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Foreigners can legally buy property in Zanzibar, but only through long-term leasehold agreements lasting up to 99 years.
The Zanzibar government owns all land, so foreign buyers must secure leasehold rights through the Zanzibar Investment Promotion Authority (ZIPA) and complete a comprehensive registration process that typically takes 6 to 16 weeks from start to finish.
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Foreign property ownership in Zanzibar requires leasehold agreements through government approval, with a 5% stamp duty and 6-16 week processing timeline.
The process involves ZIPA certification, Land Commission registration, and mandatory legal representation for title verification and due diligence.
| Process Step | Required Authority | Typical Duration |
|---|---|---|
| Property identification & legal counsel | Local real estate agent & lawyer | 1-2 weeks |
| Due diligence & title search | Land Commission/Sheha | 2-4 weeks |
| ZIPA approval & no objection certificate | Zanzibar Investment Promotion Authority | 2-3 weeks |
| Land survey & beaconing | Government surveyor | 1-2 weeks |
| Lease registration & title deed | Land Commission | 2-4 weeks |
| Stamp duty payment (5%) | Government revenue authority | 1 week |
| Final documentation & handover | Legal counsel | 1 week |
Fact-checked and reviewed by our local expert
Grace Makoye 🇹🇿
Manager of Operations, Zinza Real Estate
How do foreigners legally buy property in Zanzibar?
Foreigners cannot own land outright in Zanzibar but can legally purchase property through long-term leasehold agreements.
The Zanzibar government retains ownership of all land, while foreign buyers can secure leasehold rights for periods of 33, 66, or 99 years. The 99-year lease is most common and provides the strongest security for international investors.
These leasehold agreements are renewable, transferable, and inheritable, making them practically equivalent to freehold ownership for investment purposes. Foreign buyers must obtain approval through the Zanzibar Investment Promotion Authority (ZIPA) and register their lease with the Land Commission.
As of September 2025, foreigners can also purchase existing leasehold interests from other foreign or local owners, or buy units in government-approved condominium developments under the Condominium Act.
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What are the main types of property ownership available here?
Zanzibar offers three main types of property ownership, though only two are accessible to foreign buyers.
| Ownership Type | Available to Foreigners | Maximum Duration |
|---|---|---|
| Long-term leasehold | Yes | 99 years (renewable) |
| Condominium ownership | Yes | 99 years in approved developments |
| Right of Occupancy | No | Exclusive to Zanzibaris |
| Customary land rights | No | Village/family land only |
| Government lease (commercial) | Yes | 33-99 years |
What are the exact steps to get a government lease on the land?
The government lease process in Zanzibar follows eight mandatory steps that must be completed in sequence.
First, identify your target property through a licensed local real estate agent who understands the leasehold system. Second, engage a qualified lawyer or notary public registered in Zanzibar with experience in foreign property transactions.
Third, conduct comprehensive legal due diligence including official land title searches through the Land Commission or local Sheha to verify ownership and check for encumbrances. Fourth, negotiate purchase terms and sign a legally binding purchase agreement.
Fifth, arrange for professional land surveying and beaconing according to government standards. Sixth, apply for all required approvals including the ZIPA "no objection certificate" and Land Commission lease registration.
Seventh, pay all mandatory fees including the 5% stamp duty, registration fees, and legal costs. Finally, register the lease officially and obtain your title deed or lease certificate in your name from the Land Commission.
Do I need to set up a company in Zanzibar to buy, or can I buy in my own name?
Foreign individuals can typically purchase property in their own name through the leasehold system without establishing a local company.
Setting up a Zanzibar company is usually only required for commercial property investments, tourism-related businesses, or when seeking additional business privileges or residency status. Individual buyers can complete the entire leasehold registration process using their personal identification and foreign passport.
However, some developers or sellers may prefer company structures for larger transactions or multi-unit purchases. Commercial investors planning hotels, restaurants, or rental businesses often benefit from incorporating locally for tax and operational advantages.
Company formation adds 4-6 weeks to the process and requires additional legal compliance, so most residential buyers proceed as individuals unless specifically advised otherwise by their legal counsel.
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What kind of lawyer or notary should I hire locally to handle the process?
Hire a lawyer or notary public who is specifically registered to practice in Zanzibar and has direct experience with foreign property transactions.
Your legal representative must be licensed under Zanzibar's legal system, not just mainland Tanzania, as the island operates under different property laws. Look for firms with proven track records in real estate law, land registration, and due diligence procedures.
Avoid general practitioners who handle diverse legal matters but lack specialized knowledge of Zanzibar's unique leasehold system. The best lawyers will have established relationships with the Land Commission, ZIPA, and local government offices.
Expect to pay legal fees ranging from 1-3% of the property value, depending on transaction complexity. Reputable firms will provide clear fee structures upfront and maintain detailed records of all government interactions and document submissions.
How does due diligence work on land titles in Zanzibar, and how do I confirm they're valid?
Due diligence in Zanzibar requires verification through multiple government channels to confirm legitimate ownership and clear titles.
For registered land, your lawyer must conduct an official search with the Land Commission, which provides a comprehensive search report showing current ownership, any encumbrances, mortgages, or legal disputes. This search costs approximately $50-100 and takes 1-2 weeks to complete.
For unregistered land, verification goes through the local Sheha (village chief) who provides non-registered ownership confirmation. This process is riskier and requires additional community verification steps.
Properties in Free Economic Zones require verification directly through ZIPA rather than the Land Commission. Your legal counsel should cross-check all government records against historical ownership documents and investigate any potential family or community disputes that could affect future ownership.
Red flags include missing or incomplete documentation, reluctance by sellers to provide government verification, or properties with ongoing boundary disputes or multiple claimed owners.
What fees, taxes, and ongoing costs should I expect when purchasing?
Property purchase costs in Zanzibar include several mandatory government fees and ongoing annual obligations.
| Fee Type | Amount | When Paid |
|---|---|---|
| Stamp duty | 5% of purchase price | During registration |
| Registration fees | $200-500 depending on value | During registration |
| Legal fees | 1-3% of purchase price | Throughout process |
| Survey and beaconing | $300-800 | Before registration |
| Real estate agent commission | 1-3% of purchase price | At completion |
| Annual ground rent | $50-200 per year | Ongoing to government |
| Property management (if rental) | 8-12% of rental income | Monthly if applicable |
How long does the purchase process usually take from start to finish?
The complete property purchase process in Zanzibar typically takes 6 to 16 weeks from initial offer to final registration.
Simple transactions with clear titles and no complications can be completed in 6-8 weeks, while complex cases involving disputed ownership, extensive due diligence, or government approval delays can extend to 16 weeks or longer.
The longest delays usually occur during the ZIPA approval process (2-4 weeks), Land Commission title searches (2-3 weeks), and final lease registration (2-4 weeks). Government offices may experience backlogs during peak seasons or holiday periods.
Weather conditions can also affect surveying and beaconing activities, particularly during the rainy season from March to May. Buyers should budget for potential delays and avoid setting fixed deadlines for property handover or relocation plans.
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What are the most common mistakes foreigners make when buying here?
Foreign buyers frequently make five critical mistakes that can result in financial losses or legal complications in Zanzibar.
1. **Failing to verify authentic land titles** - Many buyers accept seller-provided documents without independent government verification through the Land Commission or Sheha offices.2. **Skipping ZIPA approval requirements** - Some buyers assume private transactions don't need government investment authority approval, leading to invalid purchases.3. **Using inadequate legal representation** - Hiring mainland Tanzania lawyers unfamiliar with Zanzibar's unique legal system or general practitioners without real estate specialization.4. **Underestimating total ownership costs** - Not budgeting for ongoing ground rent, property maintenance, insurance, and potential property management fees for rental properties.5. **Ignoring communal land restrictions** - Purchasing properties on village or family land without understanding community approval requirements and dispute risks.
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What specific scams or title issues should I be careful about in Zanzibar?
Zanzibar property buyers face several recurring scams and title fraud schemes that target foreign investors specifically.
The most common scam involves sellers offering "freehold" ownership, which is legally impossible in Zanzibar since the government owns all land. Fraudsters may present fake freehold deeds or claim special exemptions that don't exist under current law.
Document forgery is widespread, with fake Land Commission certificates, ZIPA approvals, and survey reports being used to mislead buyers. Always request direct government verification rather than accepting photocopied or unofficial documents from sellers.
Communal land schemes involve selling property on village or family land without proper community consent, leading to disputes after purchase. Multiple sale schemes occur when unscrupulous sellers attempt to sell the same property to multiple foreign buyers simultaneously.
Beware of agents or lawyers who rush the process, discourage independent verification, or request large upfront payments before completing due diligence. Legitimate transactions always allow time for proper government verification and legal review.
What happens if the property is on "communal land" or has unresolved ownership disputes?
Properties on communal or village land present significant risks for foreign buyers and may be impossible to register under standard leasehold agreements.
Communal land requires additional approvals from village councils, family groups, or traditional authorities before any sale can proceed. These approvals can be withdrawn at any time, and community disputes over land use are common and difficult to resolve through formal legal channels.
Unresolved ownership disputes typically involve multiple family members claiming inheritance rights, boundary disagreements with neighbors, or conflicting traditional versus government land records. These disputes can take years to resolve and may result in purchase cancellation even after payment.
Foreign buyers should completely avoid properties with known ownership disputes or uncertain communal land status. The safest approach is to only consider properties with clear government-registered titles and no ongoing legal challenges.
If you discover disputes after signing purchase agreements, work with your lawyer to cancel the transaction and recover deposits rather than proceeding with risky purchases.
After the purchase, what do I need to do to secure my leasehold and avoid future problems?
Successful property ownership in Zanzibar requires ongoing compliance with government lease conditions and proper documentation maintenance.
Ensure you receive the original lease certificate or title deed from the Land Commission with your name properly registered as the leaseholder. Keep all original documents in a secure location and maintain photocopies for daily use.
Pay annual ground rent to the government on time, typically due at the beginning of each year. Late payments can result in penalties or lease termination in extreme cases. Set up automatic payment reminders to avoid missing deadlines.
Comply with all lease conditions regarding property use, building restrictions, and development requirements. Some leases specify minimum development timelines or usage restrictions that must be followed.
Maintain comprehensive property insurance and keep detailed records of all maintenance, improvements, and compliance activities. Before making major renovations or structural changes, consult with your lawyer to ensure compliance with lease terms and local building codes.
For rental properties, register with local tax authorities and maintain proper records of rental income for annual tax filing requirements.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The Zanzibar property market offers excellent opportunities for foreign investors willing to navigate the leasehold system properly.
Success requires thorough due diligence, qualified local legal representation, and patience with the government approval process, but the 99-year renewable leases provide strong long-term security for international buyers.
Sources
- Sandbank Villas - Owning Property in Zanzibar as a Foreigner
- The Property Hub TZ - Ready to Buy Property in Tanzania
- TheAfricanvestor - Can Foreigners Buy Land in Zanzibar
- Arab MLS - Can Foreigners Buy Property in Zanzibar
- Eden Law Chambers - Zanzibar Real Estate Guide
- Zanzipalms - Comprehensive Guide to Buying Property in Zanzibar
- Real Estate Zanzibar - Who Can Own Land in Zanzibar
- Ardean Law Chambers - Land for Investment in Zanzibar Legal Brief