Buying land in Zanzibar as a foreigner
Can you buy land in Zanzibar if you are not Tanzanian? Yes, through a long lease. Here is how it works, step by step, from people who live on the island.
Rules and amounts change. This guide reflects publicly available information from ZIPA and Zanzibar land authorities as of October 2026. Always verify with a Zanzibar-registered lawyer before signing anything. Essence works with local legal partners on every purchase.
The short answer
Foreigners cannot own land in Zanzibar outright. All land is public land held on behalf of the President. What a foreign buyer gets is a long lease for an approved investment purpose, typically up to 99 years. In practice this is how every foreign-owned villa, hotel and plot on the island is held.
- Land is held as a lease, not freehold.
- Foreign investment usually goes through ZIPA, the Zanzibar Investment Promotion Authority, which issues the Investment Certificate you need to build.
- ZIPA publishes minimum investment amounts per sector. Hotel and real estate projects by foreign investors have the highest threshold, so check the current figure for your project.
How a purchase works, step by step
- Search report. Confirm who owns the land and that it is free of disputes: from the Commissioner for Land for registered land, or from the local Sheha for unregistered land.
- Survey. Unregistered plots are surveyed and their boundary beacons fixed.
- Sale agreement. Prepared, signed, witnessed and registered with your lawyer.
- Land Transfer Board. No long-term transfer or lease goes ahead without its approval.
- Government lease. Issued by the Land Commission in the name of the investor or company.
- ZIPA Investment Certificate. Concept note, application and business plan for your project.
- Building permit. From the Development Control Unit, together with the Investment Certificate.
Where people buy
On the south-east coast, Paje, Jambiani, Bwejuu and Makunduchi are popular for beachfront plots and boutique hotels. The north (Nungwi, Kendwa) is busier and more expensive; Stone Town suits city and heritage projects. We know these villages because we live and work here.
Common mistakes
- Paying a deposit before the search report is done.
- Buying "family land" with unclear heirs or several owners.
- Planning a project that does not match what the land is approved for.
- Skipping the Land Transfer Board approval.
FAQ
Can a foreigner buy land in Zanzibar?
Not as freehold. Foreigners hold land through a long lease, up to 99 years, for an approved investment, usually with a ZIPA Investment Certificate.
How long is a land lease in Zanzibar?
Leases for investment can run up to 99 years, according to ZIPA.
Do I need a company to buy?
Most foreign investors structure the purchase through a company registered for the project. Your lawyer will advise on the right structure for your case.
Can Essence help with the legal side?
Yes. We work with Zanzibar-registered lawyers and guide you from the first property check to permits and construction.