Authored by the expert who managed and guided the team behind the Mozambique Property Pack
Everything you need to know before buying real estate is included in our Mozambique Property Pack
Property prices in Mozambique vary dramatically by location, with Maputo commanding the highest rates at 230,570 MZN ($3,610) per square meter in the city center as of August 2025. Understanding these price dynamics is crucial for anyone considering buying property in this East African market.
The Mozambican real estate market presents distinct opportunities across different cities and property types, from luxury beachfront condos in Maputo to budget-friendly houses in Matola. Whether you're looking to relocate, invest for rental income, or flip properties, knowing the exact costs per square meter will help you make informed decisions in this emerging market.
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 city center leads with prices of 230,570 MZN per sqm, while secondary cities like Beira and Nampula offer opportunities 30-40% cheaper. Luxury properties command premiums of 300,000-360,000 MZN per sqm in prime areas.
Total purchase costs including taxes and fees typically add 10-20% to the base property price, while ongoing ownership costs range from 2-4% annually of property value.
| Location | Price per sqm (MZN) | Price per sqm (USD) | Property Type |
|---|---|---|---|
| Maputo Center | 230,570 | $3,610 | Standard Apartment |
| Maputo Outside Center | 130,000 | $2,035 | Standard Apartment |
| Beira High-end | 138,000 | $2,160 | Premium Location |
| Nampula High-end | 101,000 | $1,580 | Premium Location |
| Luxury Villas (Maputo) | 300,000-360,000 | $4,700-$5,670 | High-end Properties |
| Matola Outskirts | 28,000-55,000 | $440-$860 | Basic Housing |
| National Average | 96,600 | $1,512 | New/Luxury |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What's the current average price per square meter in Mozambique as of September 2025?
The Mozambican property market shows significant regional variation in pricing per square meter as of September 2025.
Maputo city center commands the highest prices at 230,570 MZN ($3,610) per square meter, based on data updated in August 2025. Areas outside Maputo's center are more affordable at 130,000 MZN ($2,035) per square meter.
Secondary cities offer substantially lower prices compared to the capital. Beira typically trades at prices 30-40% below Maputo levels, averaging around 138,000 MZN per square meter for high-end locations. Nampula, another major city, shows even more competitive pricing at approximately 101,000 MZN per square meter for premium properties.
The national average for new and luxury properties stands at $1,512 (approximately 96,600 MZN) per square meter according to the latest available reports from June 2025. Data sources include The Africanvestor and Global Property Guide, which track market movements across major Mozambican cities.
It's something we develop in our Mozambique property pack.
How do prices differ between apartments, houses, new builds, and luxury properties?
| Property Type | Price Range (MZN per sqm) | Price Range (USD per sqm) | Key Features |
|---|---|---|---|
| Standard Apartments | 180,000-230,000 | $2,830-$3,610 | Modern, 60-75sqm, city center |
| Luxury Villas/High-end Condos | 300,000-360,000 | $4,700-$5,670 | Prime locations, Sommerschield/Polana |
| Beachfront Condos | 180,000-195,000 | $2,830-$3,070 | Coastal premium locations |
| Standalone Houses | 120,000-180,000 | $1,880-$2,830 | Suburban/greater Maputo area |
| New-build Premium | 230,000+ | $3,610+ | High-tech, energy efficient |
| Resale Properties | 120,000-160,000 | $1,880-$2,500 | Older units, established areas |
| Government Housing | 9,500 | $150 | Subsidized, limited availability |
Which cities and neighborhoods have the highest and lowest prices per square meter?
Maputo dominates the high-end market with its premium neighborhoods commanding top prices across Mozambique.
The highest prices concentrate in Maputo's elite areas including Polana, Sommerschield, and the city center, where limited supply meets strong expatriate and affluent local demand. These neighborhoods benefit from superior amenities, enhanced security, and proximity to international businesses and embassies.
Beachfront and tourist-oriented areas typically command premiums of 20-40% above inland locations due to their appeal to international buyers and vacation rental potential. Coastal properties benefit from both lifestyle appeal and tourism-driven rental demand.
The lowest prices are found in Matola, an industrial suburb of Maputo, and areas like Macaneta, where basic homes can be purchased for 28,000-55,000 MZN per square meter. Outer suburbs of Beira and Nampula also offer budget-friendly options significantly below national averages.
Price gaps reflect fundamental economic factors including business activity concentration, infrastructure quality, safety levels, presence of international companies, tourism influx, and targeted government development incentives in specific zones.
How does pricing change based on property size and measurement methods?
Property size significantly impacts per-square-meter pricing in the Mozambican market, with smaller units commanding premium rates.
Units under 50 square meters typically cost 250,000+ MZN per square meter in Maputo, reflecting high demand for affordable entry-level properties and studio apartments. The scarcity of small, well-located units drives these premium per-square-meter rates.
Mid-size properties between 50-100 square meters represent the market sweet spot, pricing at 200,000-230,000 MZN per square meter. This size range offers the best balance of affordability and functionality, making it the most common transaction category.
Larger properties exceeding 100 square meters often show marginal per-square-meter discounts, ranging from 180,000-220,000 MZN per square meter. While the total purchase price increases, buyers gain efficiency on a per-square-meter basis.
Measurement methodology matters significantly for pricing accuracy. Most new developments quote prices based on usable area, which excludes balconies and common spaces. Gross area measurements, including balconies and shared spaces, can inflate listed prices by 10-15% compared to usable area calculations.
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What are the total purchase costs for different property sizes including all fees and taxes?
| Property Size | Base Price (MZN) | Total Cost Including Fees (MZN) | Additional Cost Breakdown |
|---|---|---|---|
| 50 sqm | 11,500,000 | 12,700,000-13,200,000 | Transfer tax 2-10%, legal fees 2-5% |
| 80 sqm | 18,400,000 | 20,900,000-21,900,000 | Notary $200-2,000, stamp duty 0.2-0.4% |
| 120 sqm | 27,600,000 | 31,250,000-32,800,000 | Registration 0.5-1%, survey 20-50K MZN |
What ongoing ownership costs should I budget for annually?
Property ownership in Mozambique involves several recurring costs that vary based on property type and location.
Property tax rates are set by individual municipalities and typically range from 0.1-1% of the property's assessed value annually. Higher-value properties in prime locations face steeper tax obligations compared to rural or suburban properties.
Condominium and homeowners association fees range from 3,000-10,000 MZN monthly, with luxury and seaside buildings commanding the higher end of this range due to enhanced security, maintenance, and amenity costs.
Insurance costs typically run 8,000-18,000 MZN annually for standard homes and apartments, with coverage varying based on property value, location, and chosen protection levels. Coastal properties may face higher premiums due to weather-related risks.
Maintenance expenses should be budgeted at 1-1.5% of the property's value annually, covering routine repairs, upkeep, and necessary improvements. Utilities including water, electricity, and waste management typically cost 4,000-9,000 MZN monthly depending on usage and property size.
If using professional rental management services, expect costs of 2,500-7,000 MZN monthly. For rental properties, budget for 1-2 months of lost rental income annually due to vacancy periods, with short-term vacation rentals potentially experiencing higher vacancy rates.
What mortgage options exist for residents versus foreigners?
Mortgage accessibility and terms differ significantly between Mozambican residents and foreign buyers.
Mozambican residents can access financing from major local banks with down payments of 20-30% and loan-to-value ratios reaching up to 80%. Interest rates currently range from 21-24%, with loan terms typically spanning 15-20 years. The approval process usually takes 1-4 months for qualified local borrowers.
Foreigners face considerably stricter lending conditions and must demonstrate legal residence status before qualifying for local financing. Foreign buyers typically need down payments of 30-50% with maximum loan-to-value ratios capped at 70%. Interest rates for foreigners range from 22-25%, reflecting the additional risk banks perceive.
The approval timeline for foreign borrowers extends to 3-6 months due to additional documentation requirements and verification processes. Required documents include valid residence permits, proof of local income sources, and proper DUAT (land use rights) or property title documentation.
Many foreign buyers choose cash purchases or offshore financing arrangements to avoid the complexity and restrictions of local lending. It's something we develop in our Mozambique property pack.
What returns can I expect from different property investment strategies?
Investment returns in Mozambique vary significantly based on the chosen strategy and target market.
Long-term residential rentals in Maputo typically generate gross yields of 4.6-7.3%, while secondary cities can achieve 5-8% gross yields due to lower property acquisition costs. Payback periods for long-term rental strategies typically range from 14-18 years in established markets.
Short-term vacation rentals and holiday properties can achieve higher yields of 8-11% in tourist areas, but come with substantially higher vacancy risks and management complexity. Tourist-focused properties in prime locations show payback periods of 10-14 years when successfully managed.
Property flipping strategies benefit from annual price appreciation of 5-8% in Maputo's prime areas and 2-4% in secondary markets. However, transaction costs and taxes mean profitable flipping typically requires holding periods of at least 2 years to achieve positive net returns after all expenses.
Cash flow projections should account for the ongoing ownership costs, vacancy periods, and management expenses detailed in previous sections to calculate realistic net yields and returns on investment.
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.
Which areas are most expensive, up-and-coming, and budget-friendly?
The Mozambican property market shows distinct tiers based on development status and investment potential.
1. **Most Expensive Areas:** - Maputo's Polana Cimento district - Sommerschield neighborhood - Beachfront properties in prime coastal zones - Central business district locations - Areas with international school and embassy proximity2. **Up-and-Coming Areas:** - Matola (benefiting from logistics and infrastructure development) - Northern suburbs of Beira - Outer Nampula areas with new road connections - Industrial zones receiving government investment - Areas near planned energy projects3. **Budget-Friendly Options:** - Macaneta and surrounding coastal towns - Outer areas of Nampula and Beira - Inland industrial zones - Suburban developments beyond major city centers - Areas requiring infrastructure developmentKey indicators supporting these classifications include new infrastructure projects (roads, airports), large-scale energy and tourism developments, increasing presence of international schools and healthcare facilities, and rising levels of foreign direct investment in specific regions.
Can you show recent property sale examples with computed prices per square meter?
| Location/Area | Size (sqm) | Total Price (MZN) | Price per sqm (MZN) |
|---|---|---|---|
| Polana, Maputo | 75 | 7,500,000 | 100,000 |
| Sommerschield, Maputo | 120 | 40,000,000 | 333,000 |
| Beira Central | 80 | 4,400,000 | 55,000 |
| Matola Outskirts | 95 | 2,900,000 | 30,500 |
| Nampula Residential | 65 | 3,250,000 | 50,000 |
| Maputo Beachfront | 90 | 18,000,000 | 200,000 |
How have property prices changed over recent years and what's the forecast?
Mozambican property prices have shown consistent upward momentum over recent years with varying rates across different markets.
Over the past year, Maputo has experienced price appreciation of 5-7%, while secondary cities have seen more modest increases of 4-6%. This growth reflects continued economic development and international investment interest in the country's real estate sector.
The five-year perspective shows more dramatic changes, with Maputo prices rising 28% since 2020, Beira increasing 21%, and Nampula growing 19% over the same period. These substantial increases reflect the country's economic recovery and growing attractiveness to international investors.
Short-term forecasts for the next year suggest continued growth of 4-6% upside potential, with downside risks limited unless major macroeconomic shocks occur. The market benefits from ongoing infrastructure development and energy sector expansion.
Five-year projections indicate upside potential of 22-30%, assuming continued political stability and infrastructure investment. However, downside scenarios of 5-10% remain possible if political instability or commodity price shocks impact the broader economy.
Ten-year outlooks show significant upside potential of 45-65%, predicated on continued energy sector boom and major infrastructure rollout. Downside risks of 12-20% over this timeframe would likely result from sustained political instability or major climate-related challenges affecting the coastal economy. It's something we develop in our Mozambique property pack.
How does Mozambique compare with other regional markets on pricing and yields?
| Country | City Center Price/sqm (USD) | Outside Center Price/sqm (USD) | Mortgage Rate (%) | 5-Year Price Change (%) |
|---|---|---|---|---|
| Mozambique | $3,610 | $2,035 | 21-24% | +28% |
| South Africa | $91 | $68 | 11.6% | -12.6% |
| Ghana | $4,667 | $2,400 | N/A | N/A |
| Zambia | $2,000 | $6,333 | 21.3% | Data Unavailable |
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.
Mozambique's property market offers compelling opportunities for both investors and residents, with Maputo leading regional pricing while secondary cities provide attractive value propositions.
Success in this market requires careful consideration of location, property type, and total ownership costs, combined with realistic expectations about financing options and investment returns.
Sources
- The Africanvestor - Mozambique Price Forecasts
- Mozambique Expert - Cost of Living
- Global Property Guide - Mozambique Square Meter Prices
- The Africanvestor - Maputo Price Forecasts
- InTouch Relocations - Mozambique Insights
- EstimationQS - Building Costs Mozambique
- African Exponent - Most Expensive Real Estate in Africa
- The Africanvestor - Mozambique Real Estate Trends
- Housing Finance Africa - Mozambique
- Statista - Mozambique Real Estate Outlook