BUYING GUIDE
How to buy property in Zanzibar as a foreigner
What you can own, how the process works, what it costs, and how the residency permit fits in.
Updated 2026 ∙ 8 minute read ∙ Free 16-page PDF below
THE SHORT VERSION
Four answers most buyers want first
Can foreigners buy property in Zanzibar?
Yes, through long leases or registered units in government-approved developments. Foreigners can't own the land itself.
How long is a lease?
Depends on the property’s structure. Some up to 99 years. Many use 33-year terms with renewal arrangements, which aren’t guaranteed.
Are there extra fees beyond the sale price?
Roughly 5-8% for stamp duty, registration and legal fees, and agency fees, plus yearly service charges.
Does buying give me residency?
It can. A qualifying property in an approved project worth USD 100,000 or more may make you eligible to apply for a residence permit.
01
What foreigners can own
In Zanzibar, all land is ultimately public land, and freehold ownership doesn't exist for anyone. Land rights are granted as leases or rights of occupancy.
The key legal line is between Zanzibaris and non-Zanzibaris, not between Tanzanians and foreigners. A buyer from mainland Tanzania faces broadly the same rules as a buyer from Germany or Oman.
The two main ways foreigners buy
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A registered unit in an approved development. The Condominium Act of 2010 lets you own an apartment, townhouse, or villa within a project, separately from the land beneath it. This is how most foreigners buy today.
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A long lease. Certain leases run up to 99 years. Many use 33-year terms with renewal arrangements, which aren’t automatically guaranteed. These leases still allow you to sell, rent out, and pass on.
Developments sold to foreigners need approval from the Zanzibar Investment Promotion Authority (ZIPA), and transfer only has legal effect once it's registered. If a seller can't show either, walk away.
02
The buying process, step by step
Expect two to four months for a completed property, and longer for off-plan. Neither is guarenteed.
1 Set goals and budget
3 View the property
5 Due diligence
7 Pay by bank transfer
Live, rent, or hold? Add 3-5% for costs.
In person or by live video walkthrough.
Title, ZIPA approval, permits, disputes.
Never cash. Keep every receipt.
2 Shortlist areas
4 Hire your own advocate
6 Reserve and sign
8 Register the transfer
Compare lifestyle and rental demand.
Licensed in Zanzibar, working only for you.
Deposit, then the sale agreement.
Only then is the purchase complete.
On top of the purchase price, expect a few one-off costs when you buy and a service charge every year.
WHEN YOU BUY
Stamp duty
Due on the transfer document
~1% of price
Registration fees
Required for the transfer to take effect
~3%
Legal fees
Agree a fixed fee in writing
~1%
EVERY YEAR
Service charge
Security, shared areas and maintnence
Set by development
03
What it costs
Budget roughly 5-8% on top of the purchase price for one-off costs.
Cost
Typical amount
Notes
3-5%
Stamp duty
About 1% of the purchase price
Due on the transfer document
Registration fees
About 3%
Required for the transfer to take effect
Legal fees
About 1%
Agree a fixed fee in writing
Service charge
Set by the development
Yearly: security, shared areas, maintenance
Agency fee
About 3%
Sometimes paid by the seller or developer
Rates change. The free guide includes a worked example for a USD 150,000 apartment.
Agency fee
Sometimes paid by seller or developer
~3%
04
Residency through property
Since 2021, foreigners who buy a qualifying property in an approved development can apply for an investor residence permit, issued by Tanzania's Immigration Department on the basis of a ZIPA investment certificate.
It doesn't give you the right to work in Zanzibar.
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A qualifying property in an approved project valued at USD 100,000 or more.
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Covers you, your spouse, and up to four children under 20.
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Permit category: Class C-11. Application fee USD 500; duration and renewal confirmed by Immigration.
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Being eligible to apply doesn’t guarantee a permit.
Beyond the beach
The Foreign Buyer's Guide to Property in Zanzibar
FREE 16-PAGE PDF
FREE DOWNLOAD
Get the complete buyer's guide
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Ownership structures compared, with the risks of each
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A full cost breakdown and worked example
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Residency permit requirements and buyer incentives
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Five neighborhood profiles and a due diligence checklist
We may follow up to see if we can help with your search. No obligation.
FAQ
No. You can buy as a non-resident. Residency is optional and only available if your property qualifies.
Absolutely. It is standard for owners to generate income via vacation rentals, managed personally or by pros. Verify individual project bylaws, including any restrictions on short-term rentals.
Local mortgages for foreign buyers are rare. Most buyers pay cash or use off-plan payment plans offered by developers.
A lease or registered unit can be inherited. Make a will that covers your Zanzibar property and take legal advice in both countries.
It can be, with an experienced developer, confirmed approvals and payments tied to construction milestones. Chapter 4 of the free guide covers how to protect yourself.