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
The Mozambique rental market offers distinct opportunities across different cities and property types, with Maputo leading in both rents and prices. Understanding current rental rates is essential for property investors considering this emerging African market, where yields range from 4.6% to 9% depending on location and property type.
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.
As of September 2025, Maputo city center commands the highest rents with 1-bedroom apartments averaging $744 monthly and 3-bedroom units reaching $1,583. Secondary cities like Beira and Nampula offer 30-40% lower rents, while coastal vacation properties range from $70 to $1,377 per night.
Rental yields across Mozambique vary between 4.6% and 9%, with financing costs remaining high at 21-24% annually, making cash purchases more attractive for investors seeking profitable returns.
| Location | 1-Bedroom Apartment (Monthly) | 3-Bedroom Apartment (Monthly) | Typical Rental Yield |
|---|---|---|---|
| Maputo City Center | $744 | $1,583 | 4.6-7.3% |
| Maputo Outside Center | $520 | $1,107 | 5.5-8.0% |
| Beira | $550 | $1,100 | 6.0-8.5% |
| Nampula | $550 | $1,100 | 6.5-9.0% |
| Coastal Areas (Daily) | $170/night | $611/night | Variable |
| Commercial Office Space | N/A | $64,000 (2,500m²) | 5.0-7.0% |
| Luxury Villas | N/A | $9,000-$15,000 | 3.5-6.0% |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are the current average rents in Mozambique's main cities and regions?
Maputo city center leads Mozambique's rental market with the highest rates across all property types.
As of September 2025, one-bedroom apartments in central Maputo average $744 per month, while three-bedroom apartments command $1,583 monthly. These rates represent the premium tier of Mozambique's residential rental market.
Outside Maputo's city center, rental rates drop significantly by 30-40%. This means one-bedroom units outside the center typically rent for around $520 monthly, while three-bedroom apartments average $1,107 per month.
Secondary cities like Beira and Nampula offer more affordable options for both tenants and investors. These markets typically see rents 30-40% below Maputo levels, with one-bedroom apartments averaging around $550 monthly and three-bedroom units reaching approximately $1,100 per month.
It's something we develop in our Mozambique property pack.
How do rental rates differ across apartment types, houses, and commercial properties?
Rental pricing varies dramatically between residential apartments, standalone houses, and commercial spaces in Mozambique.
Residential apartments follow a clear pricing hierarchy. Standard one-bedroom apartments in central Maputo rent for $744 monthly, while three-bedroom units reach $1,583. Luxury apartments in prime locations can command significantly higher rates, with top-tier 100m² villas reaching up to $2,340 monthly.
Standalone houses occupy the premium segment of the residential market. Mid-sized houses in urban areas typically rent for $2,000-$3,000 monthly. Beachfront properties command premium rates, with three-bedroom coastal houses in areas like Tofo Beach renting for $611 per night during high season.
Commercial properties represent the highest rental tier. Large office spaces demonstrate this premium, with a 2,500m² office in Pemba commanding MZN 2,250,000 ($64,000) monthly. Retail and other commercial spaces vary based on location and size but generally exceed residential rates per square meter.
Luxury coastal villas represent the absolute top of the market, with high-end beachfront properties reaching $9,000-$15,000 monthly for fully furnished units with premium amenities.
What rent differences exist between small, medium, and large properties?
Property size directly correlates with rental rates, but the price per square meter often decreases as size increases.
Small units including studios and one-bedroom apartments represent the entry-level rental market. In Maputo center, these units average $744 monthly. Coastal small properties like basic beach houses rent for around $170 per night or approximately $2,040 monthly at full occupancy.
Mid-sized properties spanning two to three bedrooms occupy the market's sweet spot. Urban mid-sized apartments range from $1,100-$1,583 monthly in major cities. Coastal mid-sized properties rent for $383-$611 nightly, translating to $4,590-$7,332 monthly at full occupancy.
Large homes and villas with four or more bedrooms command premium rates. Urban large properties start at $2,000 monthly and can reach $9,000-$15,000 for luxury units. Luxury coastal villas representing the market's peak can command $1,377 nightly or over $40,000 monthly at full occupancy.
The progression shows economies of scale for tenants seeking more space, as larger properties often offer better value per square meter compared to smaller units.
What total costs do tenants face beyond basic rent?
Tenants in Mozambique face several additional costs beyond the base rental amount that significantly impact total housing expenses.
Management fees typically add 7-10% to monthly rent for professionally managed properties. This means a $1,500 monthly apartment could incur an additional $105-$150 in management costs.
Utility costs represent a substantial additional expense. An 85m² apartment in Maputo averages approximately 3,500 MZN ($55) monthly for basic utilities including electricity, water, and gas. However, these costs can vary significantly based on usage and property type.
Additional charges often include security services, maintenance fees, internet connectivity, and parking. These combined expenses can add $50-$200 monthly depending on the property's location and amenity level.
Tenants should budget for deposits typically equivalent to 2-3 months' rent upfront, plus the first month's rent and any applicable agency fees. This means securing a $1,500 monthly apartment could require $4,500-$6,000 upfront.
How do financing costs affect rental property investment returns?
High financing costs in Mozambique significantly impact rental property investment profitability compared to cash purchases.
Current mortgage interest rates range from 21-24% annually, substantially higher than many other African markets. South Africa, for comparison, offers rates around 11-12%, making Mozambican financing nearly twice as expensive.
These high rates mean rental yields often barely exceed financing costs. With gross rental yields typically ranging 4.6-9%, investors using leverage may see minimal or negative cash flow after debt service, especially in the 4.6-7.3% yield range common in Maputo.
Most successful local investors purchase properties outright with cash to avoid these financing constraints. This approach allows them to capture the full rental yield without interest payments eroding returns.
Leverage becomes viable only when investors expect rapid capital appreciation to supplement rental income. However, this strategy carries additional risk in an emerging market where property value growth remains uncertain.
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What are specific rental examples for different property types in 2025?
Current rental examples across Mozambique demonstrate clear pricing patterns based on property type and location.
| Property Type | Location | Monthly Rent (USD) |
|---|---|---|
| 1-bedroom apartment | Maputo city center | $744 |
| 1-bedroom apartment | Beira/Nampula | $550 |
| 3-bedroom apartment | Maputo city center | $1,583 |
| 3-bedroom apartment | Secondary cities | $1,100 |
| Mid-size standalone house | Urban areas | $2,000-$3,000 |
| Beachfront house (3-bed) | Tofo Beach (per night) | $611 |
| Luxury villa | Prime locations | $9,000-$15,000 |
Who are the main tenants in Mozambique and what do they prefer?
The Mozambique rental market serves four distinct tenant categories, each with specific preferences and budget ranges.
Expatriate tenants typically seek premium accommodations in central locations or luxury developments. They prioritize security features, furnished units, and proximity to international amenities. Expats generally occupy the higher end of the rental market, often renting luxury apartments or standalone houses in the $1,500-$15,000 monthly range.
Local Mozambican tenants form the largest tenant segment and typically seek affordable to mid-range housing options. Many local renters participate in government housing initiatives or seek properties in the $500-$2,000 monthly range. They often prioritize value and practical amenities over luxury features.
Student tenants concentrate around university areas and typically share apartments to reduce costs. They prioritize affordability above all other factors, often seeking arrangements in the $200-$600 monthly range per person through shared accommodations.
Business tenants lease commercial spaces and prioritize location, accessibility, and professional amenities. They typically require modern office spaces with reliable infrastructure and are willing to pay premium rates for prime business locations, often in the $40,000-$64,000 monthly range for large commercial spaces.
What are current vacancy rates and their impact on investment returns?
Vacancy rates across Mozambique vary significantly by property type and location, directly affecting investor returns.
Short-term rental properties face the highest vacancy challenges. Maputo's Airbnb market shows approximately 71% vacancy rates, meaning properties achieve only 29% occupancy annually. This low occupancy severely impacts gross rental yields and requires careful pricing strategies.
Long-term residential rentals in urban areas experience more manageable vacancy rates estimated between 10-18% depending on property quality and location. Well-maintained properties in prime locations typically achieve lower vacancy rates, while older or poorly located properties may struggle with higher vacancy periods.
High vacancy rates particularly affect luxury properties and poorly managed units. Investors targeting the luxury segment must factor in potentially longer vacancy periods between tenants, especially for properties exceeding $5,000 monthly rent.
Vacancy impacts directly reduce effective rental yields. A property with a 7% gross yield experiencing 20% vacancy would see effective yields drop to approximately 5.6%, significantly affecting investment returns and cash flow projections.
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 rental yields can investors expect across different areas?
Rental yields in Mozambique vary considerably based on location and property type, with secondary cities often outperforming Maputo.
Maputo yields range from 4.6-7.3% gross annually, representing the lower end due to higher property purchase prices. These yields have remained relatively stable year-over-year, indicating market maturity in the capital.
Secondary cities including Beira and Nampula typically offer higher yields ranging from 5-9% gross annually. The higher yields reflect lower property purchase prices relative to rental income, making these markets attractive for yield-focused investors.
Coastal and vacation rental properties can achieve variable yields depending on occupancy rates and seasonal demand. Well-managed beachfront properties may achieve 6-12% yields during peak performance, but vacancy risks can significantly impact actual returns.
It's something we develop in our Mozambique property pack.
How have rents and yields changed over recent years?
Mozambique's rental market has experienced moderate but consistent growth over both short and medium-term periods.
Over the past five years, Maputo has seen nominal rental growth of approximately 28%, averaging roughly 5.6% annually. This growth has helped maintain yields despite rising property prices, though real returns may be lower when adjusted for inflation.
Year-over-year performance shows stability with slight growth. Recent data indicates rents and yields have remained stable to slightly rising, with annual growth rates of 5-7% in major urban centers during 2024-2025.
Markets outside Maputo have experienced slower but more consistent growth. Secondary cities show estimated cumulative growth of 15-20% over five years, representing more modest but potentially more sustainable appreciation rates.
The overall trend indicates a maturing rental market with reasonable growth potential, though investors should expect modest rather than explosive returns compared to some emerging markets in the region.
What are the forecasts for rental rates and yields over the next decade?
Mozambique rental market forecasts suggest continued moderate growth driven by urbanization and economic development.
Short-term projections for the next year anticipate moderate growth of 4-7% in main cities. This growth rate aligns with recent trends and reflects ongoing urban development and population growth in major centers.
Five-year forecasts predict cumulative rental increases of 20-30% if current urbanization trends continue. This projection assumes continued economic stability and development of infrastructure supporting urban growth.
Ten-year projections suggest rents could nearly double from current levels, though yields may remain relatively stable unless mortgage rates decrease significantly. Long-term growth depends heavily on sustained economic development and continued foreign investment in infrastructure.
These forecasts assume continued political stability and economic development. Significant changes in government policy, economic conditions, or regional stability could materially impact these projections.
How do Mozambique's rental rates compare to other African and global markets?
Mozambique's rental market, particularly Maputo, commands premium rates compared to most African cities but remains affordable relative to global standards.
| City | 1-Bed City Center (USD) | Price per m² (USD) | Rental Yield Range |
|---|---|---|---|
| Maputo | $744 | $3,610 | 4.6-7.3% |
| Johannesburg | $430 | $91 | 5-8% |
| Nairobi | $600 | $2,000 | 6-9% |
| Lusaka | $214 | $2,000 | 6-9% |
| Lagos | $850 | $2,500 | 5-8% |
Maputo's rental rates exceed most African capitals, reflecting its status as a regional commercial hub and its relatively limited high-quality housing supply. However, the city's yields are competitive but not exceptional compared to regional peers.
Compared to global markets, Mozambique offers affordable entry points for international investors while providing yields that exceed most developed markets. This combination makes it attractive for investors seeking emerging market exposure with reasonable return expectations.
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.
Mozambique's rental market offers investors a tiered opportunity structure with Maputo leading in rates but secondary cities providing better yields.
High financing costs favor cash investors, while vacancy management remains crucial for achieving projected returns across all property types and locations.
Sources
- The AfricanVestor - Mozambique Price Forecasts
- CozyCozy - Mozambique Vacation Rentals
- Pam Golding Properties - Mozambique Rentals
- Expatistan - Cost of Living in Maputo
- AirROI - Maputo Market Report
- AirROI - Malongane Market Report
- Global Property Guide - Mozambique 5-Year Price Changes
- Global Property Guide - Mozambique 15-Year Price Changes