Retail Property Investment in Tanzania: Unveiling Economic, Location, and Property Factors Influencing Operational Performance in Dar Es Salaam

This study explores the main factors that affect how well retail property investments perform in Dar es Salaam, the economic heart of Tanzania. It looks closely at how economic conditions, properties' location, and physical characteristics influence investment returns. The research uses a mixed-methods approach, combining survey data with interviews to understand what drives success in this sector. From the findings, several economic factors—such as people's buying power, rental income, day-to-day costs, and how well those costs are managed—play a big role in determining performance. At the same time, where a property is located, including how accessible it is, the state of nearby infrastructure, and the type of surrounding businesses, also matter a great deal. Features of the property itself, like the quality of the building, available facilities, and how it is managed, further influence its success. The study is supported by well-established theories like the Resource-Based Theory, Location Theory, and the Theory of Performance, which help explain how internal and external factors combine to shape investment outcomes. Based on the results, the research offers practical recommendations for improving retail property performance, including better planning, improved property management, and supportive policies. These insights are particularly useful for investors, policymakers, and urban planners working in growing cities like Dar es Salaam and other parts of the developing world.