Land and Property Law

Land in Tanzania is held under a distinctive statutory regime - all land is public land vested in the President, held and used through granted and customary rights of occupancy. Navigating this framework requires specialist knowledge, and FIN & LAW provides it to investors, developers, lenders and landowners across the country.

We conduct title due diligence and land searches, structure acquisitions and disposals of rights of occupancy, and advise foreign investors on lawful routes to land access, including derivative rights through the Tanzania Investment Centre. Our team prepares and registers leases, mortgages and easements, and handles subdivision, change of use and regularisation processes before the land authorities.

When land rights are contested, we represent clients in proceedings before the District Land and Housing Tribunals, the High Court Land Division and the Court of Appeal.

What We Do

• Title due diligence, official searches and land status verification
• Acquisition and disposal of granted rights of occupancy
• Foreign investor land access and TIC derivative rights
• Leases, subleases, mortgages and easements - drafting and registration
• Subdivision, amalgamation and change-of-use applications
• Real estate development and construction-related agreements
• Compulsory acquisition and compensation claims
• Land disputes before tribunals and the High Court Land Division

Typical Matters

• Acquisition, disposal and leasing of land and buildings, including due diligence on title
• Registration of titles, transfers, mortgages and other dealings at the land registry
• Grant of rights of occupancy and derivative rights, and land-use planning matters
• Advisory for foreign investors on access to land through derivative rights and the Tanzania Investment Centre
• Landlord and tenant arrangements, development agreements and real estate financing
• Resolution of boundary, title and land ownership disputes

Frequently Asked Questions

Can foreigners own land in Tanzania?

Land in Tanzania is generally held under a right of occupancy, and direct ownership of land by non-citizens is restricted. Foreign investors typically access land for investment purposes through mechanisms such as a derivative right granted via the investment authority, or through leases, subject to the applicable rules.

What is a certificate of title and why does it matter?

A certificate of title (or certificate of occupancy) is official evidence of a person’s right of occupancy over land. Verifying title before any transaction is essential to confirm the seller’s rights and to check for encumbrances such as mortgages or caveats.

What due diligence should I do before buying land?

Prudent steps include conducting an official search on the title, confirming boundaries and land use, checking for unpaid land rent or charges, and ensuring any required consents are obtained. Skipping these checks is a common cause of later disputes.

What is the difference between general, village, and reserved land?

Tanzanian land is broadly categorised into general land, village land, and reserved land, each governed by different rules on use and transfer. Understanding which category applies is important because it affects what can lawfully be done with the land.