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Zanzibar · Off-plan & resale

Houses and property for sale in Zanzibar: off-plan and resale leasehold homes

Houses, villas and apartments for sale in Zanzibar, from Fumba Town to Paje and Nungwi, sold as 99-year leasehold units.

People who buy property in Zanzibar are mostly international buyers looking for a beach home, a holiday rental or a residence base in East Africa, around Fumba, Paje, Nungwi and the east coast. Property for sale in Zanzibar to foreigners comes through two routes: off-plan, buying a unit in a ZIPA-approved project before it is built, or resale, buying a completed unit in an approved project from its current owner for the remaining lease term.

The rule every foreign buyer must understand is that Zanzibar real estate is leasehold, not freehold. All land is vested in the President under the Land Tenure Act 1992. Foreigners buy individual units in projects approved by the Zanzibar Investment Promotion Authority (ZIPA) under the Condominium Act No. 10 of 2010, and receive a unit title on a 99-year renewable leasehold that is transferable, inheritable and mortgageable.

Natalie advises international buyers comparing Zanzibar with Dubai and other markets. She can explain the leasehold structure, the checks on a ZIPA project and how the residence permit works, and will come back with what is available on request. She helps buyers weigh a new 99-year lease bought off-plan against the remaining term on a resale unit, and confirms that the project sits inside the ZIPA framework before any deposit is paid.

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Can foreigners buy property in Zanzibar?

Yes, but not freehold. All land in Zanzibar is vested in the President under the Land Tenure Act 1992, and foreigners cannot hold freehold title. What they can buy is an individual unit (an apartment, villa or townhouse) in a project approved by ZIPA under the Condominium Act No. 10 of 2010.

The buyer receives a unit title on a 99-year renewable leasehold. It is held in the buyer's own name and can be transferred, inherited and mortgaged. For commercial land, foreign investors instead take a government lease (a derivative right) of 33, 66 or up to 99 years, approved by the Land Transfer Board under the Land Transfer Act 1994.

Stay inside the approved framework. Purchases outside ZIPA-approved projects, or through nominee arrangements, risk leaving the buyer with an unenforceable title.

Off-plan

Off-plan property in Zanzibar

Off-plan sales to foreigners take place within ZIPA-approved real estate projects. ZIPA registers and approves each project and issues a Certificate of Investment, which is the starting point for any off-plan check.

  • Confirm that the project is ZIPA-approved and holds a Certificate of Investment before paying a deposit.
  • Developers commonly sell off-plan with staged payment plans during construction, with terms set in each project contract.
  • No statutory off-plan escrow or deposit-protection requirement was found, so the developer's track record and the contract terms carry more weight than in Gulf markets.
  • The unit title you receive is a 99-year leasehold, so check how the lease term is set and when it starts.
  • Plan for the 1% stamp duty and lease preparation costs at registration.

Secondary market

Resale property in Zanzibar

Resale units in ZIPA-approved condominium projects can be bought from their owners and transferred for the remaining lease term, since unit titles are transferable and inheritable.

  • Commission an official search at the Commission for Lands covering title, boundaries, mortgages and caveats.
  • Confirm the unit sits in a ZIPA-approved project registered under the Condominium Act.
  • Check the remaining lease term, because it drives the value of a leasehold.
  • Check for outstanding annual land rent and any caveats on the title.
  • The process runs through ZIPA certification and payment of government fees, then registration at the Zanzibar Land Registry.

Off-plan or resale in Zanzibar?

Off-planResale (secondary)
Deposit and paymentsStaged payments during construction, per project contract.Paid against transfer of an existing unit title.
Buyer protectionZIPA project approval; no statutory escrow requirement found.Official search at the Commission for Lands and registration at the Land Registry.
Taxes and fees1% stamp duty and lease preparation costs at registration.1% stamp duty, government fees and any outstanding land rent.
Lease termNew 99-year renewable leasehold unit title.The remaining term of the existing lease.
What you can inspectPlans, ZIPA approval and the developer's record.The finished unit, its title and caveats.
FinancingMainly developer payment plans.Unit titles are mortgageable, but non-resident lending is not established.

Buying costs in Zanzibar

Stamp duty
1% of the transfer value on a conveyance or transfer, paid by the purchaser, under the Zanzibar Stamp Duty Act No. 7 of 2017. Land leases also attract 1%.
Annual land rent
Payable on leasehold land; the amount depends on size, location and use.
Lease agreement preparation
Foreign entities typically pay about TZS 1,000,000 for lease agreement preparation.
Government and registration fees
Paid after ZIPA certification and before registration at the Zanzibar Land Registry; confirm the current schedule.
Tax on sale
Tanzania taxes gains on the sale of land and buildings; confirm the current rate and clearance process with a local tax adviser before you sell.

Agents quote additional district levies and stamp-duty reductions that we could not confirm in an official source, so check the full fee schedule with your lawyer.

Residency through property in Zanzibar

Tanzania's Immigration (Amendment) Regulations 2023 (GN 428 of 2023) created a Class C-11 residence permit for buyers of real estate worth at least USD 100,000. In Zanzibar the application needs a ZIPA recommendation, police clearance, tax clearance and the title deed. The first permits were issued in May 2024, to buyers in Fumba Town.

The permit is tied to continued ownership and ends when the property is sold. It does not replace a work or business permit.

Where buyers look in Zanzibar

New developments and off-plan

  • Fumba TownMaster-planned town south of Stone Town by CPS, with ongoing phases.
  • PajeEast-coast area with new ZIPA projects such as Hola Paje.
  • NungwiNorthern tip with resort-residence projects.
  • MatemweNorth-east coast opposite Mnemba with new residential developments.
  • Kiwengwa and PongweEast-coast beach strip with resort-led projects.
  • JambianiSouth-east coast village area with smaller developments.

Established resale markets

  • Fumba Town (completed phases)Largest pool of completed ZIPA-approved units for resale.
  • NungwiEstablished resort area with completed residences.
  • PajeEstablished kitesurf and tourism hub.
  • KendwaNorth-west beach area with resort stock.
  • MatemweSome completed villa projects.

The market in numbers

  • Zanzibar recorded 917,167 international arrivals in 2025, up from 736,755 in 2024, per the Office of the Chief Government Statistician and the Zanzibar Commission for Tourism.
  • Developer Floton Africa unveiled three ZIPA-approved projects (Rivora Beach Club and Residences, Hola Paje and YOLO Residences) with a combined development value exceeding USD 50 million.
  • The real estate investor residence permit was first issued in May 2024, to four Dutch nationals who bought in Fumba Town.

What to watch for

  • Title is a 99-year lease, not freehold, so value depends on the remaining term and on renewal.
  • Purchases outside ZIPA-approved projects, or through nominee arrangements, risk an unenforceable title.
  • No statutory off-plan escrow requirement was found, so developer track record and contract terms carry more weight than in Gulf markets.
  • Residency is tied to continued ownership, ends when the property is sold and does not include work rights.
  • Bank lending to non-resident foreigners is not established, so most purchases rely on cash or developer installments.

Buying property in Zanzibar: questions buyers ask

Can foreigners buy property in Zanzibar?

Yes, but not freehold. Foreigners can buy units in ZIPA-approved projects under the Condominium Act 2010 and receive a 99-year renewable leasehold unit title in their own name.

Is it better to buy off-plan or resale property in Zanzibar?

Off-plan gives a new 99-year lease and staged payments, but no statutory escrow requirement was found, so the developer's record matters. Resale lets you inspect the finished unit and its title, but you buy only the remaining lease term.

Does buying property in Zanzibar give me residency?

A purchase of at least USD 100,000 can support a Class C-11 residence permit, with a ZIPA recommendation, police and tax clearance and the title deed. It is tied to continued ownership and does not give work rights.

What are the purchase taxes in Zanzibar?

Stamp duty is 1% of the transfer value, paid by the buyer, under the Zanzibar Stamp Duty Act 2017. Annual land rent also applies to leasehold land.

Can I resell my unit?

Yes. Condominium unit titles are transferable and inheritable for the remaining lease term. Tax on the gain applies on sale, so take local tax advice before selling.

Who approves projects foreigners can buy in?

The Zanzibar Investment Promotion Authority (ZIPA), which registers and approves real estate projects and issues a Certificate of Investment.

Sources

  1. Rive & Co: registering a land interest in Zanzibar
  2. Eden Law Chambers: land purchase in Zanzibar
  3. Zanzibar Revenue Board: stamp duty
  4. Rive & Co: 2023 immigration regulations
  5. Fumba Town: first investor residence permits
  6. The Citizen: Floton's ZIPA projects
  7. The Citizen: Zanzibar tourism arrivals 2025

This page is general information, not legal, tax or financial advice. Rules and fees were checked against the sources above in October 2026 and can change.

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