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
If you're looking to rent or invest in Maputo, knowing current rental prices is essential.
This guide breaks down rent levels, neighborhood trends, and landlord costs in Maputo as of the first half of 2026.
We update this blog post regularly to keep the information fresh.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Maputo.
Insights
- Maputo's formal rental market operates as a two-track system, with prime neighborhoods like Polana and Sommerschield commanding rents five to six times higher than suburban Matola.
- Backup power systems (generators or inverters) are the most valuable amenity in Maputo rentals, often adding 15% to 25% to monthly rent due to electricity reliability challenges.
- Prime condos in Polana and Sommerschield have vacancy rates around 4% to 6%, while mid-market and outer areas sit closer to 7% to 10%.
- Water resilience features like building tanks and pressure systems are almost as important as power backup, and tenants actively seek properties with these amenities.
- Expat and corporate tenants dominate Maputo's formal rental market, with many leases negotiated using a USD reference even when payments are in meticais.
- Rent per square meter in central Maputo averages around 1,100 MZN (about 17 USD or 16 EUR), significantly higher than other Mozambican cities.
- Furnished apartments in Maputo's prime neighborhoods command 20% to 30% higher rents than unfurnished units, especially for short-term corporate assignments.
- Rental income in Maputo is subject to a 20% withholding tax, and lease contracts carry a 2% stamp duty on the highest monthly rent.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are typical rents in Maputo as of 2026?
What's the average monthly rent for a studio in Maputo as of 2026?
As of early 2026, the average monthly rent for a studio in Maputo's formal market is around 60,000 MZN (940 USD or 870 EUR).
Most studio apartments in Maputo range from 45,000 MZN (700 USD or 650 EUR) in less central areas to 80,000 MZN (1,250 USD or 1,160 EUR) in premium Polana or Sommerschield buildings.
Studio rents in Maputo vary mainly by neighborhood, whether the building has backup power and water tanks, and the quality of security and building management.
What's the average monthly rent for a 1-bedroom in Maputo as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment (T1) in Maputo's formal market is around 85,000 MZN (1,330 USD or 1,230 EUR).
Most 1-bedroom apartments in Maputo range from 60,000 MZN (940 USD or 870 EUR) for standard units to 130,000 MZN (2,030 USD or 1,880 EUR) for luxury condos.
The cheapest 1-bedroom rents in Maputo are in Matola and outer suburbs, while the most expensive are in Polana, Sommerschield, and Ponta Vermelha near embassies and corporate offices.
What's the average monthly rent for a 2-bedroom in Maputo as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment (T2) in Maputo's central formal market is around 120,000 MZN (1,880 USD or 1,740 EUR).
The range for 2-bedroom apartments in Maputo is wide: from 22,000 MZN (345 USD or 320 EUR) in suburban Matola to 130,000 MZN (2,030 USD or 1,880 EUR) or more in prime KaMpfumo and Polana.
The cheapest 2-bedroom rents are in Matola and suburban zones, while the most expensive T2 apartments are in Polana "A," Sommerschield, Costa do Sol, and Coop.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Maputo.
What's the average rent per square meter in Maputo as of 2026?
As of early 2026, the average rent per square meter in Maputo's formal market is around 1,100 MZN per month (17 USD or 16 EUR per square meter).
Across Maputo neighborhoods, rent per square meter ranges from 700 MZN (11 USD or 10 EUR) in outer areas to 1,300 MZN (20 USD or 19 EUR) in prime Polana and Sommerschield.
Maputo's rent per square meter is significantly higher than other Mozambican cities, as the capital concentrates most formal rental stock and international tenant demand.
Properties above average in Maputo typically have sea views, coastal proximity along Julius Nyerere Avenue, reliable backup power, 24/7 security, and quality building management.
How much have rents changed year-over-year in Maputo in 2026?
As of early 2026, rents in Maputo's formal market have increased by an estimated 6% compared to January 2025.
The main factors driving rent changes in Maputo include inflation expectations, metical-USD currency fluctuations, and expat and corporate demand levels.
This 6% increase is consistent with the previous year's trend, as the central bank has focused on single-digit inflation and the economy has shown recovery signs.
What's the outlook for rent growth in Maputo in 2026?
As of early 2026, projected rent growth for Maputo's formal market is 5% to 9%, with prime condos likely seeing stronger growth than outer areas.
Key factors influencing Maputo rent growth include corporate lease renewals, LNG-related business cycles, and limited supply of international-standard apartments with security and backup power.
Polana, Sommerschield, and Coop are expected to see the strongest rent growth due to concentrated expat and corporate demand for reliable, secure housing.
Risks include economic disruptions, foreign exchange constraints, or security concerns that could quickly reduce expat demand and willingness to sign USD-linked leases.
We have made this infographic to give you a quick and clear snapshot of the property market in Mozambique. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Maputo as of 2026?
Which neighborhoods have the highest rents in Maputo as of 2026?
As of early 2026, the three highest-rent neighborhoods in Maputo are Polana (including Polana Cimento), Sommerschield, and Ponta Vermelha, where typical 2-bedrooms range from 120,000 to 150,000 MZN (1,880 to 2,340 USD or 1,740 to 2,170 EUR) monthly.
These neighborhoods command premium rents because they have secure condos with backup power, water tanks, 24/7 security, and proximity to embassies and the coastal waterfront.
Tenants in these high-rent Maputo neighborhoods include expats on corporate assignments, embassy staff, senior NGO personnel, and upper-income Mozambican executives.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Maputo.
Where do young professionals prefer to rent in Maputo right now?
The top three neighborhoods for young professionals in Maputo are Polana (especially the Julius Nyerere corridor), Sommerschield, and central Baixa in KaMpfumo.
Young professionals typically pay 70,000 to 100,000 MZN (1,095 to 1,565 USD or 1,015 to 1,450 EUR) monthly for a modern 1-bedroom with good amenities.
These areas attract young professionals with walkability to restaurants and nightlife, short commutes, and modern buildings with reliable services.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Maputo.
Where do families prefer to rent in Maputo right now?
The top three family neighborhoods in Maputo are Sommerschield, Coop, and Costa do Sol, offering larger apartments, calmer streets, and easier school access.
Families typically pay 120,000 to 180,000 MZN (1,880 to 2,815 USD or 1,740 to 2,610 EUR) monthly for 2 to 3-bedroom apartments with space and security.
These areas attract families with secure compounds, green spaces, family-friendly amenities, and quieter environments than central areas.
Top schools nearby include the American International School of Mozambique, French School of Maputo, and quality Portuguese-language private schools.
Which areas near transit or universities rent faster in Maputo in 2026?
As of early 2026, the fastest-renting areas in Maputo are Polana, Sommerschield, and central KaMpfumo, all offering quick access to major road corridors (Maputo has no metro).
Properties in these high-demand areas typically stay listed 25 to 45 days, compared to 45 to 75 days mid-market and 75+ days for overpriced units.
Properties near main roads, Eduardo Mondlane University, and central business districts command premiums of 10,000 to 20,000 MZN (155 to 310 USD or 145 to 290 EUR) monthly.
Which neighborhoods are most popular with expats in Maputo right now?
The top expat neighborhoods in Maputo are Polana (including Polana Cimento), Sommerschield, and Ponta Vermelha, with Coop and parts of Costa do Sol also popular.
Expats typically pay 100,000 to 180,000 MZN (1,565 to 2,815 USD or 1,450 to 2,610 EUR) monthly, often with USD-referenced leases.
These areas attract expats with international-standard housing featuring backup power, water systems, 24/7 security, and proximity to embassies and international schools.
The most represented nationalities include South Africans, Portuguese, Americans, British, and Europeans in corporate, diplomatic, and NGO sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Maputo.
Get fresh and reliable information about the market in Maputo
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Who rents, and what do tenants want in Maputo right now?
What tenant profiles dominate rentals in Maputo?
The three dominant tenant profiles in Maputo's formal market are expats and corporate assignees, upper-income Mozambican professionals, and NGO or project staff.
Expats represent roughly 40% to 50% of formal demand, local professionals 30% to 35%, and NGO staff 15% to 20%, though most Maputo residents rent informally outside portal data.
Expats want furnished 2 to 3-bedrooms with security and backup power, local professionals prefer unfurnished 1 to 2-bedrooms for longer stays, and NGO staff need medium-grade furnished units with flexible terms.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Maputo.
Do tenants prefer furnished or unfurnished in Maputo?
In Maputo's formal market, roughly 55% to 60% prefer unfurnished for longer stays, while 40% to 45% prefer furnished, with furnished more popular in the expat segment.
Furnished apartments command premiums of 15,000 to 30,000 MZN (235 to 470 USD or 220 to 435 EUR) monthly above unfurnished equivalents, a 20% to 30% increase.
Furnished rentals appeal to expats on short-term assignments, diplomats, consultants, and newcomers avoiding furniture purchases.
Which amenities increase rent the most in Maputo?
The top five rent-boosting amenities in Maputo are backup power, water tanks and pressure systems, 24/7 security with controlled access, parking with elevator, and sea views.
Backup power adds 10,000 to 25,000 MZN (155 to 390 USD) monthly, water resilience 5,000 to 15,000 MZN, security 8,000 to 20,000 MZN, parking/elevator 5,000 to 12,000 MZN, and sea views 15,000 to 30,000 MZN.
In our property pack covering the real estate market in Maputo, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Maputo?
The top five ROI renovations in Maputo are backup power systems, water tanks with pressure systems, AC upgrades, security improvements, and kitchen/bathroom modernization.
A backup power system (150,000 to 400,000 MZN) can add 15,000 to 25,000 MZN monthly; water systems (80,000 to 200,000 MZN) add 8,000 to 15,000 MZN; AC (50,000 to 150,000 MZN) adds 5,000 to 10,000 MZN; security (30,000 to 100,000 MZN) adds 5,000 to 12,000 MZN.
Poor-ROI renovations to avoid include luxury finishes exceeding neighborhood standards, pools without maintenance capacity, and high-end appliances expensive to repair locally.
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.
How strong is rental demand in Maputo as of 2026?
What's the vacancy rate for rentals in Maputo as of 2026?
As of early 2026, the estimated vacancy rate for Maputo's formal apartment market is around 7% overall, varying by location and quality.
Vacancy ranges from 4% to 6% in prime Polana, Sommerschield, and Coop, to 7% to 10% in mid-market and outer areas lacking priority amenities.
Current vacancy in Maputo is roughly in line with historical averages, though prime international-standard condos remain tighter due to limited supply.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Maputo.
How many days do rentals stay listed in Maputo as of 2026?
As of early 2026, rentals in Maputo stay listed around 45 to 55 days on average, varying by quality and pricing.
Days on market ranges from 25 to 45 for well-priced prime units, to 45 to 75 for mid-market, and 75+ for overpriced or poorly-managed properties.
Current days-on-market is similar to one year ago, with stable demand from the expat and corporate tenant base driving the formal segment.
Which months have peak tenant demand in Maputo?
Peak tenant demand in Maputo occurs January through March and August through October, when most new leases are signed.
Seasonal drivers include new work contracts and project cycles in January, and the second hiring wave and school-year planning from August to October.
Lowest demand is April through June and November through December, when holidays slow corporate relocations.
Buying real estate in Maputo can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in Maputo as of 2026?
What property taxes should landlords expect in Maputo as of 2026?
As of early 2026, landlords in Maputo pay IPRA (Imposto Predial Autarquico) of 0.4% per year of official taxable value; for a 10 million MZN apartment, that's about 40,000 MZN (625 USD or 580 EUR) annually.
Annual property taxes range from 15,000 MZN (235 USD) for smaller units to 100,000 MZN (1,565 USD) or more for premium properties.
IPRA is calculated on official taxable value (not always market value) at the 0.4% residential rate, with possible exemptions for newly built properties.
Please note that, in our property pack covering the real estate market in Maputo, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Maputo right now?
A realistic annual maintenance budget in Maputo is 1% to 1.5% of property value; for a 10 million MZN apartment, that's 100,000 to 150,000 MZN (1,565 to 2,345 USD) yearly.
Annual maintenance ranges from 60,000 MZN (940 USD) for newer properties to 200,000 MZN (3,125 USD) for older buildings needing frequent repairs.
Most Maputo landlords set aside 10% to 15% of rental income for maintenance, higher for properties with generators, elevators, pools, or water systems.
What utilities do landlords often pay in Maputo right now?
Landlords in Maputo commonly pay condominium charges (covering security, common areas, sometimes backup power), while tenants pay electricity, water, internet, and gas directly.
When landlords include condo fees, this adds 8,000 to 25,000 MZN (125 to 390 USD) monthly depending on amenities; occasional landlord-paid water adds 1,000 to 2,000 MZN.
Common practice is landlords either include condo fees in rent or charge separately, with tenants handling metered utilities; listings often specify "condominio incluido."
How is rental income taxed in Maputo as of 2026?
As of early 2026, rental income in Maputo faces a 20% withholding tax in most formal arrangements, plus lease contracts carry a 2% stamp duty on the highest monthly rent.
Landlords can claim deductions for maintenance costs, IPRA paid, condominium fees, and depreciation, though withholding is often treated as final for individuals.
A common Maputo-specific mistake is failing to register leases over six months at the Land Registry, which is legally required and causes problems in disputes or sales.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Maputo.
We made this infographic to show you how property prices in Mozambique compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Maputo, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Casa SAPO (T1 listings) | One of Mozambique's largest property portals with transparent unit types and live Maputo listings. | We used asking rents and unit details to estimate typical formal-market 1-bedroom rents. We also used fee notes to understand landlord-tenant cost splits. |
| Casa SAPO (T2 listings) | The same portal provides broad 2-bedroom listings from mid-market to prime Maputo neighborhoods. | We used T2 examples from Polana and Costa do Sol to bracket mid versus prime rents. We also used rent notes on included fees. |
| Casa SAPO (T3 listings) | The T3 page shows larger family apartments and premium neighborhood pricing in Maputo. | We used these to understand family preferences and Coop neighborhood positioning. We cross-referenced with T1 and T2 data. |
| Property24 Mozambique | Widely used international real estate portal for cross-checking asking rents. | We used it to triangulate rent levels across platforms. We compared Maputo City rents with Casa SAPO to confirm patterns. |
| Banco de Moçambique (exchange rate) | The central bank provides the cleanest source for USD/MZN conversions. | We used the official rate to express rents in MZN and USD. We kept one rate throughout to reduce cognitive load. |
| Banco de Moçambique (Economic Outlook) | Central bank publication framing inflation, growth risks, and financial conditions. | We used it to anchor rent-growth outlook since inflation influences rent renegotiations. We used it as a macro foundation. |
| World Bank (Mozambique MPO) | Top-tier source for country macroeconomic conditions and projections. | We used it to ground demand-side assumptions affecting tenant formation. We used it for 2026 outlook rather than anecdotes. |
| AURA (water regulator tariffs) | Official water regulator publishing Greater Maputo tariffs. | We used the reference tariff to estimate monthly water bills. We used it to describe landlord versus tenant utility splits. |
| RSM Mozambique Tax Pocket Guide 2025 | Large tax advisory firm summarizing statutory rules with clear rates. | We used it to pin down rental-income withholding and tax handling. We used it to keep taxation concrete. |
| TTA Advogados (property tax guide) | Law firm publication citing Mozambican legislation on property-sector taxes. | We used it to cross-check IPRA rates, stamp duty, and lease registration rules. We used it as a second legal source. |
| PwC Tax Summaries (Mozambique) | Top-tier global firm's standard reference for statutory tax treatment. | We used it to confirm VAT treatment around residential rentals. We used it for broad confirmation only. |
| Conselho Municipal (IPRA explainer) | Municipal government page explaining IPRA's legal basis and valuation. | We used it to explain IPRA in plain language. We used it as a government voice complementing legal sources. |
| CAHF (Maputo housing profile) | Well-known housing research organization focused on African markets. | We used it to frame Maputo's two-track rental reality. We used it to support tenant-profile explanations beyond portal data. |
| U.S. Trade Administration (power sector) | Official U.S. government publication on Mozambique's power sector. | We used it for practical notes on electricity reliability and backup power premiums. We used it for context. |
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