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 strong fundamentals with average apartment prices ranging from $78,000 to $234,000 depending on location and quality.
Property prices in Maputo vary significantly by neighborhood, with Polana Cimento commanding the highest prices at around $3,610 per square meter, while suburban areas like Matola offer more affordable options at approximately $2,035 per square meter. The market has experienced steady growth of 3-7% annually, driven by urbanization, infrastructure development, and expatriate demand.
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 residential property market offers diverse investment opportunities with standard apartments starting around $78,000 and luxury villas reaching $234,000 in prime locations.
The city shows consistent price growth of 3-7% annually, with the most expensive neighborhoods being Polana Cimento, Sommerschield, and Costa do Sol, while emerging areas like Matola and Zimpeto offer strong appreciation potential.
| Property Type | Average Price (USD) | Price per m² (USD) |
|---|---|---|
| Standard Apartment (60m²) | $78,000 | $1,300 |
| Modern Apartment (75m²) | $117,000 | $1,560 |
| Luxury Villa (100m²) | $234,000 | $2,340 |
| City Center (per m²) | - | $3,610 |
| Suburban (per m²) | - | $2,035 |
| Premium Luxury (per m²) | - | $4,700+ |
| Family Houses Suburban | $200,000+ | $2,350 |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What's the current average property price in Maputo?
As of September 2025, the average property price in Maputo varies significantly depending on property type and location.
Standard apartments of 60 square meters cost approximately 5,000,000 MZN ($78,000), while modern apartments of 75 square meters reach around 7,500,000 MZN ($117,000). Luxury villas in prime areas command prices of 15,000,000 MZN ($234,000) for 100 square meter properties.
The price per square meter in Maputo's city center averages 230,570 MZN ($3,610), significantly higher than suburban areas where prices average 130,000 MZN ($2,035) per square meter. These figures reflect the strong demand for central locations and the premium associated with prime urban real estate.
It's something we develop in our Mozambique property pack.
How do prices differ between apartments, houses, and luxury properties?
Property prices in Maputo show clear distinctions across different property categories, with apartments offering the most accessible entry point for investors.
One-bedroom apartments in central Maputo start around $100,000, while luxury penthouses can exceed $500,000. Standard houses in suburban areas like Matola begin at $200,000, with premium suburban or central homes starting from $400,000. Luxury properties, including beachfront villas and prestigious homes in neighborhoods like Sommerschield and Costa do Sol, often exceed $1 million.
The luxury segment represents the highest price tier, with beachfront properties, penthouses, and prestigious villas ranging from $300,000 to well above $1 million depending on size and location. This premium reflects the exclusive nature of these properties and their appeal to high-net-worth individuals and expatriates.
Which neighborhoods are the most expensive, the most affordable, and the up-and-coming ones?
| Neighborhood | Price Level | Annual Growth Rate |
|---|---|---|
| Polana Cimento | Most Expensive | 6-8% |
| Sommerschield | High | 4-6% |
| Costa do Sol | High | 4-6% |
| Baixa (Downtown) | High/Up-and-coming | 5-7% |
| Matola | Affordable/Growing | 5-7% |
| Zimpeto | Most Affordable | 4-5% |
| Marracuene | Most Affordable | 4-5% |
How do prices vary depending on the size or surface area of a property?
Property prices in Maputo scale predictably with surface area, though location significantly impacts the price per square meter.
City center apartments command approximately 224,750 MZN per square meter, while suburban apartments average 110,500 MZN per square meter. Luxury properties exceed 300,000 MZN per square meter, reflecting their premium locations and high-end finishes. Family houses in suburban areas typically cost around 150,000 MZN per square meter.
The price differential between central and suburban locations demonstrates the premium placed on proximity to business districts, amenities, and infrastructure. Larger properties generally offer better value per square meter, particularly in suburban locations where land costs are lower.
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What are some concrete examples of recent purchase prices for different types of properties?
Recent property transactions in Maputo provide clear benchmarks for current market values across different property segments.
A 60 square meter one-bedroom apartment in central Maputo recently sold for $194,000, while an 85 square meter two-bedroom central apartment commanded $275,000. In suburban Matola, a two-bedroom townhouse sold for 5,500,000 MZN (approximately $85,900), demonstrating the value proposition of suburban locations.
Four-bedroom suburban houses have sold for around 7,500,000 MZN ($117,000), offering substantial space for families at competitive prices. These examples illustrate the significant price variations between central and suburban locations, with suburban properties offering considerably more space for the money.
How much does the total cost add up to once you include fees, taxes, and registration costs?
Property purchase costs in Maputo extend beyond the purchase price to include various fees and taxes that buyers must budget for.
Transfer tax typically amounts to 2% of the purchase price, while registration and legal fees range from 0.5% to 2% of the transaction value. Agent commissions typically range from 3% to 5% for both buyers and sellers, depending on the property type and transaction complexity.
Total additional costs, including all fees and taxes, typically amount to 6% to 9% of the purchase price for mainstream transactions. Buyers should budget approximately 8% above the purchase price to cover all associated costs when planning their property acquisition in Maputo.
What are the typical mortgage rates and financing options available for buying in Maputo?
Mortgage financing in Maputo carries higher interest rates compared to developed markets, reflecting the local economic environment and currency risks.
Current mortgage rates range from 12% to 18% annually, depending on the lender, loan type, and client profile. Down payment requirements typically range from 20% to 35% of the purchase price, with loan terms usually spanning 10 to 25 years for resident borrowers.
Foreign buyers face more restrictive financing conditions, with major banks requiring comprehensive proof of income and assets. Non-residents often have limited access to local financing, making cash purchases more common among international investors. It's something we develop in our Mozambique property pack.
If you plan to live there yourself, what are the smartest areas or property types to choose?
For self-occupation, the optimal choice depends on lifestyle preferences, family needs, and proximity to work or international amenities.
Expatriates and long-term professionals should consider Polana Cimento, Sommerschield, Costa do Sol, or gated developments in Matola for their security, amenities, and international community presence. Families benefit most from suburban Matola or Costa do Sol villas and gated townhouses, which offer space, security, and family-friendly environments.
Lifestyle-focused buyers gravitate toward Costa do Sol for beach access, Baixa for urban entertainment and dining, or Polana for its cosmopolitan atmosphere and central location. Each area offers distinct advantages depending on personal priorities and daily lifestyle requirements.
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.
If you want to rent it out, what's the outlook for short-term vs long-term rentals?
Maputo's rental market offers distinct opportunities for both short-term and long-term rental strategies, each with specific advantages and target markets.
Short-term rentals through platforms like Airbnb generate average annual revenue of approximately $5,956 with 29% occupancy rates and $97 average daily rates. The best locations for short-term rentals include Costa do Sol, Baixa, and city center areas where tourists and business travelers prefer to stay.
Long-term rentals show strong demand in city center and suburban locations, particularly in expatriate and family zones where three-bedroom apartments in prime areas command approximately 89,637 MZN per month. The most successful long-term rental areas include Polana, Sommerschield, and suburban gated communities that attract stable, long-term tenants.
If you're buying to resell later, what areas or property types have the best appreciation potential?
Capital appreciation potential in Maputo varies significantly by location, with emerging areas and established premium neighborhoods offering different risk-reward profiles.
Matola presents strong appreciation potential due to new infrastructure developments and rising property values, while Baixa benefits from ongoing urban regeneration projects. Polana Cimento remains a proven performer with established prestige and consistent demand from high-income buyers.
Emerging markets like Zimpeto and Marracuene offer significant upside potential through major improvement projects and affordable entry prices. For luxury and prime segment investments, Costa do Sol provides stable appreciation through beachfront and premium location advantages that maintain long-term value.
How have property prices changed compared to one year ago and five years ago?
Maputo's property market has demonstrated consistent growth over both short and medium-term periods, with notable variations across different neighborhoods.
One-year price increases range from 3% to 7% citywide, with some areas like Polana Cimento, Matola, and Costa do Sol experiencing growth rates up to 8%. This growth reflects continued urbanization, infrastructure development, and sustained expatriate demand for quality housing.
Over the five-year period, the market has shown steady cumulative price growth of 25% to 40% for upscale districts, while the best-performing emerging suburbs have experienced 35% to 50% cumulative appreciation. Core drivers include urbanization trends, new infrastructure projects, expatriate demand, and favorable demographics with a growing young population.
What's the forecast for property prices in Maputo in one year, five years, and ten years, and how do they compare with other similar-sized cities in Africa?
Maputo's property market forecast reflects continued stability with measured growth expectations across different time horizons.
One-year forecasts predict 3% to 7% price increases, maintaining current market stability with particular strength in well-located zones. Five-year projections anticipate 25% to 40% cumulative price appreciation if economic fundamentals remain stable, with Matola, Baixa, and Polana Cimento positioned for outperformance driven by development and expatriate demand.
Ten-year optimistic forecasts depend on national economic growth, foreign direct investment, and completion of major infrastructure projects including port expansions and road improvements. Top-performing areas could potentially double in price, though results will vary significantly based on macroeconomic and political conditions. Compared to similar-sized African cities, Maputo's price per square meter is higher due to expatriate interest and infrastructure pressures, though stabilized growth suggests a solid, less speculative market environment. 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 real estate market offers compelling opportunities for both investors and residents, with diverse price points and strong growth fundamentals across multiple neighborhoods.
Strategic property selection based on intended use—whether for residence, rental income, or capital appreciation—can maximize returns while minimizing risks in this dynamic African market.
Sources
- TheAfricanVestor - Mozambique Price Forecasts
- TheAfricanVestor - Maputo Price Forecasts
- TheAfricanVestor - Maputo Property
- Property24 Mozambique - Properties for Sale in Maputo
- AirROI - Maputo Market Report
- Statista - Real Estate Outlook Mozambique
- Numbeo - Property Investment in Mozambique
- Expatistan - Cost of Living in Mozambique