villas in prime locations like Nungwi or Paje.
Please note that we give much more detailed data in our pack about the property market in Zanzibar.
How much do new-build houses cost in Zanzibar as of 2026?
As of early 2026, new-build houses in Zanzibar typically cost between USD 220,000 and USD 750,000 (TZS 565 million to TZS 1.93 billion, or EUR 205,000 to EUR 700,000), with this wide range reflecting everything from basic concrete homes to resort-grade villas with modern amenities.
New-build houses in Zanzibar carry a premium of roughly 12% to 20% compared to older resale houses of similar size and location, with buyers paying extra for modern wiring, plumbing, septic systems, lower near-term maintenance, and often cleaner paperwork and approvals.
How much do houses with land cost in Zanzibar as of 2026?
As of early 2026, a house with meaningful private land in Zanzibar typically costs USD 120,000 to USD 300,000 (TZS 310 million to TZS 770 million, or EUR 112,000 to EUR 280,000) for inland properties, while coastal houses with plots range from USD 250,000 to USD 1,200,000 or more (TZS 640 million to TZS 3.1 billion, or EUR 233,000 to EUR 1.1 million).
In Zanzibar, a "house with land" typically means a property with a plot of at least 500 to 1,000 square meters beyond the building footprint, though coastal properties with beach access or sea views often feature larger plots and command significantly higher prices.
Adding a meaningful private plot to a comparable house in Zanzibar typically increases the price by 25% to 60%, with the premium climbing higher for coastal plots where land is the truly scarce asset and foreign buyers must navigate lease or registered-interest structures.
We cover everything there is to know about land prices in Zanzibar here.
Thinking of buying real estate in Zanzibar?
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Where are houses cheapest and most expensive in Zanzibar as of 2026?
Which neighborhoods have the lowest house prices in Zanzibar as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Zanzibar include Chukwani, Mwera, Dunga, and Kombeni in the wider belt around Zanzibar City, as well as parts of Bububu and less tourism-saturated inland villages in the Kati district of central Unguja.
In these cheaper Zanzibar neighborhoods, typical house prices range from USD 60,000 to USD 180,000 (TZS 155 million to TZS 460 million, or EUR 56,000 to EUR 168,000), offering the most accessible entry points for budget-conscious buyers.
These neighborhoods have the lowest house prices in Zanzibar because they sit away from the beach corridors that attract tourists and short-term rental investors, meaning demand comes primarily from local families rather than from the international second-home and holiday-let market.
Which neighborhoods have the highest house prices in Zanzibar as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Zanzibar are Nungwi and Kendwa on the north coast, and the Paje-Jambiani-Bwejuu corridor on the east coast, with select waterfront pockets near Stone Town also commanding premium prices.
In these most expensive Zanzibar neighborhoods, typical house prices range from USD 350,000 to USD 2,500,000 or more (TZS 900 million to TZS 6.4 billion, or EUR 326,000 to EUR 2.3 million), depending on beach proximity, plot size, and villa quality.
These neighborhoods command the highest house prices in Zanzibar because they offer direct beach access and sit within established resort ecosystems, which means properties can generate strong short-term rental income and attract international buyers willing to pay for that yield potential.
Buyers in these premium Zanzibar neighborhoods are typically international investors seeking rental income, wealthy expatriates purchasing second homes, and occasionally hotel or hospitality groups acquiring villa stock for their portfolios.
How much do houses cost near the city center in Zanzibar as of 2026?
As of early 2026, houses near the city center in Zanzibar, meaning Stone Town and the broader Zanzibar City area, typically cost between USD 180,000 and USD 500,000 (TZS 460 million to TZS 1.3 billion, or EUR 168,000 to EUR 465,000), with heritage properties and prime waterfront locations pushing toward the higher end.
Houses near major transit routes in Zanzibar, specifically properties with easy access to the main roads connecting the airport and the east and north coasts, carry a premium of roughly 5% to 15% compared to otherwise similar inland homes, with typical prices ranging from USD 150,000 to USD 350,000 (TZS 385 million to TZS 900 million, or EUR 140,000 to EUR 326,000).
Houses near top-rated schools in Zanzibar, such as The International School of Zanzibar and Green Acres School, typically fall in the USD 180,000 to USD 450,000 range (TZS 460 million to TZS 1.16 billion, or EUR 168,000 to EUR 420,000), as families prioritize commuting convenience to these well-regarded institutions.
Houses in expat-popular areas of Zanzibar, including Paje, Jambiani, Nungwi, Kendwa, and parts of Stone Town, commonly price 20% to 50% above comparable inland areas, with typical costs ranging from USD 250,000 to USD 800,000 (TZS 640 million to TZS 2.1 billion, or EUR 233,000 to EUR 745,000) because these zones double as short-term rental corridors.
We actually have an updated expat guide for Zanzibar here.
How much do houses cost in the suburbs in Zanzibar as of 2026?
As of early 2026, houses in the suburbs of Zanzibar, meaning the outer ring around Zanzibar City away from beach villages, typically cost between USD 90,000 and USD 220,000 (TZS 230 million to TZS 565 million, or EUR 84,000 to EUR 205,000) for a common family house, with larger or better-finished new-builds reaching USD 220,000 to USD 350,000 (TZS 565 million to TZS 900 million, or EUR 205,000 to EUR 326,000).
Suburban houses in Zanzibar typically cost 30% to 50% less than city-center properties and 50% to 70% less than prime coastal homes, making the suburbs the most accessible option for buyers who prioritize space and value over beach proximity or heritage character.
The most popular suburbs for house buyers in Zanzibar include Bububu, which offers proximity to Zanzibar City at lower prices than Stone Town, as well as the Mwera and Chukwani corridor, which appeals to commuters seeking newer construction and more land.
What areas in Zanzibar are improving and still affordable as of 2026?
As of early 2026, the top areas in Zanzibar that are improving and still affordable for house buyers include Fumba, which has a more planned development feel with improving services, Bububu, which benefits from proximity to Zanzibar City while sitting below north and east-coast resort premiums, and the Mwera-Chukwani corridor, which remains commuter-friendly and cheaper than beach zones.
In these improving yet affordable Zanzibar areas, current typical house prices range from USD 100,000 to USD 250,000 (TZS 255 million to TZS 640 million, or EUR 93,000 to EUR 233,000), offering buyers a chance to enter the market before prices catch up to the prime coastal corridors.
The main sign of improvement driving buyer interest in these areas is the gradual extension of reliable infrastructure, including better road access, more consistent electricity and water supply, and in some cases new residential developments that bring improved services to previously underserved pockets.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Zanzibar right now?
What are typical buyer closing costs for houses in Zanzibar right now?
Buyers should budget roughly 10% to 16% of the purchase price for total closing costs when purchasing a house in Zanzibar, which is higher than many Western markets due to the documentation and approval steps required for foreign buyers.
The main closing cost categories for house buyers in Zanzibar include stamp duty (rate varies by instrument and value classification), legal and advocate fees (typically 1% to 2% of the purchase price), valuation and survey costs (USD 400 to USD 1,500 or TZS 1 million to TZS 3.9 million), registration and administrative fees, and foreign investment approvals or "no objection" steps where required.
The single largest closing cost category for house buyers in Zanzibar is usually the combination of stamp duty and legal fees, which together can account for 5% to 10% of the purchase price depending on the transaction structure and property value.
We cover all these costs and what are the strategies to minimize them in our property pack about Zanzibar.
How much are property taxes on houses in Zanzibar right now?
Annual property taxes in Zanzibar are generally modest compared to Western countries, with most homeowners facing relatively low ongoing charges, though the more significant tax hit comes at the purchase stage through stamp duty and transfer fees rather than as a recurring annual bill.
Property taxation in Zanzibar works differently than in freehold markets because land is public and held through rights of occupancy or registered lease interests, so what matters more in practice are the terms of your granted interest or lease and any associated payments or conditions attached to it.
If you want to go into more details, we also have a page with all the property taxes and fees in Zanzibar.
How much is home insurance for a house in Zanzibar right now?
Typical annual home insurance costs for a house in Zanzibar range from USD 250 to USD 900 (TZS 640,000 to TZS 2.3 million, or EUR 233 to EUR 840) for basic building cover, while higher-value coastal villas with greater exposure and rebuild costs can run USD 900 to USD 2,500 or more per year (TZS 2.3 million to TZS 6.4 million, or EUR 840 to EUR 2,330).
The main factors affecting home insurance premiums for houses in Zanzibar include the property's location (coastal properties face higher wind and salt-air exposure), the rebuild value and construction quality, the age and condition of the structure, and whether you need coverage for contents, rental income loss, or additional perils.
What are typical utility costs for a house in Zanzibar right now?
Typical total monthly utility costs for a house in Zanzibar range from TZS 80,000 to TZS 200,000 (USD 30 to USD 80, or EUR 28 to EUR 75) for modest usage, though larger homes with air conditioning and pools can easily exceed TZS 300,000 per month (USD 115 or EUR 110).
The main utility categories for houses in Zanzibar include electricity from ZECO, which typically runs TZS 45,000 to TZS 120,000 or more per month (USD 18 to USD 47) depending on usage bands and whether you cross tariff thresholds, water from ZAWA which is usually lower than electricity but may require backup tanker deliveries in some areas, and internet which varies widely by provider and location but commonly costs TZS 50,000 to TZS 150,000 per month (USD 20 to USD 60).
What are common hidden costs when buying a house in Zanzibar right now?
Common hidden costs that house buyers in Zanzibar often overlook can total USD 2,000 to USD 8,000 or more (TZS 5.1 million to TZS 20.5 million, or EUR 1,860 to EUR 7,450), depending on the property's condition and location, with backup power systems and documentation clean-up often being the largest surprises.
Inspection fees buyers should expect when purchasing a house in Zanzibar include USD 300 to USD 900 (TZS 770,000 to TZS 2.3 million, or EUR 280 to EUR 840) for basic building inspection, USD 200 to USD 800 (TZS 515,000 to TZS 2.1 million, or EUR 186 to EUR 745) for septic and water system checks where relevant, and USD 400 to USD 1,500 (TZS 1 million to TZS 3.9 million, or EUR 373 to EUR 1,400) for valuation and survey work.
Other common hidden costs beyond inspections when buying a house in Zanzibar include backup power equipment like inverters, solar panels, batteries, or generators for reliability, water storage tanks and pumps in areas with inconsistent supply, salt-air maintenance for coastal properties affecting metalwork, AC units, and exterior paint, and septic system repairs or upgrades.
The hidden cost that tends to surprise first-time house buyers the most in Zanzibar is paperwork clean-up, meaning extra legal time and fees needed when documentation is messy, because the island's land-tenure system requires validating granted or registered interests rather than simple freehold ownership.
You will find here the list of classic mistakes people make when buying a property in Zanzibar.
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What do locals and expats say about the market in Zanzibar as of 2026?
Do people think houses are overpriced in Zanzibar as of 2026?
As of early 2026, sentiment among locals and expats in Zanzibar is mixed, with many long-time residents feeling that prime beach corridor prices are "tourist-priced" and disconnected from local incomes, while expats often acknowledge that the best locations are expensive but note that inland value still exists for flexible buyers.
Houses in Zanzibar typically stay on the market for 1 to 3 months when well-priced in inland family-home areas, while coastal villas and luxury stock often sit for 3 to 9 months or longer, especially if priced for "international buyer" expectations that do not align with current demand.
The main reason locals give for feeling house prices are too high in Zanzibar is that tourism-driven demand means they are competing with international investors and second-home buyers who can afford to pay premiums for rental yield potential, pushing prices beyond what local household incomes can support.
Compared to one or two years ago, sentiment on house prices in Zanzibar has shifted slightly toward caution, with more buyers expecting negotiation room on overpriced listings, though prime coastal areas remain firm because limited supply and steady tourist arrivals continue to support asking prices.
You'll find our latest property market analysis about Zanzibar here.
Are prices still rising or cooling in Zanzibar as of 2026?
As of early 2026, house prices in Zanzibar are still rising in prime coastal neighborhoods like Nungwi, Kendwa, Paje, Jambiani, and Bwejuu where supply is limited and demand is tourism-linked, while inland and peri-urban areas are seeing flatter prices with more room for negotiation.
The estimated year-over-year house price change in Zanzibar varies by location, with prime coastal areas seeing continued appreciation of roughly 5% to 10% in local currency terms, while inland areas have largely held flat or seen modest single-digit gains that may not keep pace with inflation.
Experts and locals expect house prices in Zanzibar over the next 6 to 12 months to remain stable to slightly rising in prime areas supported by tourism demand, with inland areas likely to see softer conditions and more buyer-friendly negotiation opportunities as credit conditions and inflation keep some local purchasers on the sidelines.
Finally, please note that we have covered property price trends and forecasts for Zanzibar here.
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.
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 |
|---|---|---|
| Zanzibar Investment Promotion Authority (ZIPA) | Official government agency regulating foreign investment in Zanzibar. | We used it to understand what foreigners can realistically buy and what approval steps are required. We then built practical buyer cost estimates around these requirements. |
| Zanzibar Land Tenure Act | Primary Zanzibar land law published by a government tribunal site. | We used it to explain why ownership works differently in Zanzibar through leases and rights of occupancy. We tailored buying guidance to these lease structures rather than freehold assumptions. |
| Zanzibar Revenue Authority (Stamp Duty Act) | Official revenue authority publishing consolidated tax law. | We used it to confirm that stamp duty is a real, documented cost buyers must budget for. We included it in our closing-cost stack alongside legal and registration fees. |
| Bank of Tanzania (Monetary Policy Statement) | Central bank's official policy document for the region. | We used it to set the macro context affecting affordability like interest rates and credit conditions. We translated that into what buyers typically face on financing and negotiation leverage. |
| Office of the Chief Government Statistician (Zanzibar CPI) | Official Zanzibar statistics authority publishing inflation data. | We used it to anchor local inflation rather than mainland-only figures. We framed 2026 prices in current money and avoided outdated comparisons. |
| Zanzibar Tourism Statistical Release | Official stats release tracking visitor volumes to the islands. | We used it to explain why beach-adjacent house demand stays strong due to short-let and second-home buyers. We used it to justify neighborhood price gaps between resort corridors and inland areas. |
| RE/MAX Tanzania (Zanzibar listings) | Large international brokerage publishing live asking prices. | We used it as one of the few consistently accessible windows into current Zanzibar house asking prices. We triangulated realistic price bands by bedroom count and by coastal versus inland location. |
| Knight Frank Africa Report | Major global real-estate consultancy with formal research methodology. | We used it to cross-check how international capital prices prime coastal real estate in Africa. We used it to sanity-check our Zanzibar price bands, especially the luxury tail. |
| Zanzibar Electricity Corporation (ZECO) | State utility responsible for electricity supply in Zanzibar. | We used it to confirm that power is a regulated utility with published processes. We structured realistic monthly utility budgets and flagged backup power as a common hidden cost. |
| Daily News Tanzania | Mainstream national newspaper reporting specific tariff changes. | We used it for concrete, recent tariff numbers that households can use to estimate bills. We translated per-unit tariffs into a typical monthly range for houses. |
| Zanzibar Water Authority (ZAWA) | Official authority responsible for water supply in Zanzibar. | We used it to confirm that water is provided by a public authority, not just ad-hoc vendors. We structured water budgeting and noted common backup needs like tanker deliveries in some areas. |
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