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Tanzania - Market Shaping Indicators

View Reall projects in Tanzania

Tanzania has been one of CAHF’s priority countries since 2015. Working with the TMRC as a primary partner, CAHF has undertaken multiple research projects, while developing a solid network of stakeholders across multiple sectors. Together with the Tanzania yearbook profile, CAHF’s research is an important input into the broader Data Agenda work in Tanzania identifying key gaps in housing market data that would help create a better understanding of the housing ecosystem, for more targeted interventions and policy.

Country Overview

Tanzania’s housing sector is faced with a number of constraints, affecting its ability to provide affordable accommodation. In Tanzania, a large number of houses are built informally, often in unplanned settlements, and most households take multiple years of incremental saving and building. Low incomes affect housing affordability and household access to formal financial products. Rapid urbanisation and projected growth in urban households will require consistently larger numbers of more affordable housing units.

In Tanzania, the role of the state in housing delivery is two-fold, creating an enabling environment and actively investing in developing properties . The National Housing Corporation (NHC), a government entity established to undertake various real estate activities, develops houses for purchase or rental, with houses for purchase on a tenant purchase system, mortgage, or cash payment . Ongoing projects undertaken by the NHC include Morocco Square, Kawe, SafariCity, Golden Anniversary, Iyumbu Satellite Centre and My Home My Life. Completed NHC projects include Victoria Place, EcoResidence, Mwongozo, Kigamboni Mchikichi, 274Chato, Medeli, Levolosi, Shangani, Rahaleo, Meru Residential and Rahaleo Complex.

The Tanzania Housing Finance Project (HFP) (2010-2019), through which the TMRC was established, has been fundamental in providing liquidity to the mortgage market, and subsequently expanding access to adequate and affordable housing. This project has made commercial mortgage terms more favourable, and leveraged microfinance institutions to increase the availability of specialised loan products expanding Tanzania’s housing finance market overall .

State of Housing Data

Data is collected by various government and non-government actors. The National Bureau of Statistics and the BOT are the main sources of quality data on housing and housing finance. The data is published through printed media, and includes household data, financial sector and mortgage market data, real estate development data, labour market data and macroeconomic data, among others. The Tanzania Building Agency, National Construction Commission, National Housing Corporation, Tanzania Investment Centre, Ministry of Lands, Tanzania Bankers Association and Tanzania Mortgage Refinancing Company play key roles in data collection and management. There is, however, a need to enhance the range of data available.

The main quality concerns relating to sales, transfer, and rental indicators relate to the interpretability, representativeness, and accessibility of the data. Quality improvements will require sourcing more representative rental and house price data. The Association for Real Estate Professionals in Tanzania (AREPTA) and the BOT/TMRC mortgage market updates are potential avenues through which these gains can be realised. Private sector institutions such as Zoom Tanzania and housing developers (the NHC and WHC) are also key to the housing data ecosystem. There is also limited published data on the functioning and performance of the low- and middle-income residential markets. Quality improvements are also possible for indicators relating to house construction if the BOT and NBS enable a housing specific focus in their published loan and national accounts data, respectively.

In some instances, closing data gaps and improving data quality merely requires dissemination of data that is already collected. In other cases, more detailed scoping and engagement with data curators is required to get a better understanding of the data landscape of certain market players. There are a number of opportunities to close key data gaps, improve access to data and enhance the quality of data that is provided in Tanzania. Targeting regulators, given their existing data collection role, to share data in the public domain would be a first and critical step in supporting a more comprehensive and investment-supportive housing data landscape.

Text on this page is based on the MSI Tanzania Country Profile , drawn from Centre for Affordable Housing Finance (2020). Housing Finance in Africa Yearbook: 11th Edition 2020 , with additional content from CAHF and Reall.

Key Indicators

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1. Land & Infrastructure

% of urban bottom 40 households without access to basic sanitation services

37

Bottom 40 See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire 2012 DHS 96.5%
Ghana 2014 DHS 93.15%
Kenya 2014 DHS 88.25%
Morocco 2004 DHS 52.05%
Mozambique 2011 DHS 95.6%
Nigeria 2018 DHS 83.1%
Tanzania 2017 DHS 37%
Uganda 2016 DHS 94.5%
Rwanda 2016 National Institute of Statistics Rwanda (NISR) 13.13%
Pakistan 2018 The DHS Program 2.75%
India 2018 NSSO 76th Round 0.2%

2. Construction & Investment

% of urban population living in slums, informal settlements, or inadequate dwellings

40.1

Urban See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire N/A
Ghana N/A
Kenya N/A
Morocco N/A
Mozambique N/A
Nigeria N/A
Tanzania N/A
Uganda N/A
Rwanda 2018 World Bank 42.1%
Pakistan N/A
India 2018 NSSO 76th Round 35%

3. Sales & Rental

Number of residential mortgages outstanding

5,460

National See all MSI countries
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Country Year Data Source Value
Kenya 2019 Central Bank of Kenya 27,993
Nigeria 2019 NMRC 32,260
Tanzania 2019 Bank of Tanzania and Tanzania Mortgage Refinance Company Limited 5,460
Rwanda 2020 National Bank of Rwanda (NBR) 44,177
Pakistan 2019 State Bank of Pakistan - Housing Finance Data Review 58,620
India 2020 Reserve Bank of India 9,817,180

3. Sales & Rental

Price of the cheapest, newly built dwelling by a formal developer or contractor

37,966,107 TZS$16,508.58

Urban See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire 2018 Site d'annonce et promotion dans l'immobilier en Côte d'Ivoire 15,500,000 CFA$27,087.48
Ghana 2019 Damax Construction Co. Ltd 108,704 GH₵$19,621.66
Kenya 2019 Tsavo Real Estate 4,000,000 Ksh$37,037.04
Morocco 2019 Various real estate websites 250,000 DH$27,027.03
Mozambique 2016 Casa Minha 3,418,491 MZ$48,147.76
Nigeria 2019 Millard Fuller Foundation; Shelter Origins 2,900,000 NGN$7,651.72
Tanzania 2018 CAHF 37,966,107 TZS$16,508.58
Uganda 2019 Various property developers 125,000,000 UGX$34,097.11
Rwanda 2020 Marchal Real Estate Developers 10,000,000 R₣$11,119.14
Pakistan 2021 Partners 2,500,000 PKR$14,305.33
India 2022 Real estate websites and industry experts 160,000 IN₹$2,176.87

3. Sales & Rental

% of national households that rent their dwelling

80.56

National See all MSI countries
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Country Year Data Source Value
Ghana 2017 Ghana Statistical Service 28%
Kenya 2019 Central Bank of Kenya, Kenya National Bureau of Statistics, FSD Kenya 35.01%
Morocco 2014 High Commission for Planning; World Bank 18.5%
Nigeria 2018 World Bank; Nigeria National Bureau of Statistics 21.8%
Tanzania 2017 National Bureau of Statistics 80.56%
Uganda 2016 DHS 53.45%
Rwanda 2020 Access to Finance Rwanda (AFR) and National Institute of Statistics Rwanda (NISR) 8.94%
Pakistan 2017 Population and Housing Census 11.53%
India 2018 NSSO 76th Round 13%

5. Enabling Environment

Ease of Doing Business Index Rank: Global

141

National See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire 2020 World Bank 110
Ghana 2020 World Bank 118
Kenya 2019 World Bank Ease of Doing Business 61
Morocco 2020 World Bank 53
Mozambique 2019 World Bank 74
Nigeria 2020 World Bank 131
Tanzania 2020 World Bank 141
Uganda 2020 World Bank 116
Rwanda 2020 World Bank Ease of Doing Business Indicators 38 out of 190
Pakistan 2020 World Bank Doing Business Indicator 108 out of 190
India 2020 World Bank 63 out of 190

6. Economic Environment

GDP Per Capita

2,297,020 TZS$998.80

National See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire 2018 World Bank 1,024,171 CFA$1,789.82
Ghana 2019 World Bank 11,489 GH₵$2,073.83
Kenya 2018 World Bank 173,272 Ksh$1,604.37
Morocco 2018 World Bank 30,725 DH$3,321.62
Mozambique 2018 World Bank 30,772 MZ$433.41
Nigeria 2018 World Bank 659,159 NGN$1,739.21
Tanzania 2018 National Bureau of Statistics; World Bank 2,297,020 TZS$998.80
Uganda 2018 World Bank 2,357,327 UGX$643.02
Rwanda 2019 World Bank 737,578.59 R₣$820.12
Pakistan 2020 World Bank National Accounts Data 188,900 PKR$1,080.91
India 2020 Ministry of Statistics and Program Implementation 151,760 IN₹$2,064.76

7. Demand

Population Size

58,005,463

National See all MSI countries
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Country Year Data Source Value
Cote d'Ivoire 2017 World Bank 24,437,469
Ghana 2019 World Bank 30,417,856
Kenya 2017 World Bank 50,221,473
Morocco 2017 World Bank 36,471,769
Mozambique 2018 World Bank 29,495,962
Nigeria 2017 World Bank 190,873,311
Tanzania 2019 World Bank 58,005,463
Uganda 2017 World Bank 41,487,000
Rwanda 2019 World Bank 12,626,950
Pakistan 2020 World Bank National Accounts Data 220,892,331
India 2021 Minsitry of Health and Family Welfare 1,361,343,000
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    Guide 1. Land & Infrastructure 2. Construction & Investment 3. Sales & Rental 4. Maintenance & Management 5. Enabling Environment 6. Economic Environment 7. Demand

    The Market Shaping Indicators project is a work in progress. Significant gaps exist in data, which will be filled in future revisions. We would recommend checking back regularly for updates. We are keen to receive any feedback that you have on this Dashboard, which can be sent to [email protected].

    Using the Dashboard

    The indicators are split into 6 key areas, split into the Housing Value Chain: Land & Infrastructure, Construction & Investment, Sales & Rental, Maintenance & Management, Enabling Environment, Economic Environment and Demand, shown in the following tabs. Navigation can either be undertaken by using the tabs, or through the Search box immediately above. Above this, currency indicators can be toggled between USD and local currency.

    Users are able to further interrogate each indicator each indicator through clicking on the arrows to the left of each indicator. This expanded section shows the data elements that are used to produce the overall indicator value, dates of data collection, source details, hyperlinks to the original data where possible, and a breakdown of data quality. The majority of indicators are quality assessed, based on the whether they are: Interpretable; Relevant; Sufficiently Accurate; Representative; Timely; and Accessible. Indicators are scored on each of these criteria using a 1-4 star system, detailed below:

    ☆ – poor

    ☆☆ – moderate

    ☆☆☆ – good

    ☆☆☆☆ – excellent

    Finally, all data can be downloaded for further interrogation. By clicking on Switch to Data View at the top of the screen, users can filter data based on countries and columns, and download in a .csv or .xls file.

    Bottom 40

    Reall targets the Bottom 40% of the urban income pyramid, referred to as the ‘Bottom 40’ or ‘B40’. An objective of the MSI work was to better understand and demonstrate the market from the perspective of households in the Bottom 40, and as such data is aggregated for this group where possible. Data for this group can be particularly challenging to come across. In part, this is due to the difficulties in accurately defining this group using existing data sets. Additionally though, the informality of much of life for lower income groups severely limits data availability, particularly in terms of key data on jobs, housing and relationships with local government. This lack of data is a key blockage for further engagement at the lower end of the housing market, and resolving this is an objective of Reall’s and of the MSI work.

    Aggregations

    Data is shown at various different “aggregations”, which demonstrate the size and location of the population for which the data represents. This varies from national to city level in terms of population groupings. Additional aggregations exist for the Bottom 40, as detailed above, enabling a focused view on the lower end of the market.

    For relevant data, Reall’s partners are also included as an aggregation. This is not meant to be representative of the entire market, but recognises that as practitioners and experts within the lower end of the housing market of each country, their experiences are a useful check on other data sets, and an indication of the value when other data is not available.

    Terms of Use

    Reall Ltd (“Reall”) endeavours to make its data as freely available as possible in order to demonstrate the successes of its model and encourage other actors into the affordable homes movement. Reall provides the user with access to these data free of charge subject to the terms of this agreement.

    Users are encouraged to use the data to benefit themselves and others in creative ways.

    Unless specifically labelled otherwise, you are free to copy, distribute, adapt, display or include the data in other products for commercial or non-commercial purposes for no cost under a Creative Commons Attribution 4.0 International License, with the additional terms below.  The basic terms may be accessed here. By using or downloading the data, users are agreeing to comply with the terms of a CC BY 4.0 licence, and also agreeing to the following mandatory and binding additions:

    – You agree to provide attribution to Reall in any published use of the data, including but not limited to articles, papers, blogs, books. Usage includes both direct publication of the existing data, along with any analysis undertaken by the user. This attribution should include Reall’s name and the following link – reall.net/dashboard. An electronic copy of all reports and publications based on the data should be shared with Reall ([email protected]).

    – When sharing or facilitating access to the data, you agree to include the same acknowledgement requirement in any sub-licences of the data that you grant, and a requirement that any sub-licences do the same. You may meet this requirement by providing the uniform resource locator (URL) to these terms of use.

    – Some datasets and indicators may be provided by third parties, and may not be redistributed or reused without the consent of the original data provider, or may be subject to additional terms and conditions. Where applicable, third party data is labelled as such, and usage conditions can be found on their respective websites.

    Land

    All land in Tanzania is public land whether granted, customary or unoccupied. Tanzania has a central lands title deeds registry, but the level of automation is low. The country is in the process of implementing an integrated land management information system to support digitised land tenure and title system. Tanzania registered and issued titles to 47 948 parcels of land in 2019 compared to 41 522 in 2018, and 21 743 in 2017. There are 722 346 properties with a title deed in Tanzania, less than 6% of the 12.3 million households.

    According to a 2019 report by the National Bureau of Statistics, approximately 64 percent of the population believe that their properties are tenure secure; however, security levels on ownership and use of property remain low among renters, at 37 percent . Tanzania scores low (145th of 190 countries) in the World Bank s quality of land administration index which measures reliability of infrastructure, transparency of information, geographic coverage, land dispute resolution, and equal access to property rights. The National Land Policy of 1997 is under review to provide more impetus in addressing land disputes, surveying and mapping, titling of land, security of land tenure, payment of compensation for land acquired by the state, promoting investment, and ensuring equitable access to land.

    Infrastructure

    Almost half of the population were living in households without access to drinking water services and 57 percent without access to basic sanitation services, in 2017. For the bottom 40 percent of the urban population, 44 percent were living in households without access to basic drinking water services, and 37 percent without access to basic sanitation services. All of the urban bottom 40 population had no access to electricity. When comparing urban and rural Tanzania, the lack of access to basic amenities is more pronounced for rural households. Access to basic infrastructure is limited and poor households, in particular, experience significant barriers in accessing essential services. Other key amenities such as urban transport services and dwelling location affect mobility, accessibility and result in trade-offs in housing expenditure, which varies by income. Approximately thirteen percent of household budgets are spent on transport.

    Of the 23 indicators in this group, 6 are currently populated.

    Indicator Data Source Aggregation Year Data Quality Data Accessibility Value
    Regulated minimum size of a residential plot in urban areas in square meters
    i
    The minimum size of a residential plot in urban areas in square meters as per legislation/regulation.
    		 CAHF Urban 2018
    		60
    Total number of residential properties with a title deed
    i
    The total number of residential properties that have a title deed as per the deeds registry.
    		 National Bureau of Statistics National 2017
    		722,346
    % of households without access to improved drinking water services
    i
    The share of households without access to improved drinking water services. According to DHS 7, these include: piped into dwelling piped to yard/plot; public tap/standpipe; piped to neighbour; tube well or borehole; protected well; protected spring; rainwater; tanker truck, cart with small tank; bottled water
    		 DHS National 2017
    		47.30%
    DHS Bottom 40 2017
    		43.90%
    % of households without access to improved sanitation services
    i
    The share of households without access to an improved sanitation facility. According to DHS 7, these include: flush - to piped sewer system; flush - to septic tank; flush - to pit latrine; flush - don't know where; pit latrine - ventilated improved pit (VIP); pit latrine - with slab; composting toilet
    		 DHS National 2017
    		57.00%
    DHS Bottom 40 2017
    		37.00%
    % of households without access to electricity
    i
    The share of households without access to electricity in their dwelling.
    		 DHS National 2017
    		77.20%
    DHS Bottom 40 2017
    		99.95%
    Transport as a % of household expenditure
    i
    Expenditure on transport as a share of total household expenditure.
    		 National Bureau of Statistics National 2019
    		12.50%
    Smallest residential plot size
    i
    The smallest plot size (in square meters) available in a residential development by a developer / contractor.
    		 - - -
    Average land costs per m2
    i
    The average cost per square meter of unserviced land that is zoned for residential development in urban areas.
    		 - - -
    % of land for residential development acquired from the private sector
    i
    Percentage of land acquired from the private sector by formal developers / contractors for residential developments in urban areas out of all the land that they acquired for residential developments in urban areas.
    		 - - -
    World Bank DBI geographic coverage index score ranking: Africa
    i
    The rank of the country's score on the World Bank's geographic coverage index within Africa. The geographic coverage index has four components: (1) How complete the coverage of the land registry is at the level of the largest business city. A score of 2 is assigned if all privately held land plots in the city are formally registered at the land registry; 0 if not. (2) How complete the coverage of the land registry is at the level of the economy. A score of 2 is assigned if all privately held land plots in the economy are formally registered at the land registry; 0 if not. (3) How complete the coverage of the mapping agency is at the level of the largest business city. A score of 2 is assigned if all privately held land plots in the city are mapped; 0 if not. (4) How complete the coverage of the mapping agency is at the level of the economy. A score of 2 is assigned if all privately held land plots in the economy are mapped; 0 if not. (5) The index ranges from 0 to 8, with higher values indicating greater geographic coverage in land ownership registration and cadastral mapping.
    		 - - -
    World Bank DBI geographic coverage index score ranking: Global
    i
    The global rank of the country's score on the World Bank's geographic coverage index. The geographic coverage index has four components: (1) How complete the coverage of the land registry is at the level of the largest business city. A score of 2 is assigned if all privately held land plots in the city are formally registered at the land registry; 0 if not. (2) How complete the coverage of the land registry is at the level of the economy. A score of 2 is assigned if all privately held land plots in the economy are formally registered at the land registry; 0 if not. (3) How complete the coverage of the mapping agency is at the level of the largest business city. A score of 2 is assigned if all privately held land plots in the city are mapped; 0 if not. (4) How complete the coverage of the mapping agency is at the level of the economy. A score of 2 is assigned if all privately held land plots in the economy are mapped; 0 if not. The index ranges from 0 to 8, with higher values indicating greater geographic coverage in land ownership registration and cadastral mapping.
    		 - - -
    World Bank DBI quality of land administration index ranking: Africa
    i
    The rank of the country's score on the World Bank's quality of land administration index within Africa. The quality of land administration index is composed of five other indices: the reliability of infrastructure, transparency of information, geographic coverage, land dispute resolution and equal access to property rights. Data are collected for each economys largest business city.
    		 - - -
    World Bank DBI quality of land administration index ranking: Global
    i
    The global rank of the country's score on the World Bank's quality of land administration index. The quality of land administration index is composed of five other indices: the reliability of infrastructure, transparency of information, geographic coverage, land dispute resolution and equal access to property rights. Data are collected for each economys largest business city.
    		 - - -
    Number of procedures to register residential property - - -
    Name of residential property registration procedure that takes the longest to complete
    i
    The name of the procedure that takes the longest to complete out of all procedures required to register residential property. Assumptions about the sellers property: Is fully owned by the seller. Has no mortgages attached and has been under the same ownership for the past 10 years. Is registered in the land registry or cadastre, or both, and is free of title disputes. Is located in an urban residential zone and no rezoning is required. The property, consisting of land and a dwelling, will be transferred in its entirety. The dwelling is in good condition, complies with all safety standards, building codes and other legal requirements. The property will not be subject to renovations or additional construction following the purchase. Has no trees, natural water sources, natural reserves or historical monuments of any kind. Will not be used for special purposes, and no special permits are required. Has no occupants, and no other party holds a legal interest in it. Assumptions about procedures: A procedure is defined as any interaction of the buyer, the seller or their agents (if an agent is legally or in practice required) with external parties, including government agencies, inspectors, public notaries, architects, surveyors, among others. Interactions between company officers and employees are not considered. All procedures that are legally or in practice required for registering property are recorded, even if they may be avoided in exceptional cases. Each electronic procedure is counted as a separate procedure. Payment of capital gains tax can be counted as a separate procedure. If a procedure can be accelerated legally for an additional cost, the fastest procedure is chosen if that option is used by the majority of property owners. Although the buyer may use lawyers or other professionals where necessary in the registration process, it is assumed that the buyer does not employ an outside facilitator in the registration process unless legally or in practice required to do so. Assumptions about time: Time is recorded in calendar days. The measure captures the median duration that property lawyers, notaries or registry officials indicate is necessary to complete a procedure. It is assumed that the minimum time required for each procedure is one day, except for procedures that can be fully completed online, for which the time required is recorded as half a day. Although procedures may take place simultaneously, they cannot start on the same day (again except for procedures that can be fully completed online). It is assumed that the buyer does not waste time and commits to completing each remaining procedure without delay. If a procedure can be accelerated for an additional cost, the fastest legal procedure available and used by the majority of property owners is chosen. It is assumed that the parties involved are aware of all requirements and their sequence from the beginning. Time spent on gathering information is not considered. If time estimates differ among sources, the median reported value is used.
    		 - - -
    Time to register residential property (days)
    i
    The total time taken in days to complete all of the procedures required to register residential property. Assumptions about the sellers property: Is fully owned by the seller. Has no mortgages attached and has been under the same ownership for the past 10 years. Is registered in the land registry or cadastre, or both, and is free of title disputes. Is located in an urban residential zone and no rezoning is required. The property, consisting of land and a dwelling, will be transferred in its entirety. The dwelling is in good condition, complies with all safety standards, building codes and other legal requirements. The property will not be subject to renovations or additional construction following the purchase. Has no trees, natural water sources, natural reserves or historical monuments of any kind. Will not be used for special purposes, and no special permits are required. Has no occupants, and no other party holds a legal interest in it. Assumptions about procedures: A procedure is defined as any interaction of the buyer, the seller or their agents (if an agent is legally or in practice required) with external parties, including government agencies, inspectors, public notaries, architects, surveyors, among others. Interactions between company officers and employees are not considered. All procedures that are legally or in practice required for registering property are recorded, even if they may be avoided in exceptional cases. Each electronic procedure is counted as a separate procedure. Payment of capital gains tax can be counted as a separate procedure. If a procedure can be accelerated legally for an additional cost, the fastest procedure is chosen if that option is used by the majority of property owners. Although the buyer may use lawyers or other professionals where necessary in the registration process, it is assumed that the buyer does not employ an outside facilitator in the registration process unless legally or in practice required to do so. Assumptions about time: Time is recorded in calendar days. The measure captures the median duration that property lawyers, notaries or registry officials indicate is necessary to complete a procedure. It is assumed that the minimum time required for each procedure is one day, except for procedures that can be fully completed online, for which the time required is recorded as half a day. Although procedures may take place simultaneously, they cannot start on the same day (again except for procedures that can be fully completed online). It is assumed that the buyer does not waste time and commits to completing each remaining procedure without delay. If a procedure can be accelerated for an additional cost, the fastest legal procedure available and used by the majority of property owners is chosen. It is assumed that the parties involved are aware of all requirements and their sequence from the beginning. Time spent on gathering information is not considered. If time estimates differ among sources, the median reported value is used.
    		 - - -
    Cost to register residential property
    i
    The total cost to register residential property as a percentage of the value of the property. Assumptions about the sellers property: Is fully owned by the seller. Has no mortgages attached and has been under the same ownership for the past 10 years. Is registered in the land registry or cadastre, or both, and is free of title disputes. Is located in an urban residential zone and no rezoning is required. The property, consisting of land and a dwelling, will be transferred in its entirety. The dwelling is in good condition, complies with all safety standards, building codes and other legal requirements. The property will not be subject to renovations or additional construction following the purchase. Has no trees, natural water sources, natural reserves or historical monuments of any kind. Will not be used for special purposes, and no special permits are required. Has no occupants, and no other party holds a legal interest in it. Assumptions about procedures: A procedure is defined as any interaction of the buyer, the seller or their agents (if an agent is legally or in practice required) with external parties, including government agencies, inspectors, public notaries, architects, surveyors, among others. Interactions between company officers and employees are not considered. All procedures that are legally or in practice required for registering property are recorded, even if they may be avoided in exceptional cases. Each electronic procedure is counted as a separate procedure. Payment of capital gains tax can be counted as a separate procedure. If a procedure can be accelerated legally for an additional cost, the fastest procedure is chosen if that option is used by the majority of property owners. Although the buyer may use lawyers or other professionals where necessary in the registration process, it is assumed that the buyer does not employ an outside facilitator in the registration process unless legally or in practice required to do so. Assumptions about time: Time is recorded in calendar days. The measure captures the median duration that property lawyers, notaries or registry officials indicate is necessary to complete a procedure. It is assumed that the minimum time required for each procedure is one day, except for procedures that can be fully completed online, for which the time required is recorded as half a day. Although procedures may take place simultaneously, they cannot start on the same day (again except for procedures that can be fully completed online). It is assumed that the buyer does not waste time and commits to completing each remaining procedure without delay. If a procedure can be accelerated for an additional cost, the fastest legal procedure available and used by the majority of property owners is chosen. It is assumed that the parties involved are aware of all requirements and their sequence from the beginning. Time spent on gathering information is not considered. If time estimates differ among sources, the median reported value is used. Assumptions about the cost of the property: Cost is recorded as a percentage of the property value, assumed to be equivalent to 50 times income per capita. Only official costs required by law are recorded, including fees, transfer taxes, stamp duties and any other payment to the property registry, notaries, public agencies or lawyers. Other taxes, such as capital gains tax or value added tax (VAT), are excluded from the cost measure. However, in economies where transfer tax can be substituted by VAT, transfer tax will be recorded instead. Both costs borne by the buyer and the seller are included. If cost estimates differ among sources, the median reported value is used.
    		 - - -
    World Bank DBI transparency of information index ranking: Africa
    i
    The rank of the country's score on the World Bank's transparency of information index within Africa. The transparency of information index has 10 components: (1) Whether information on land ownership is made publicly available. A score of 1 is assigned if information on land ownership is accessible by anyone; 0 if access is restricted. (2) Whether the list of documents required for completing all types of property transactions is made easily available to the public. A score of 0.5 is assigned if the list of documents is easily accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (3) Whether the fee schedule for completing all types of property transactions is made easily available to the public. A score of 0.5 is assigned if the fee schedule is easily accessible online or on a public board free of charge; 0 if it is not made available to the public or if it can be obtained only in person. (4) Whether the immovable property agency formally specifies the time frame to deliver a legally binding document proving property ownership. A score of 0.5 is assigned if such service standard is accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (5) Whether there is a specific and independent mechanism for filing complaints about a problem that occurred at the agency in charge of immovable property registration. A score of 1 is assigned if there is a specific and independent mechanism for filing a complaint; 0 if there is only a general mechanism or no mechanism. (6) Whether there are publicly available official statistics tracking the number of transactions at the immovable property registration agency in the largest business city. A score of 0.5 is assigned if statistics are published about property transfers in the largest business city in the past calendar year at the latest on May 1st of the following year; 0 if no such statistics are made publicly available. (7) Whether maps of land plots are made publicly available. A score of 0.5 is assigned if cadastral plans are accessible by anyone; 0 if access is restricted. (8) Whether the fee schedule for accessing cadastral plans is made easily available to the public. A score of 0.5 is assigned if the fee schedule is easily accessible online or on a public board free of charge; 0 if it is not made available to the public or if it can be obtained only in person. (9) Whether the mapping agency formally specifies the time frame to deliver an updated cadastral plan. A score of 0.5 is assigned if the service standard is accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (10) Whether there is a specific and independent mechanism for filing complaints about a problem that occurred at the mapping agency. A score of 0.5 is assigned if there is a specific and independent mechanism for filing a complaint; 0 if there is only a general mechanism or no mechanism. The index ranges from 0 to 6, with higher values indicating greater transparency in the land administration system.
    		 - - -
    World Bank DBI transparency of information index ranking: Global
    i
    The global rank of the country's score on the World Bank's transparency of information index. The transparency of information index has 10 components: (1) Whether information on land ownership is made publicly available. A score of 1 is assigned if information on land ownership is accessible by anyone; 0 if access is restricted. (2) Whether the list of documents required for completing all types of property transactions is made easily available to the public. A score of 0.5 is assigned if the list of documents is easily accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (3) Whether the fee schedule for completing all types of property transactions is made easily available to the public. A score of 0.5 is assigned if the fee schedule is easily accessible online or on a public board free of charge; 0 if it is not made available to the public or if it can be obtained only in person. (4) Whether the immovable property agency formally specifies the time frame to deliver a legally binding document proving property ownership. A score of 0.5 is assigned if such service standard is accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (5) Whether there is a specific and independent mechanism for filing complaints about a problem that occurred at the agency in charge of immovable property registration. A score of 1 is assigned if there is a specific and independent mechanism for filing a complaint; 0 if there is only a general mechanism or no mechanism. (6) Whether there are publicly available official statistics tracking the number of transactions at the immovable property registration agency in the largest business city. A score of 0.5 is assigned if statistics are published about property transfers in the largest business city in the past calendar year at the latest on May 1st of the following year; 0 if no such statistics are made publicly available. (7) Whether maps of land plots are made publicly available. A score of 0.5 is assigned if cadastral plans are accessible by anyone; 0 if access is restricted. (8) Whether the fee schedule for accessing cadastral plans is made easily available to the public. A score of 0.5 is assigned if the fee schedule is easily accessible online or on a public board free of charge; 0 if it is not made available to the public or if it can be obtained only in person. (9) Whether the mapping agency formally specifies the time frame to deliver an updated cadastral plan. A score of 0.5 is assigned if the service standard is accessible online or on a public board; 0 if it is not made available to the public or if it can be obtained only in person. (10) Whether there is a specific and independent mechanism for filing complaints about a problem that occurred at the mapping agency. A score of 0.5 is assigned if there is a specific and independent mechanism for filing a complaint; 0 if there is only a general mechanism or no mechanism. The index ranges from 0 to 6, with higher values indicating greater transparency in the land administration system.
    		 - - -
    % of residential development projects where developers are paying for bulk infrastructure or the building of roads
    i
    The share of site-based residential development projects in urban areas that are currently ongoing and have not yet been completed where the developer has had to provide bulk infrastructure or build roads. This indicator does not include projects where construction occurred on multiple individual plots in an existing community. Bulk infrastructure includes the provision of electrical and water mains connections to a site/plot. Road building includes all roads built to connect to a municipal roadway.
    		 - - -
    % of households living in dwellings built using durable building materials (walls and roof) with inadequate services
    i
    The share of households living in dwellings where the main material of the walls and roof are finished, but the household does not have access to improved water services, improved sanitation facilities, or electricity. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles. According to DHS 7, improved water services include: piped into dwelling piped to yard/plot; public tap/standpipe; piped to neighbour; tube well or borehole; protected well; protected spring; rainwater; tanker truck, cart with small tank; bottled water. According to DHS 7, improved sanitation facilities include: flush - to piped sewer system; flush - to septic tank; flush - to pit latrine; flush - don't know where; pit latrine - ventilated improved pit (VIP); pit latrine - with slab; composting toilet.
    		 - - -
    World Bank DBI Reliability of infrastructure index ranking: Africa
    i
    The rank of the country's score on the World Bank's reliability of infrastructure index within Africa. The reliability of infrastructure index has six components: (1) In what format land title certificates are kept at the immovable property registry of the largest business city of the economy. A score of 2 is assigned if the majority of land title certificates are fully digital; 1 if scanned; 0 if kept in paper format. (2) Whether there is a comprehensive and functional electronic database for checking all encumbrances, caveats, charges or privileges affecting a registered propertys encumbrances. A score of 1 is assigned if yes; 0 if no. (3) In what format cadastral plans are kept at the mapping agency of the largest business city of the economy. A score of 2 is assigned if the majority of cadastral plans are fully digital; 1 if scanned; 0 if kept in paper format. (4) Whether there is a geographic information system (a fully digital geographic representation of the land plot) an electronic database for recording boundaries, checking plans and providing cadastral information. A score of 1 is assigned if yes; 0 if no. (5) Whether the land ownership registry and mapping agency are linked. A score of 1 is assigned if information about land ownership and maps is kept in a single database or in linked databases; 0 if there is no connection between different databases. (6) How immovable property is identified. A score of 1 is assigned if both the immovable property registry and the mapping agency use the same identification number for properties; 0 if there are multiple identifiers. The index ranges from 0 to 8, with higher values indicating a higher quality of infrastructure for ensuring the reliability of information on property titles and boundaries.
    		 - - -
    World Bank DBI Reliability of infrastructure index ranking: Global
    i
    The global rank of the country's score on the World Bank's reliability of infrastructure index. The reliability of infrastructure index has six components: (1) In what format land title certificates are kept at the immovable property registry of the largest business city of the economy. A score of 2 is assigned if the majority of land title certificates are fully digital; 1 if scanned; 0 if kept in paper format. (2) Whether there is a comprehensive and functional electronic database for checking all encumbrances, caveats, charges or privileges affecting a registered propertys encumbrances. A score of 1 is assigned if yes; 0 if no. (3) In what format cadastral plans are kept at the mapping agency of the largest business city of the economy. A score of 2 is assigned if the majority of cadastral plans are fully digital; 1 if scanned; 0 if kept in paper format. (4) Whether there is a geographic information system (a fully digital geographic representation of the land plot) an electronic database for recording boundaries, checking plans and providing cadastral information. A score of 1 is assigned if yes; 0 if no. (5) Whether the land ownership registry and mapping agency are linked. A score of 1 is assigned if information about land ownership and maps is kept in a single database or in linked databases; 0 if there is no connection between different databases. (6) How immovable property is identified. A score of 1 is assigned if both the immovable property registry and the mapping agency use the same identification number for properties; 0 if there are multiple identifiers. The index ranges from 0 to 8, with higher values indicating a higher quality of infrastructure for ensuring the reliability of information on property titles and boundaries.
    		 - - -

    Tanzania has 138 registered private developers/ contractors. The number of dwellings completed annually is not readily available, but in 2019, 26 408 formal units are reported to have been built. The total number of formal residential dwellings was estimated to be 4.8 million in 2017, out of a total of 12.3 million households.

    The use of modern materials for construction increased over the 1991-2018 period. Households with modern walling increased from 16 percent to 79 percent, households with modern flooring from 21 percent to 51 percent, and households with modern roofing from 35 percent to 64 percent. Dwellings in urban areas appear to be in better condition than in rural areas, as 70 percent of households in rural areas had improved walls compared to 94 percent in urban areas, while only 77 percent of households in rural areas had improved roofs compared to 98 percent in the urban areas. Only 32 percent of rural households had improved floors compared to 85 percent in urban areas .

    The cost of a standard 50kg bag of cement has remained steady in the last year, at approximately TSh14 000 (US$6). This is compared to Uganda (US$7.50), Kenya (US$5.45), Nigeria (US$5.83) and Mozambique (US$6.42). However, in Tanzania, this cost varies across and within urban areas. The average cost of labour is approximately TSh20 000 (US$9) a day, but this also varies across levels of skill and type of profession.

    Of the 19 indicators in this group, 8 are currently populated.

    Indicator Data Source Aggregation Year Data Quality Data Accessibility Value
    Number of people per sleeping room in formal dwellings
    i
    The number of people per sleeping room in formal dwellings. Sleeping rooms exclude kitchens, bathrooms, and garages. Formal dwellings are defined as dwellings where the main material used for the walls and roof of the dwelling are finished. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles.
    		 DHS Urban 2017
    		2.08
    DHS Bottom 40 2015
    		2.31
    Number of people per sleeping room in informal dwellings
    i
    The number of people per sleeping room in informal dwellings. Sleeping rooms exclude kitchens, bathrooms, and garages. Informal dwellings are defined as dwellings where the main material used for the walls or roof of the dwelling are unfinished. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles.
    		 DHS Urban 2017
    		2.31
    DHS Bottom 40 2015
    		2.68
    Number of households living in dwellings built using durable building materials (walls and roof)
    i
    The number of households living in dwellings where the main material of the walls and roof are finished. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles.
    		 National Bureau of Statistics National 2017
    		4,892,212
    % of population living in slums, informal settlements, or inadequate dwellings
    i
    The percentage of the population that are part of households whose main dwelling meets the criteria of a slum/inadequate/informal dwelling. A household living in a slum/inadequate dwelling/informal settlement is defined as a group of individuals living under the same roof lacking one or more of the following conditions: access to improved water, access to improved sanitation, sufficient living area, and durability of housing. As per the UN definition, access to improved water requires the household to have access to: Piped connection to house or plot OR Public stand pipe serving no more than 5 households OR Bore hole OR Protected dug well OR Protected spring OR Rain water collection OR Bottle water (new). As per the UN definition, access to improved sanitation requires the household to have access to: Direct connection to public sewer OR Direct connection to septic tank OR Poor flush latrine OR Ventilated improved pit latrine OR Pit latrine with slab (new). The sufficient living area requirement requires there to be less than 4 people per habitable room in the household's dwelling. Habitable rooms exclude kitchens, bathrooms, and garages. Durability of housing requires the main material of the walls, floor, and roof of the household's dwelling to be finished. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. In DHS 7, finished floor materials included: parquet or polished wood; vinyl or asphalt strips; ceramic tiles; cement; carpet/rug. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles.
    		 World Bank Urban 2018 Not rated Not rated 40.10%
    Size of the cheapest, newly built dwelling by a formal developer / contractor in an urban area in square meters
    i
    The size of the cheapest, newly built dwelling by a formal developer / contractor in an urban area in square meters.
    		 CAHF Urban 2018
    		60m2
    Number of dwellings completed annually
    i
    The number of new residential units completed per annum for which occupancy permits have been issued.
    		 Ministry of Lands, Housing and Human Settlements National 2019
    		26,408
    Gross fixed capital formation of dwellings as % of GDP
    i
    The value of capital invested in the formation of dwellings as a percentage of the country's Gross Domestic Product.
    		 National Bureau of Statistics National 2018
    		31.95%
    Cost of standard 50kg bag of cement
    i
    The wholesale price of a standard 50kg bag of OPC cement in local currency units. The strength class of the OPC cement should be 32.5N.
    		 CAHF National 2018
    		14,673 TZS$6.38
    % of households living in dwellings built using durable building materials (walls and roof) that are overcrowded
    i
    The percentage of households living in dwellings where the main material of the walls and roof are finished and the dwelling is overcrowded. The definition of finished materials are as per the latest DHS questionnaire. Some of these may be country specific, but the major categories are standard. An overcrowded dwelling is one where there are more than two people per sleeping room. In DHS 7, finished wall materials included: cement; stone with lime/cement; bricks; cement blocks; covered adobe; wood planks/shingles. In DHS 7, finished roof materials included: metal/zinc; wood; calamine/cement fibre; ceramic tiles; cement; roofing shingles.
    		 - - -
    Residential rental sector as a % of GDP
    i
    The value of the rental sector as a percentage of the country's Gross Domestic Product.
    		 - - -
    Residential construction sector as a % of GDP
    i
    The value of the construction sector as a percentage of the country's Gross Domestic Product.
    		 - - -
    Is there a body that organises developers / contractors?
    i
    A "Yes" or "No" answer whether or not a body exists that organises developers / contractors.
    		 - - -
    Number of formal private developers / contractors serving the bottom-end of the market
    i
    The total number of registered private developers or contractors that build dwellings affordable to the bottom-end of the market. Registered private developers / contractors refers to businesses that are privately owned (not owned by government) and have a valid business/operating permit/license. From a buying perspective, affordability for the bottom-end of the market requires the price of the dwellings to be such that the bottom end of the market (calculation methodology to be determined) can afford to purchase it at market borrowing terms or the terms offered by the developer/accessible through the developer. From a rental perspective, affordability for the bottom-end of the market requires the rental price of the dwellings built by the developer / contractor to be such that the monthly rent-to-income ratio of the dwelling does not exceed 30% of bottom end of market household incomes.
    		 - - -
    Number of people employed in the residential construction sector
    i
    The number of people employed in the residential construction sector as per CAHF's HEVC methodology.
    		 - - -
    Number of people employed in the residential rental sector
    i
    The number of people employed in the residential rental sector as per CAHF's HEVC methodology.
    		 - - -
    Number of completed developer built dwellings that are accessible to the bottom-end of the market
    i
    The total dwellings completed in the last calendar year that are affordable to the bottom-end of the market (calculation methodology to be determined). Completed dwellings are dwellings for which occupancy permits have been issued. From a buying perspective, affordability for the bottom-end of the market requires the price of the dwellings to be such that the bottom-end of the market households can afford to purchase it at market borrowing terms or the terms offered by the developer/accessible through the developer. From a rental perspective, affordability for the bottom-end of the market requires the rental price of the dwellings built by the developer / contractor to be such that the monthly rent-to-income ratio of the dwelling does not exceed 30% of the bottom-end of the market household incomes.
    		 - - -
    Average residential building cost inflation for dwellings over 5 years
    i
    The average annual residential building cost inflation for dwellings over five consecutive years.
    		 - - -
    Time (in days) from application to completion for dwellings in the main urban city
    i
    The median number of days (inclusive of weekends and public holidays) between the issuance of a building construction permit and the issuance of an occupancy permit for residential dwellings. A building construction permit provides developers / contractors with permission to commence construction on the proposed site / development. An occupancy permit provides certifies the dwelling as habitable.
    		 - - -
    Total cost of all residential construction permit-related procedures
    i
    The total cost of all permits (in local currency units) required for the construction of a residential dwelling and declaring it fit for occupancy. Assumptions about the developer/contractor, dwelling to be built, and water & sewerage connections: The developer is 100% domestically and privately owned; has five owners, none of whom is a legal entity. Has a licensed architect and a licensed engineer, both registered with the local association of architects or engineers. The developer is not assumed to have any other employees who are technical or licensed experts, such as geological or topographical experts. The developer owns the land on which the dwelling will be built and will sell the dwelling upon its completion. The dwelling will be used for residential purposes only. The dwelling will have a single storey, above ground, with a total constructed area of approximately XX square meters. The single storey will be XX meters high and will be located on a land plot of approximately XX square meters that is 100% owned by the developer. The dwelling is valued at XX times income per capita. The dwelling will have complete architectural and technical plans prepared by a licensed architect. If preparation of the plans requires such steps as obtaining further documentation or getting prior approvals from external agencies, these are counted as procedures. The dwelling will take XX weeks to construct (excluding all delays due to administrative and regulatory requirements). The water and sewerage connections of the dwelling will be XX meters from the existing water source and sewer tap. If there is no water delivery infrastructure in the economy, a borehole will be dug. If there is no sewerage infrastructure, a septic tank in the smallest size available will be installed or built. The water connection for the dwelling will be XX inch in diameter and the sewerage connection for the dwelling will be XX inches in diameter.
    		 - - -

    Property Markets

    A small proportion (11 percent) of Tanzania s population own their dwellings, though for the urban bottom 40 this increases to 82 percent.

    Property markets in urban areas are dominated by the private sector, which has a market share of over 75 percent. Some of the key industry bodies for developers are the Association of Citizen Contractors Tanzania and the Association of Real Estate Professionals in Tanzania, which was the Tanzania Institution of Valuers and Estate Agents until 2019.

    The real estate sector grew by 4.5 percent in 2019 compared to 4.4 percent in 2018 . The sector faces various key housing issues including containing the pressure of rapid urbanisation, which has increased the demand for housing and led to a housing deficit due to inelastic housing supply. This has been exacerbated by outdated master plans, unplanned settlements, land conflicts, poor infrastructure limiting mobility, and poor supply of housing amenities such as water, sanitation and energy services .

    Mortgages

    Housing finance in the country ranges from mortgages to personal loans. The proportion of the adult population that borrowed formally was only 12 percent in 2017. Between 2019 and 2020 the number of banks offering mortgages increased to 32 from 31, and five lenders dominated the mortgage market, with a 69 percent share ³. The number of actors appears inconsistent with the number of mortgages though, with just 5 460 outstanding mortgages in the country in 2019. However, this is still a significant increase from 2018, when the number was 4 996. The monetary value of the outstanding mortgages amounted to TSh464 billion (US$200 million) in 2020, an average of TSh78.5 million (US$34 000) per mortgage. Down payments are typically 10 percent of the value of the house to be constructed or bought ´, with interest rates of 15-19 percent and a typical mortgage term of 20 years.

    Housing financing by non-banking institutions is associated with four active registered housing cooperatives in 2018, whose members shares amounted to TSh890 million (US$384 000): see link.

    Affordability

    The typical monthly rental in an urban area for the cheapest newly built house is approximately TSh300 000 (US$130).  The urban bottom 40 percent of Tanzania s population would only afford less than half of the typical monthly rental “ TSh144 200 (US$62.2), and a maximum house price of approximately TSh9.7 million (US$4 222) based on currently available housing finance products.

    Of the 40 indicators in this group, 16 are currently populated.

    Indicator Data Source Aggregation Year Data Quality Data Accessibility Value
    Price of the cheapest, newly built dwelling by a formal developer or contractor
    i
    The price of the cheapest, newly built dwelling by a formal developer or contractor in local currency units.
    		 CAHF Urban 2018
    		37,966,107 TZS$16,508.58
    % of households that own their dwelling
    i
    The share of households that claim to own their dwelling.
    		 National Bureau of Statistics National 2017
    		11.36%
    National Bureau of Statistics Bottom 40 2017
    		82.49%
    Typical rental price for cheapest, newly built dwelling by a formal developer or contractor
    i
    The typical rental price per month in local currency units for a dwelling that matches the price and size characteristics provided by the "Price of the cheapest, newly built dwelling by a formal developer / contractor in an urban area in square meters" and "Size of the cheapest, newly built dwelling by a formal developer / contractor in an urban area in square meters" indicators.
    		 National Housing Corporation Urban 2019
    		150,000 TZS$65.22
    % of households that rent their dwelling
    i
    The share of households that claim to rent their dwelling.
    		 National Bureau of Statistics National 2017
    		80.56%
    National Bureau of Statistics Bottom 40 2017
    		8.97%
    Value of formal housing finance outstanding
    i
    The value of outstanding residential mortgages in local currency units at the end of a calendar year for residential mortgages issued by licensed/registered residential mortgage providers.
    		 Bank of Tanzania and Tanzania Mortgage Refinance Company Limited National 2019
    		436,000,000,000 TZS$189,583,351.45
    Value of residential mortgages outstanding as % of GDP
    i
    The value of outstanding residential mortgages in local currency units at the end of a calendar year as a share of nominal GDP in local currency units.
    		 Bank of Tanzania and Tanzania Mortgage Refinance Company Limited National 2019
    		0.32%