This is the question most overseas buyers ask first, and the honest answer surprises people. It is also the question where bad information does the most damage, because a buyer who thinks they are purchasing land outright has misunderstood what they are signing.
No. Foreigners cannot buy land outright in Zanzibar, and neither can Zanzibaris. Under the Land Tenure Act 1992 all land is public land vested in the President, so freehold ownership does not exist for anyone. What a foreign buyer can hold is a long lease, and in the right kind of project that lease runs for 99 years and behaves very much like ownership.
The Land Tenure Act 1992 sets up a system called the Right of Occupancy. Land belongs to the state, and rights to use it are granted rather than sold. Non-citizens, which includes mainland Tanzanians, cannot be granted the ultimate Right of Occupancy at all.
So the question is not really "can I buy land". It is "what interest can I hold, and how secure is it".
Two things, depending on the route.
The first is a long-term Government Lease, described in law as a Derivative Right. It gives the holder the exclusive right to use, occupy, develop, transfer and inherit the land for the term of the lease.
The second is a Unit Title under the Condominium Act No. 10 of 2010. This applies to apartments, villas and townhouses inside an approved project. The buyer takes a 99-year renewable leasehold interest in their own personal name, and that interest is transferable, inheritable and mortgageable.
For most people buying a home rather than developing a site, the second route is the relevant one.
Which route applies is decided by the property, not by preference. A unit in an approved development cannot be bought as raw land, and a bare plot cannot be converted into a condominium title by the buyer.
Leases are commonly granted in increments of 33, 66 or a maximum term of 99 years. A 99-year renewable term is the usual headline for condominium unit titles.
The practical point is that the term and its renewal mechanics are written into the individual title, not fixed by a single national rule. Two properties advertised as "99-year leasehold" can carry different renewal conditions. That document is worth reading closely, and worth having a lawyer read closely.
The Zanzibar Investment Promotion Authority approves qualifying projects and issues a Certificate of Investment, along with a No-Objection Certificate for transactions that need one.
There is a benefit attached that many buyers do not know about. A purchase at a minimum of US$100,000 qualifies the buyer for a Residence Permit covering themselves, their spouse and up to two dependents. On current listings, that threshold is met by most of what is available, including entry-level units such as a one-bedroom apartment at US$132,900 and a one-bedroom suite in Nungwi at US$148,837.
Treat the permit as a consequence of a sound purchase, not a reason to make one.
In outline, and with the bodies involved:
Stamp duty on a conveyance or transfer is 1% under the Stamp Duty Act No. 7 of 2017, and it is the purchaser who is liable for it. Other fees apply and vary, which we cover separately.
Decide first whether you want a finished unit or a plot to build on, because that single choice determines which legal route you are on and how much process you are taking on. Then instruct a Tanzanian lawyer licensed in Zanzibar, independent of the seller, before any money moves.
Our guide on buying property in Zanzibar as a foreign buyer walks through the purchase itself, and what property costs in Zanzibar covers current prices by area. You can also browse properties for sale with price, internal area and location shown on every listing.
Figures and legal references are accurate as at September 2026 and are provided for general information only. Law and fees change. Always take advice from a Tanzanian lawyer licensed in Zanzibar before committing to a purchase.
