Buying property in Zanzibar: risks, scams and pitfalls (2026)

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

Fact-checked and reviewed by our local expert

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Grace Makoye 🇹🇿

Manager of Operations, Zinza Real Estate

Grace Makoye knows Zanzibar’s real estate inside out. As Manager of Operations at Zinza Real Estate, she connects clients with top beachfront homes and commercial spaces. Looking to invest on the island? She’ll guide you every step of the way.

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Zanzibar. If you’d like to learn more about us, you can check our presentation page.

How risky is buying property in Zanzibar as a foreigner in 2026?

Can foreigners legally own properties in Zanzibar in 2026?

As of early 2026, foreigners cannot legally own land outright in Zanzibar because all land is public land vested in the President, and only Zanzibaris can hold true ownership rights.

This means that if you are a foreigner looking to buy property in Zanzibar, you will need to work within a lease structure, typically marketed as a "99-year lease" or "right of occupancy," which gives you usage rights but not freehold ownership.

Because direct ownership is restricted, foreigners commonly use long-term lease agreements registered with the relevant Zanzibar land authorities, and some also explore setting up local company structures, though these come with their own legal complexities and risks.

The key takeaway is that what you buy in Zanzibar is not "land" in the traditional sense, but rather a documented right to use and occupy land for a specific period, so understanding this distinction is essential before you sign anything.

What buyer rights do foreigners actually have in Zanzibar in 2026?

As of early 2026, your rights as a foreign buyer in Zanzibar depend entirely on what is properly registered with the land authorities, not on what you paid or what a contract says in isolation.

If a seller breaches a contract in Zanzibar, you can technically pursue legal action through the Land Tribunal or courts, but enforcement is slow and outcomes are uncertain, so your real protection comes from doing thorough due diligence before you pay.

The most common mistake foreigners make in Zanzibar is assuming that "I paid, therefore I own," when in reality, without proper registration of your lease or right of occupancy, you have very little legal standing if a dispute arises.

How strong is contract enforcement in Zanzibar right now?

Contract enforcement for real estate in Zanzibar exists but is noticeably weaker and slower than in countries like the UK, France, or the United States, where courts and registries work more predictably.

The main weakness foreigners should know about in Zanzibar is that even with a valid contract, actually getting a court to enforce it can take years, and the process involves significant bureaucracy and potential for informal influence.

By the way, we detail all the documents you need and what they mean in our property pack covering Zanzibar.

Which scams target foreign buyers in Zanzibar right now?

Are scams against foreigners common in Zanzibar right now?

Scams targeting foreign property buyers in Zanzibar are common enough that you should assume you will encounter at least one attempt, especially in popular coastal areas like Nungwi, Kendwa, Paje, Jambiani, Kiwengwa, Matemwe, and Fumba.

The type of transaction most frequently targeted by scammers in Zanzibar is the purchase of beachfront or ocean-view properties, where high prices and eager foreign buyers create ideal conditions for fraud.

The profile of foreign buyer most commonly targeted is someone who is visiting Zanzibar for a short time, falls in love with the island, and wants to close a deal quickly before returning home.

The single biggest warning sign that a deal may be a scam in Zanzibar is pressure to pay quickly combined with reluctance to let you independently verify documents at official registries.

What are the top three scams foreigners face in Zanzibar right now?

The top three scams foreigners face when buying property in Zanzibar are: (1) the seller does not actually own or have the right to sell the property, (2) documents are forged or altered to look official, and (3) "two-price" schemes where you sign one value for authorities and pay a different amount in cash.

The most common scam typically unfolds like this in Zanzibar: an agent introduces you to a "seller" who shows impressive-looking documents, pushes you to pay a deposit quickly before someone else buys, and then either disappears or you discover later that the property was never theirs to sell.

The single most effective way to protect yourself from each of these scams is to hire an independent lawyer (not one recommended by the agent), verify all documents directly at official registries, and never pay any money until verification is complete.

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 do I verify the seller and ownership in Zanzibar without getting fooled?

How do I confirm the seller is the real owner in Zanzibar?

The standard verification process in Zanzibar involves matching the seller's identity documents to the name registered on the land or lease records held by the relevant land authority.

The official document foreigners should check to verify ownership in Zanzibar is the registered lease or right of occupancy certificate, which should be on file with the land registry and match the parcel reference exactly.

The most common trick fake sellers use in Zanzibar is presenting themselves as an "authorized representative" with a power of attorney that is either forged, expired, or not valid for property sales, and this happens commonly enough that you should always verify any representative's authority independently.

Where do I check liens or mortgages on a property in Zanzibar?

The official place to check for liens or mortgages on a property in Zanzibar is the land registry where the lease or right of occupancy is registered, as any legitimate charge or mortgage should be recorded there.

When checking for liens in Zanzibar, you should specifically request a full search showing all registered encumbrances, restrictions, caveats, or ongoing legal proceedings tied to the plot or parcel number.

The type of encumbrance most commonly missed by foreign buyers in Zanzibar is informal family claims or inheritance disputes that may not appear in formal records but can surface later and threaten your rights.

It's one of the aspects we cover in our our pack about the real estate market in Zanzibar.

How do I spot forged documents in Zanzibar right now?

The most common type of forged document used in property scams in Zanzibar is a fake lease agreement or right of occupancy certificate, and this happens commonly enough that you should treat every document as suspect until independently verified.

Specific red flags that indicate a document may be forged in Zanzibar include inconsistent spelling of names, missing or suspicious-looking official stamps, unusually fresh paper for supposedly old documents, and any pressure to not verify directly with authorities.

The official verification method you should use in Zanzibar is to take the document directly to the relevant land registry or authority office and request confirmation that it matches their records exactly.

What "grey-area" practices should I watch for in Zanzibar?

What hidden costs surprise foreigners when buying a property in Zanzibar?

The three most common hidden costs foreigners overlook when buying property in Zanzibar are stamp duty at 1% of the property value (around 25,000 TZS per million, or roughly $10 USD / 9 EUR per $1,000), annual property tax at 0.1% of property value, and various administrative fees for searches, registration, and consents that can add up to several hundred dollars.

The hidden cost most often deliberately concealed by sellers or agents in Zanzibar is outstanding property tax or administrative fees owed on the property, and this happens commonly, so you should always request proof that all dues are paid before closing.

If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Zanzibar.

Are "cash under the table" requests common in Zanzibar right now?

Requests for undeclared cash payments in Zanzibar property transactions are common, and you should expect to encounter them, especially when dealing with individual sellers or smaller agents.

The typical reason sellers give for requesting undeclared cash in Zanzibar is to "reduce the fees and taxes" by declaring a lower official purchase price, which they present as a win-win for both parties.

If you agree to an undeclared cash payment in Zanzibar, you face serious legal risks including potential violations of the Anti-Money Laundering Act, loss of legal recourse if the deal goes wrong, and future problems if authorities reassess the property's value.

Are side agreements used to bypass rules in Zanzibar right now?

Side agreements to bypass official rules are common in Zanzibar property transactions, and you will likely be offered one if you buy in a popular tourist area.

The most common type of side agreement in Zanzibar is the "two-price contract," where you sign one document with a low declared value for the authorities and a separate agreement reflecting the real (higher) price you actually pay.

If a side agreement is discovered by authorities in Zanzibar, you could face tax reassessment with penalties, your contract could be deemed unenforceable, and you lose leverage because you participated in the scheme.

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.

Can I trust real estate agents in Zanzibar in 2026?

Are real estate agents regulated in Zanzibar in 2026?

As of early 2026, real estate agents in Zanzibar operate with minimal formal regulation, meaning there is no strict government licensing system that guarantees an agent's competence or honesty.

While professional associations like AREPTA exist in Tanzania, membership is voluntary, and the word "agent" does not carry the same legal weight as in heavily regulated markets like the US or UK.

The practical way to verify whether an agent is trustworthy in Zanzibar is not through licenses but through independent references, a track record with other foreign buyers, and their willingness to let you verify everything independently.

Please note that we have a list of contacts for you in our property pack about Zanzibar.

What agent fee percentage is normal in Zanzibar in 2026?

As of early 2026, the normal agent fee for residential property transactions in Zanzibar is around 5% of the sale price, though this can vary depending on the deal.

The typical range of agent fees in Zanzibar covers 3% to 6% of the property price, depending on whether one or two agents are involved and how much negotiating you do upfront.

In Zanzibar, agent fees are sometimes charged to the buyer, sometimes to the seller, and sometimes split, so you should clarify this in writing before you engage an agent to avoid surprises at closing.

What due diligence actually prevents disasters in Zanzibar?

What structural inspection is standard in Zanzibar right now?

There is no mandatory standard structural inspection for property purchases in Zanzibar, which means you need to arrange and pay for your own independent inspection.

A qualified inspector in Zanzibar should check the foundation for cracks, the roof structure, walls for moisture damage, plumbing and drainage systems, electrical safety, and signs of salt-air corrosion if the property is near the coast.

The type of professional qualified to perform structural inspections in Zanzibar is a licensed civil engineer or building surveyor, ideally one with experience inspecting coastal properties.

The most common structural issues inspections reveal in Zanzibar properties are salt-air corrosion on metal reinforcements, water damage from humidity and poor ventilation, foundation problems from unstable sandy soil, and unpermitted additions that were not built to code.

How do I confirm exact boundaries in Zanzibar?

The standard process for confirming exact property boundaries in Zanzibar is to obtain an official survey linked to the parcel reference number and have a surveyor physically mark the boundaries on the ground.

The official document showing legal boundaries in Zanzibar is the survey plan or cadastral map tied to your lease or right of occupancy registration, which should be on file with the land authority.

The most common boundary dispute affecting foreign buyers in Zanzibar is discovering after purchase that a neighbor has encroached onto "your" land, or that the boundaries you were shown do not match the official records.

The professional you should hire to physically verify boundaries in Zanzibar is a licensed land surveyor who can compare the official parcel records with the actual ground situation and produce a formal report.

What defects are commonly hidden in Zanzibar right now?

The top three defects sellers commonly conceal in Zanzibar are salt-air corrosion damage to metal structures and reinforced concrete (common in coastal areas like Nungwi and Paje), hidden water damage and mold from poor ventilation (common), and unpermitted room additions that do not appear in any official plans (common).

The inspection technique that helps uncover hidden defects in Zanzibar is a combination of moisture meters for water damage, visual inspection of metal fittings for corrosion, and comparing the physical structure against any approved building plans on file.

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 insider lessons do foreigners share after buying in Zanzibar?

What do foreigners say they did wrong in Zanzibar right now?

The most common mistake foreigners say they made when buying property in Zanzibar is trusting a charismatic agent or seller instead of following a formal verification process.

The top three regrets foreigners mention after buying in Zanzibar are: paying before registration was complete, assuming their lease was the same as freehold ownership, and not hiring a truly independent lawyer.

The single piece of advice experienced foreign buyers in Zanzibar most often give to newcomers is: never pay any money until your own independent lawyer has verified every document directly at the official registry.

The mistake foreigners say cost them the most money or stress in Zanzibar was discovering after payment that the "seller" did not actually have the legal right to sell, leaving them with no property and a very difficult legal battle.

What do locals do differently when buying in Zanzibar right now?

The key difference in how locals approach buying property in Zanzibar is that they typically know the family and community history of a plot, including who really controls it within the Shehia (local administrative unit), which helps them avoid inheritance disputes that foreigners walk into blindly.

A verification step locals routinely take in Zanzibar that foreigners often skip is checking with the local Sheha (village leader) and neighbors to confirm there are no informal claims, family disputes, or "understanding" arrangements that would not show up in official records.

The local knowledge advantage that helps Zanzibaris get better deals is understanding which areas have complicated land histories or multiple claimants, allowing them to avoid problematic plots that look attractive to uninformed foreign buyers.

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
Zanzibar Land Tenure Act	It's the core statute defining land rights in Zanzibar.	We used it to explain what "ownership" actually means and the legal limits for foreign buyers. We also identified what rights foreigners can legally hold.
Zanzibar Anti-Money Laundering Act 2009	It's the primary AML law setting due diligence rules.	We used it to explain why cash payments are risky and why proper documentation matters. We also flagged scam patterns that rely on avoiding paper trails.
World Bank Rule of Law Indicator	It's a respected global governance dataset.	We used it to assess how reliable contract enforcement is in Tanzania and Zanzibar. We compared it to other countries to give context.
Transparency International CPI 2024	It's the standard global benchmark for corruption perception.	We used it to explain why informal payments and shortcuts are a real risk. We calibrated how skeptical buyers should be.
US State Dept Investment Climate Statement 2025	It's a government assessment of property rights and bureaucracy.	We used it to cross-check friction points around land registration. We confirmed that issues are persistent, not just anecdotes.
Zanzibar Revenue Authority Stamp Duty Schedule	It's the official tax authority guidance on transaction costs.	We used it to identify the stamp duty rate for property transfers. We warned about under-declaring property values.
Zanzibar Property Tax Act 2008	It's the statute setting annual property tax rates.	We used it to quantify the annual property tax for residential properties. We explained why "low costs" claims can be misleading.
Land Tribunal Zanzibar Statistics	It's the official tribunal site showing dispute data.	We used it to show that land disputes happen at meaningful levels. We highlighted why verification checks are essential.
ZanzibarLII Case Law	It's a public legal repository of court decisions.	We used it to confirm how courts interpret foreign ownership limits. We backed up statements with actual judicial rulings.
Global Property Guide	It's a recognized international property data compiler.	We used it to estimate typical agent fees and transaction costs. We treated it as a market practice benchmark.

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.