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
Mozambique's property market offers significant opportunities for investors and residents, with average property prices varying dramatically between urban centers and rural areas.
As of September 2025, Maputo leads the market with apartments averaging $3,610 per square meter in the city center, while houses range from $78,000 to over $1 million depending on location and specifications.
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.
Mozambique's property market is dominated by Maputo, where apartments cost $3,610 per square meter in prime areas and houses range from $78,000 to $234,000.
Other major cities like Beira and Nampula offer properties 30-40% cheaper than Maputo, while coastal areas command 20-30% premiums over inland prices.
| Property Type | Maputo City Center | Other Major Cities | Rural/Coastal Areas |
|---|---|---|---|
| Apartment (per m²) | $3,610 | $2,166-2,527 | $1,800-2,900 |
| Standard House (60-75m²) | $78,000-117,000 | $47,000-70,000 | $27,000-55,000 |
| Luxury Villa (100m²) | $234,000+ | $140,000-187,000 | $120,000-280,000 |
| Land (urban plot) | High premium | Moderate prices | Most affordable |
| Transaction Costs | 5-10% total | 5-10% total | 5-10% total |
| Mortgage Rates | 19-24% annually | 19-24% annually | Limited availability |
| 5-Year Growth | +28% | +20-25% | +15-20% |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are the current average property prices in Mozambique?
As of September 2025, Mozambique's property market shows clear price tiers between major urban centers and secondary cities.
In Maputo, the capital city dominates pricing with standard 60m² apartments averaging 5,000,000 MZN ($78,000) and modern 75m² units reaching 7,500,000 MZN ($117,000). The city center commands premium prices at 230,570 MZN per square meter ($3,610/m²), while properties outside the center drop to 130,000 MZN per square meter ($2,035/m²).
The nationwide median house price sits around 8,000,000 MZN ($127,000), with entry-level standalone homes ranging from 1.7 to 3.5 million MZN ($27,000-$55,000) for 2-3 bedroom properties. Cities like Beira and Nampula offer similar properties at 30-40% less than Maputo prices, making them attractive alternatives for budget-conscious buyers.
Luxury villas in prime Maputo locations can reach 15,000,000 MZN ($234,000) for 100m² properties, while top-tier neighborhoods regularly exceed $1 million for premium homes.
How do prices differ between apartments, houses, and land?
Property type creates significant price variations across Mozambique's real estate market.
Apartments in Maputo city center average 224,750-230,570 MZN per square meter ($3,610), with one-bedroom units (60m²) costing around $194,000 and two-bedroom apartments (85m²) averaging $275,000. Suburban areas like Matola and Costa do Sol offer apartments at 110,500 MZN per square meter ($1,730), providing substantial savings for buyers willing to commute.
Standalone houses present more varied pricing, with entry-level homes in Maputo suburbs starting at 2-5 million MZN ($31,000-$78,000) and city center properties ranging from 5-8 million MZN ($78,000-$127,000). Luxury neighborhoods command significantly higher prices, often exceeding $1 million for premium properties with advanced security and amenities.
Land prices vary dramatically by location, with urban plots in Maputo commanding premium prices while suburban and rural land offers more affordable entry points. The specific pricing depends heavily on zoning, infrastructure access, and development potential.
It's something we develop in our Mozambique property pack.
What are the average costs in main cities compared to rural or coastal areas?
Mozambique's property market shows dramatic price differences between urban centers, rural areas, and coastal locations.
Major cities like Beira and Nampula offer properties at 30-40% lower prices than Maputo for comparable properties. A standard apartment that costs $117,000 in Maputo would typically sell for $70,000-$82,000 in these secondary cities, making them attractive for investors seeking lower entry points with decent infrastructure.
Rural regions present the most affordable options, with prices often stagnant or declining due to limited demand and infrastructure challenges. These areas attract buyers seeking large land plots for agricultural or long-term development projects, but face liquidity challenges for resale.
Coastal areas command significant premiums, with properties within 500 meters of the beach regularly selling for 20-30% above inland prices. Popular destinations like Ponta do Ouro, Vilankulo, and Xai-Xai attract both domestic and international buyers seeking vacation homes or rental investment opportunities.
The coastal premium reflects tourism demand and limited beachfront supply, creating strong appreciation potential but higher initial investment requirements.
Can you give examples of purchase prices for typical properties?
| Budget Range | Property Type | Location | Specifications |
|---|---|---|---|
| $50,000 | Small apartment or land | Outer suburbs/rural | Older apartment or basic land plot |
| $100,000 | One-bedroom apartment | Chamanculo/Mafalala | Small new build or renovated unit |
| $200,000 | Two-bedroom apartment | Matola/Costa do Sol | Modern apartment or standalone house |
| $300,000+ | Three-bedroom apartment | Polana/Sommerschield | Luxury finishes or beachfront property |
| $500,000+ | Luxury villa | Prime neighborhoods | Premium location with advanced security |
| $1,000,000+ | Ultra-luxury property | Exclusive areas | Top-tier amenities and prime positioning |
What are the most expensive neighborhoods right now?
Mozambique's premium real estate concentrates in specific upscale neighborhoods that command the highest prices in the market.
In Maputo, Polana and Sommerschield represent the pinnacle of luxury residential areas, featuring diplomatic residences, executive housing, and premium commercial developments. These neighborhoods offer superior security, infrastructure, and proximity to international schools and business districts, justifying their premium pricing.
Costa do Sol attracts wealthy buyers seeking beachfront lifestyle within Maputo's metropolitan area, combining urban convenience with coastal amenities. Properties here command substantial premiums due to limited supply and high demand from both residents and investors.
Sommerschield and Baixa maintain top-tier pricing for both rental and purchase markets, attracting expatriate professionals and wealthy locals seeking prestige addresses with convenient access to government offices and international businesses.
Beachfront districts including Ponta do Ouro, Vilankulo, and Xai-Xai represent the most expensive vacation property markets, with luxury homes often exceeding $500,000 for prime oceanfront locations.
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Which areas are considered up-and-coming or good value for the future?
Several emerging neighborhoods and regions show strong potential for future appreciation based on infrastructure development and demographic trends.
Matola and Costa do Sol lead the up-and-coming areas, benefiting from new infrastructure projects and growing middle-class demand. These suburbs offer modern developments at more accessible prices while maintaining reasonable commute times to central Maputo, creating attractive investment opportunities for both residents and rental investors.
Xai-Xai demonstrates increasing tourism appeal, with rising vacation rental yields and improved coastal infrastructure attracting both domestic and international visitors. The area's proximity to South Africa makes it particularly attractive for cross-border investment and tourism development.
Suburban Maputo districts and outlying areas attract first-time buyers with affordable, modern developments that benefit from urban expansion trends. These areas offer the best combination of accessibility, affordability, and growth potential for long-term investors.
Secondary coastal towns beyond main tourist centers present value opportunities for patient investors willing to bet on future tourism development and improved infrastructure connectivity.
Where can you still find budget-friendly properties?
Budget-conscious buyers can find affordable options in several strategic locations across Mozambique.
Maputo's outskirts, including Zimpeto, Mafalala, and Chamanculo, offer entry-level properties with urban access at reduced prices. These neighborhoods provide basic infrastructure and public transportation while maintaining significantly lower costs than central areas.
Matola presents excellent value for buyers seeking suburban lifestyle with urban convenience, offering modern developments at prices substantially below central Maputo. The area benefits from improving infrastructure and growing commercial development.
Outer Beira and rural land plots in developing corridors attract investors seeking large properties for agricultural or long-term development projects. These areas require patience but offer substantial land at very low prices.
Smaller coastal towns beyond main tourist destinations provide opportunities for buyers seeking coastal access without premium pricing, though these locations may face liquidity challenges for future resale.
How much do additional fees, taxes, and transaction costs usually add to the total price?
Property transactions in Mozambique involve substantial additional costs that buyers must factor into their total investment budget.
The transfer tax (SISA) represents 2% of the property value, while registration fees add another 0.5-1% to the transaction cost. Notary services typically cost $200-500 per document, depending on complexity and property value.
Legal representation adds 2-5% of the property price, with experienced lawyers essential for navigating Mozambique's complex property laws and ensuring proper title transfer. Property surveys cost $300-800, depending on property size and location complexity.
Foreigners purchasing properties typically require 40-50% down payments when securing mortgages, substantially higher than domestic buyer requirements. VAT of 17% applies to new properties, significantly impacting the total purchase cost for newly constructed units.
Annual municipal taxes and rates apply in urban areas, adding ongoing ownership costs that vary by location and property value. Total transaction costs typically range from 5-10% of the property value, requiring careful budget planning.
It's something we develop in our Mozambique property pack.
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 the common mortgage rates and financing options available?
Mozambique's mortgage market presents significant challenges for property buyers, particularly foreign investors.
As of September 2025, typical mortgage rates range from 19-24% annually, reflecting the country's high inflation environment and banking sector risks. Major banks including Standard Bank, Millennium BIM, and BCI offer mortgage products, but terms remain restrictive compared to international standards.
The lending rate stands at 19%, with the prime rate also at 19%, while the central bank's base rate (MIMO) sits at 10.25%. This spread reflects the banking sector's risk assessment and operational costs in the Mozambican market.
Mortgage availability for foreigners remains extremely limited, typically requiring local residence status and substantial down payments of 40-50%. Most foreign buyers rely on cash purchases or financing from their home countries to complete transactions.
Local buyers benefit from slightly better terms but still face high interest rates and stringent income verification requirements. The limited mortgage market constrains property demand and affects overall market liquidity.
How have property prices changed compared to five years ago and one year ago?
Mozambique's property market has demonstrated resilient growth despite economic challenges over recent years.
Over the past year (2024-2025), Maputo property prices increased by 5-7%, with similar or slightly slower growth in other major cities. This moderate appreciation reflects steady demand from urban migration and limited supply of quality properties in desirable locations.
The five-year change (2019-2024) shows more substantial appreciation, with an estimated 28% cumulative growth for Maputo properties and similar national averages. This growth significantly outperformed regional markets like South Africa, which experienced a 12.6% decline over the same period.
The sustained growth reflects Mozambique's urbanization trends, infrastructure development, and growing middle class despite macroeconomic challenges. However, growth rates have moderated from earlier peaks as the market matures and economic conditions stabilize.
Regional variations show coastal and tourist areas experiencing stronger appreciation than rural regions, where prices often remain stagnant due to limited demand and economic opportunities.
What are the forecasts for prices over the next 1, 5, and 10 years?
Property price forecasts for Mozambique indicate continued growth driven by urbanization and infrastructure development.
Over the next 1-5 years, analysts forecast steady annual growth of 3-7% for urban areas, particularly Maputo and major coastal zones. This growth rate reflects sustainable appreciation based on demographic trends and economic development rather than speculative bubbles.
The 10-year outlook to 2035 anticipates accelerated urbanization with urban price appreciation continuing, though growth may moderate if income levels stagnate. Projections suggest up to half of Mozambique's population will be urbanized by 2045, creating sustained demand for urban housing.
Coastal areas with tourism potential show the strongest long-term appreciation prospects, benefiting from both domestic and international demand. However, infrastructure development and political stability remain key factors affecting these projections.
Rural areas face uncertain prospects, with prices likely to remain flat or decline in regions lacking economic development or infrastructure investment. Urban-rural price gaps are expected to widen as economic opportunities concentrate in cities.
It's something we develop in our Mozambique property pack.
What are the smartest choices today for living, renting, or investing, and how does this compare with regional cities?
Strategic property choices in Mozambique depend on specific objectives and risk tolerance levels.
For residential living, suburban Maputo areas like Matola and Costa do Sol offer the best value combination of affordability, infrastructure, and appreciation potential. Up-and-coming areas in Beira provide additional options for buyers seeking lower entry costs with reasonable urban amenities.
Short-term rental investors should focus on beachfront properties in Ponta do Ouro, Vilankulo, and Xai-Xai, where tourism demand drives high seasonal yields. These locations benefit from both domestic and South African tourism, creating diverse income streams.
Long-term rental strategies work best with city-center apartments in Maputo or luxury homes in secure suburbs, targeting expatriate professionals and wealthy locals seeking premium accommodation with reliable infrastructure and security.
Buy-to-resell investors should target new infrastructure areas in Matola, Costa do Sol, or emerging coastal destinations like Xai-Xai, where development trends and appreciation potential offer the best capital gains prospects.
Compared to regional cities, Maputo properties cost significantly more per square meter ($3,610 versus Johannesburg's $91) but offer similar rental yields to South Africa (4.6-7.3%). While Mozambique presents higher political and economic risks than some neighbors, it also offers superior growth prospects driven by urbanization and resource development.
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 informed investors willing to navigate higher transaction costs and limited financing options.
The combination of urbanization trends, infrastructure development, and tourism growth creates multiple investment strategies, from urban residential to coastal vacation properties.
Sources
- Mozambique Price Forecasts - TheAfricanVestor
- Building Costs per Square Metre in Mozambique - EstimationQS
- Maputo Property Market - TheAfricanVestor
- Seaside Property Investment Discussion - Reddit
- Housing Finance Africa - Mozambique
- Best Areas in Mozambique - TheAfricanVestor
- Mozambique Property Listings - Properstar
- Moving to Mozambique Guide - TheAfricanVestor
- Prime Rate Report - Banco de Moçambique
- Bank Lending Rates - CEIC Data