Authored by the expert who managed and guided the team behind the Mozambique Property Pack
Yes, the analysis of Maputo's property market is included in our pack
As of September 2025, Maputo's property market shows distinct price variations across neighborhoods and property types. The average price per square meter ranges from 90,000 MZN ($1,350) in emerging areas to over 300,000 MZN ($4,700) for luxury coastal properties, with city center apartments averaging 224,750–230,570 MZN per sqm.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mozambique, based on reliable facts and data, not opinions or rumors.
Maputo's property market demonstrates clear price segmentation, with premium central and coastal areas commanding 224,750–300,000+ MZN per sqm, while suburban and emerging districts offer more affordable options at 90,000–150,000 MZN per sqm.
The market shows steady growth potential, with suburban areas experiencing the highest appreciation rates of 7–10% annually, making them attractive for both investment and primary residence purposes.
| Area Type | Price Range (MZN/sqm) | USD Equivalent | Annual Growth Rate | Best For |
|---|---|---|---|---|
| City Center (Polana Cimento) | 224,750–230,570 | $3,240–$3,610 | 5–7% | Luxury living, stability |
| Coastal (Costa do Sol) | 200,000–280,000 | $2,900–$4,050 | 4–7% | Short-term rentals |
| Suburban (Matola, Zimpeto) | 110,500–150,000 | $2,035–$2,350 | 7–10% | Growth investment |
| Luxury Properties | 300,000+ | $4,700+ | 6–8% | High-end market |
| Emerging Areas | 90,000–120,000 | $1,350–$1,800 | 4–5% | Entry-level investment |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What is the breakdown of average price per sqm for apartments versus houses in Maputo today?
The Maputo property market shows significant price differences between apartments and houses as of September 2025.
City center apartments command the highest prices at 224,750–230,570 MZN per sqm ($3,240–$3,610). These properties are located in premium areas like Polana Cimento and Sommerschield, where infrastructure and amenities justify the premium pricing.
Suburban apartments offer more affordable options at 110,500–130,000 MZN per sqm ($2,035–$2,095). These properties in areas like Matola and Zimpeto provide good value while still offering modern amenities and growing infrastructure.
Houses show an even wider price range depending on location and luxury level. Family homes in suburban areas average around 150,000 MZN per sqm ($2,350), while luxury villas and houses, particularly in coastal areas, exceed 300,000 MZN per sqm (over $4,700).
The price premium for houses reflects larger lot sizes, privacy, and often better locations with garden space and parking facilities.
How do prices vary by neighborhood or district across Maputo?
Maputo's property prices show dramatic variation based on location, with prime central and coastal areas commanding premium rates.
Prime central neighborhoods including Polana Cimento, Sommerschield, and Baixa represent the most expensive areas at 225,000–300,000+ MZN per sqm. These areas experience the fastest growth rates of 5–8% annually due to excellent infrastructure, proximity to business districts, and established amenities.
Coastal areas like Costa do Sol and Triunfo command 200,000–280,000 MZN per sqm, with steady demand from expatriates and affluent local buyers seeking waterfront properties and resort-style living.
Suburban and emerging areas including Matola, Zimpeto, and Marracuene offer the best value at 110,000–150,000 MZN per sqm. These areas show the highest growth potential with rates of 5–10% annually as infrastructure improvements continue.
Developing and budget areas in outer districts start from 90,000–120,000 MZN per sqm, representing entry-level opportunities for investors and first-time buyers looking for future appreciation potential.
How does average price per sqm change based on property size ranges?
Property size significantly impacts the price per square meter in Maputo, with smaller units typically commanding higher per-sqm rates.
| Property Size | Price per sqm (MZN) | USD Equivalent | Typical Property Type | Location Premium |
|---|---|---|---|---|
| Under 100 sqm | 224,000–230,000 | $3,240–$3,320 | Central apartments | Highest premium |
| 100–200 sqm | 135,000–200,000 | $1,950–$2,890 | Family homes | Moderate premium |
| Over 200 sqm | 180,000–300,000+ | $2,600–$4,700+ | Luxury villas | Location dependent |
| Compact units (60 sqm) | 224,000–230,000 | $3,240–$3,320 | City center studios | Maximum premium |
| Large estates (300+ sqm) | 250,000–400,000 | $3,610–$5,780 | Coastal luxury | Ultra-premium |
What are the current total acquisition costs including fees, taxes, and legal charges?
Property acquisition in Maputo involves substantial additional costs beyond the base purchase price that buyers must budget for carefully.
Transfer tax (SISA) represents the largest additional cost at 2–10% of the property value, depending on the property type and buyer status. This tax varies based on whether you're a resident or foreign buyer.
Registration fees add approximately 1% of the property value to complete the legal transfer of ownership. Notary and legal fees typically range from 2–5% of the property value, usually costing between $500–2,000 depending on property complexity.
Lawyer fees add another 2–5% of the property value for legal representation and due diligence. For new properties, buyers must pay 17% VAT, while survey costs range from $300–800 for property verification.
Total typical acquisition costs range from 8–15% on top of the base property price, meaning a $200,000 property could require an additional $16,000–30,000 in fees and taxes.
What typical financing terms and mortgage costs affect the effective price per sqm today?
Financing conditions in Maputo significantly impact the effective cost of property ownership and limit mortgage accessibility for many buyers.
Local interest rates remain extremely high at 21–24% annually, with foreign buyers sometimes facing rates up to 24%. These rates make mortgage financing expensive compared to international standards and favor cash purchases.
Loan-to-value ratios are capped at maximum 70%, meaning buyers must provide down payments of 30–50% of the property value. Most lenders require substantial income verification and collateral for mortgage approval.
Mortgage terms are limited to 15–20 years maximum, significantly shorter than international standards and resulting in higher monthly payments. The combination of high interest rates and short terms makes monthly payments substantial.
Cash purchases are common due to these restrictive financing conditions, with many investors and buyers choosing to avoid the mortgage market entirely and purchase properties outright.
It's something we develop in our Mozambique property pack.
What are the best areas for primary residence buyers in terms of value, lifestyle, and future stability?
Primary residence buyers in Maputo should focus on areas that combine lifestyle amenities, infrastructure quality, and long-term stability.
Polana Cimento, Sommerschield, and Costa do Sol represent the top choices for families and long-term residents. These areas offer excellent infrastructure, top-quality international schools, reliable utilities, and strong security systems that justify their premium pricing.
These established neighborhoods provide stable property values with consistent appreciation, making them safe choices for primary residence buyers who plan to stay long-term. The areas offer walkable environments, shopping centers, restaurants, and healthcare facilities.
Matola and parts of Baixa offer excellent value for buyers seeking growing amenities and infrastructure at more affordable prices. These areas provide strong appreciation potential while offering good quality of life for families.
The rapidly developing nature of these suburban areas means residents benefit from improving infrastructure, new schools, and expanding commercial development while paying significantly less than premium central areas.
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Which areas offer the best yield potential for short-term rentals like holiday lets?
Short-term rental opportunities in Maputo concentrate in specific high-demand areas that attract tourists, business travelers, and expatriates.
Costa do Sol leads the short-term rental market with its beachfront location, resort amenities, and appeal to both international visitors and affluent locals seeking weekend getaways. Properties here command 230,000–280,000 MZN per sqm but generate yields of 5–7.3%.
Sommerschield offers excellent short-term rental potential due to its central location, proximity to embassies, international organizations, and business districts. The area attracts business travelers and diplomats willing to pay premium rates for quality accommodations.
Triunfo provides a coastal alternative with slightly lower property prices but strong demand from holidaymakers and expatriates seeking beachfront vacation rentals. The area offers good infrastructure while maintaining a resort-like atmosphere.
These areas benefit from consistent demand throughout the year, with peak seasons during holidays and business conferences driving higher rental rates and occupancy levels.
Which neighborhoods are currently best suited for long-term rental investments?
Long-term rental investments in Maputo should target areas with strong rental demand from local professionals, expatriate workers, and growing families.
Baixa represents an excellent choice for long-term rentals due to its central location, proximity to offices and government buildings, and strong demand from working professionals. The area offers yields of 4.6–7.3% with relatively lower property acquisition costs.
Matola and Zimpeto provide outstanding long-term rental opportunities with strong demand from families and professionals seeking modern amenities at affordable rents. These areas show consistent rental growth as infrastructure improves and more businesses establish operations.
The combination of lower price per square meter for property acquisition and strong rental demand creates attractive yields consistently in the 6–7.3% range. These areas benefit from growing populations and expanding employment opportunities.
Properties in these neighborhoods attract stable, long-term tenants who value modern amenities, reliable utilities, and good transportation connections to central Maputo while paying reasonable rents.
Where in Maputo are prices per sqm favorable for buy-to-resell opportunities?
Buy-to-resell opportunities in Maputo focus on currently undervalued areas with strong infrastructure development and urbanization trends driving future appreciation.
Matola, Zimpeto, and Marracuene represent the best buy-to-resell opportunities in the current market. These areas are experiencing the fastest appreciation rates of up to 10% annually as infrastructure improvements and urban renewal projects progress.
Current property prices in these areas remain significantly below their potential value, with ongoing road improvements, utility upgrades, and commercial development projects creating strong appreciation drivers for the next 3-5 years.
The areas benefit from government infrastructure investments, private sector development, and growing populations that increase demand for housing and commercial properties. Properties purchased today at 110,000–150,000 MZN per sqm have strong potential for significant appreciation.
Investors should focus on properties near planned infrastructure projects, new commercial developments, or areas with confirmed utility upgrades for maximum resale potential within 2-4 years.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mozambique versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are some concrete recent examples of purchase prices per sqm for properties in different price ranges?
Recent property transactions in Maputo provide clear examples of current market pricing across different segments and areas.
High-end market transactions include a 2-bedroom, 85 sqm city center apartment that sold for $275,000, representing $3,235 per sqm. This transaction reflects typical pricing for premium central properties in areas like Polana Cimento.
Mid-market examples include suburban apartments of 75 sqm selling for approximately $117,000, representing $1,560 per sqm. These properties in areas like Matola and Zimpeto demonstrate the value available in growing suburban locations.
Budget market transactions show emerging area properties, such as a 60 sqm unit in Marracuene selling for 90,000–120,000 MZN per sqm ($1,350–$1,800). These represent entry-level opportunities for first-time buyers and investors.
Luxury market examples include coastal villas exceeding 300,000 MZN per sqm, with some premium beachfront properties reaching $5,000+ per sqm for exceptional locations and amenities.
How have average prices per sqm evolved over the past year and five years?
Maputo's property market has shown resilient growth patterns over both recent and medium-term periods, with significant variation by area and property type.
Over the past year (2024–2025), property prices increased 3–7% citywide, with select suburban areas experiencing growth up to 10%. This growth reflects economic recovery, infrastructure improvements, and increased investor confidence in the market.
The five-year trend shows recovery from previous market stagnation, with average annual growth of 3–7% across the market. Certain high-performing areas like Matola and Costa do Sol achieved superior performance with 7–10% yearly appreciation.
Central areas like Polana Cimento maintained steady growth of 5–7% annually, reflecting their established status and consistent demand. Coastal areas showed similar patterns with strong demand from both local and international buyers.
Suburban and developing areas demonstrated the strongest growth potential, benefiting from infrastructure investments, urban expansion, and increasing accessibility to central Maputo.
It's something we develop in our Mozambique property pack.
What are the expert forecasts for average price per sqm in the coming years?
Expert projections for Maputo's property market indicate continued moderate growth with regional outperformance potential over the next decade.
One-year forecasts predict 3–7% appreciation citywide, with fastest growth expected in suburban and emerging districts. Infrastructure projects and urban development initiatives will drive this growth, particularly in areas like Matola and Zimpeto.
Five-year projections anticipate continued moderate growth of 4–8% annually, driven by urbanization trends, foreign investment, and infrastructure development. The market benefits from Maputo's position as a regional hub and gateway for Southern Africa trade.
Ten-year sustainability depends on broader macroeconomic factors, but Maputo is expected to outperform many regional cities on price appreciation. Long-term growth will likely concentrate in well-connected suburban areas and developed coastal zones.
Compared to similar major African cities, Maputo's growth potential remains strong due to its strategic location, improving infrastructure, and relatively affordable entry points for both local and international investors seeking African market exposure.
It's something we develop in our Mozambique property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Maputo's property market offers diverse opportunities across different price segments and investment strategies. Central and coastal areas provide stability and luxury living, while suburban and emerging areas offer the best growth potential for investors.
The market demonstrates resilient growth with clear segmentation based on location, property type, and target buyer profiles. Whether seeking primary residence, rental income, or capital appreciation, buyers can find suitable opportunities by understanding local market dynamics and pricing structures.
Sources
- The AfricanVestor - Maputo Price Forecasts
- The AfricanVestor - Mozambique Price Forecasts
- The AfricanVestor - Maputo Property
- The AfricanVestor - Moving to Mozambique Buy Property
- The AfricanVestor - Foreigners Buy Land Mozambique
- PWC Tax Summaries - Mozambique
- Numbeo - Property Investment in Maputo
- Properstar - Maputo House Prices
-Complete Guide to the Property Buying Process in Maputo
-Property Taxes and Fees in Maputo: What You Need to Know
-Maputo Property Market Forecast: Future Trends and Predictions
-Average Property Prices in Maputo: Complete Market Analysis
-Average Rental Prices in Maputo: Investor's Guide
-Is Maputo Worth It for Property Investment? Expert Analysis