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
Maputo offers rental yields ranging from 4.6% to 7.3% as of September 2025, making it one of the more attractive property investment destinations in the region. Middle-market properties consistently deliver the strongest returns, with 2-bedroom apartments in emerging neighborhoods like Costa do Sol and Matola achieving yields at the higher end of this range while luxury properties typically perform at the lower end due to rental rates not scaling proportionally with purchase prices.
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 rental market offers yields between 4.6% and 7.3%, with the best opportunities in middle-market properties and emerging neighborhoods like Costa do Sol and Matola.
Prime areas like Polana and Sommerschield provide stable returns around 6%, while suburban properties can achieve higher yields up to 7.2% due to lower acquisition costs.
| Property Type | Average Yield Range | Best Locations |
|---|---|---|
| 2-bed Apartments | 6.0% - 7.3% | Costa do Sol, Matola |
| Luxury Properties | 4.6% - 6.0% | Sommerschield, Polana |
| Townhouses | 5.5% - 6.8% | Gated communities |
| Short-term Rentals | 6.0% - 8.5% | Tourist areas, Costa do Sol |
| Suburban Houses | 6.5% - 7.2% | Matola, outer suburbs |
| Studio Apartments | 5.0% - 6.5% | Central areas |
| 3-bed Family Homes | 5.8% - 6.8% | Established neighborhoods |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are the different property types available in Maputo and how do their rental yields compare?
Maputo's property market offers four main types of residential investments, each delivering different rental yield ranges as of September 2025.
Apartments represent the most common investment option, concentrated in central areas like Polana, Sommerschield, and Costa do Sol. These range from basic studio units starting around $100,000 to luxury penthouses exceeding $500,000. Middle-market apartments typically deliver the strongest yields, with 2-bedroom units around $150,000 achieving up to 7.3% gross rental yield.
Standalone houses include traditional homes and modern villas, primarily located in suburban areas. Prices start around $200,000 in Matola and can reach over $1 million in prime areas. These properties typically yield between 5.8% and 6.8%, with suburban locations often outperforming central luxury homes due to lower acquisition costs relative to rental income.
Townhouses and gated community properties offer enhanced security and amenities, priced from $150,000 to $400,000. These properties appeal to families and long-term tenants, delivering yields similar to apartments but often with slight premiums due to their amenities and security features.
Luxury properties including beachfront villas and mansions in upmarket districts typically yield less, often in the 4.6% to 6.0% range, as their rental rates don't scale proportionally with their higher purchase prices.
Which neighborhoods or areas in Maputo offer the strongest rental performance right now?
Costa do Sol and Matola currently deliver the strongest rental yields in Maputo's property market as of September 2025.
Costa do Sol benefits from new infrastructure development and growing appeal among both locals and expats, making it an up-and-coming area with strong yield potential. Properties here can achieve yields at the higher end of the 6% to 7.3% range, particularly for well-positioned apartments and townhouses. The area's coastal location also makes it attractive for short-term rental opportunities.
Matola offers excellent value for investors, with properties starting around $200,000 delivering yields up to 7.2%. A $150,000 apartment in Matola can generate approximately $900 monthly rental income, making it one of the most attractive yield propositions in the greater Maputo area.
Polana, Sommerschield, and Triunfo remain traditionally reliable neighborhoods with high occupancy rates between 85% and 95%. While these areas command higher purchase prices, they offer solid rental yields around 6% and attract stable tenants including expats, diplomats, and professionals. These neighborhoods provide consistent rental income with lower vacancy risk.
Family-sized apartments in suburban areas and tech-equipped city units show the fastest price growth, indicating strong future rental potential for investors willing to focus on modern amenities and family-friendly locations.
How do yields vary depending on the size or surface area of the property?
Rental yields in Maputo decrease as property size and price increase, with smaller and mid-sized properties typically delivering superior returns.
| Property Size | Typical Price Range | Expected Monthly Rent | Gross Yield Range |
|---|---|---|---|
| Studio (30-40 sqm) | $100,000 - $140,000 | MZN 70,000 - 90,000 | 5.0% - 6.5% |
| 1-bed (50-60 sqm) | $150,000 - $194,000 | MZN 100,000 - 135,000 | 5.5% - 7.0% |
| 2-bed (70-85 sqm) | $200,000 - $275,000 | MZN 150,000 - 224,000 | 6.0% - 7.3% |
| 3-bed (100-120 sqm) | $275,000 - $350,000 | MZN 225,000 - 270,000 | 5.8% - 6.8% |
| Large villa (200+ sqm) | $400,000 - $1,000,000+ | MZN 350,000 - 500,000+ | 4.6% - 6.0% |
The sweet spot for rental yields appears to be 2-bedroom apartments around 70-85 square meters, which can achieve the highest yields up to 7.3%. These properties balance affordability with strong rental demand from couples, small families, and professionals.
Larger properties face yield compression because rental rates don't increase proportionally with size and purchase price. A $400,000 unit in Sommerschield might only yield 6%, while a smaller $150,000 property in an emerging area could deliver over 7%.
What is the average total purchase price including notary fees, taxes, and other acquisition costs?
As of September 2025, central Maputo apartments cost between $3,240 and $3,500 per square meter, with additional acquisition costs adding approximately 3% to 4% to the total purchase price.
For a typical 1-bedroom apartment of 60 square meters, expect to pay around $194,000 for the property itself. A 2-bedroom apartment of 85 square meters will cost approximately $275,000. These prices reflect current market rates in established central neighborhoods like Polana and Sommerschield.
Additional acquisition costs include transfer tax at 2% of the purchase price, notary fees around 1%, and various legal and administrative costs. For a $275,000 property, these additional costs would total approximately $8,250 to $11,000, bringing your total investment to $283,250 to $286,000.
It's something we develop in our Mozambique property pack.
Properties in emerging areas like Matola and Costa do Sol offer better value, with prices starting around $200,000 for standalone houses and potentially lower per-square-meter costs for apartments, making the total acquisition cost more attractive for yield-focused investors.
How much should I budget for ongoing costs such as property taxes, maintenance, and management fees?
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Property investors in Maputo should budget approximately 10% to 12% of their property value annually for ongoing costs, significantly impacting net rental yields.
Annual property tax stands at 0.4% of the property value, making it relatively low compared to many other markets. For a $275,000 property, this translates to $1,100 per year in property taxes.
Property management fees typically range from 8% to 10% of gross rental income. If you're generating MZN 200,000 monthly rent (approximately $3,200), expect to pay between MZN 16,000 and MZN 20,000 monthly for professional management services. Alternatively, hiring a dedicated property manager costs around 671,000 MZN annually, though management companies offer more comprehensive services at higher rates.
Maintenance costs vary significantly but expect to budget 1% to 2% of the property value annually. For a $275,000 property, this means $2,750 to $5,500 yearly for regular upkeep, repairs, and improvements. Properties in coastal areas like Costa do Sol may require higher maintenance budgets due to salt air exposure.
Insurance, utilities during vacancy periods, and occasional renovation costs should also be factored into your ongoing budget, potentially adding another 1% to 2% to your annual expenses.
If I finance with a mortgage, what impact will that have on my net rental yield?
Mortgage financing severely impacts net rental yields in Maputo due to extremely high interest rates exceeding 20% annually as of September 2025.
Typical mortgage rates in Mozambique exceed 24%, making financing prohibitively expensive for most property investors. With such high rates, the interest payments alone can consume 3% to 4% of the property value annually, often exceeding the gross rental yield entirely.
For example, if you finance 70% of a $275,000 property ($192,500 loan) at 24% interest, your annual interest payments would be approximately $46,200. Combined with property taxes, management fees, and maintenance costs, your total annual expenses could reach $55,000 to $60,000, while rental income might only generate $36,000 to $40,000 annually.
This financing reality explains why most successful property investors in Maputo buy properties with cash or make substantial down payments of 70% or more. Net yields for heavily leveraged properties often fall below 3%, and many financed deals produce negative cash flow.
Cash purchases allow investors to capture the full 4.6% to 7.3% gross yield range, minus only operating expenses, typically resulting in net yields between 3% and 5.5% depending on the property type and location.
What are the typical rental prices for apartments, houses, and luxury units in Maputo today?
Rental prices in Maputo vary significantly by property type and location, with central areas commanding premium rates as of September 2025.
1. **1-bedroom central apartments**: Range from MZN 100,000 to MZN 135,000 monthly in prime locations like Polana and Sommerschield2. **2-bedroom central apartments**: Command MZN 175,000 to MZN 224,000 monthly in areas like Costa do Sol and city center3. **3-bedroom prime apartments**: Rent for MZN 225,000 to MZN 270,000 monthly in the best central locations4. **Suburban houses in Matola**: Range from MZN 135,000 to MZN 225,000 monthly, offering good value for families5. **Luxury villas and mansions**: Start at MZN 500,000 monthly in upmarket areas like Sommerschield and coastal locationsThese rental rates reflect strong demand from expats, NGO workers, diplomats, and local professionals who prioritize security, amenities, and central locations. Properties with modern features, reliable utilities, and security systems command premiums within each category.
Short-term rental rates through platforms like Airbnb typically command 20% to 30% higher daily rates than equivalent long-term rentals, but require higher management and marketing efforts to maintain consistent occupancy.
How do rental yields differ between short-term rentals like Airbnb and long-term leases?
Short-term rentals typically deliver 1% to 2% higher gross yields than long-term leases in Maputo, particularly in tourist-favored districts like Costa do Sol and Polana.
Long-term lease properties deliver the baseline yields of 4.6% to 7.3% with minimal vacancy risk and lower management costs. These arrangements provide stable monthly income and attract reliable tenants who often sign 12-month contracts with built-in escalation clauses.
Short-term rentals in prime tourist and business areas can achieve yields ranging from 6% to 8.5%, especially properties located near the coast, business districts, or areas frequented by international visitors. However, these higher yields come with increased operational complexity and costs.
The trade-offs for short-term rentals include higher vacancy rates during off-peak periods, significantly higher management costs (often 15% to 20% of gross income versus 8% to 10% for long-term rentals), and additional expenses for furnishing, utilities, cleaning, and marketing. Properties also face seasonal fluctuations, with lower occupancy during certain months reducing annual yields.
It's something we develop in our Mozambique property pack.
Most successful short-term rental properties in Maputo require professional management companies that handle booking platforms, guest communication, cleaning, and maintenance, making them more suitable for investors comfortable with active management rather than passive income generation.
What kind of tenant profiles usually rent in Maputo and what does that mean for stability and returns?
Maputo's rental market is primarily driven by expats, NGO workers, diplomats, and local professionals, creating a relatively stable tenant base with strong payment reliability.
Expat professionals working for international companies, NGOs, and diplomatic missions form the core of the premium rental market. These tenants typically sign longer-term leases, pay rents promptly, and maintain properties well. They're willing to pay premium rates for security, reliable utilities, and modern amenities, making them ideal tenants for properties in areas like Polana, Sommerschield, and Costa do Sol.
Local professionals including business executives, lawyers, doctors, and successful entrepreneurs represent a growing segment of the rental market. They often prefer newer properties with security features and are increasingly attracted to suburban areas like Matola for better value while maintaining quality living standards.
This tenant profile translates to high occupancy rates of 85% to 95% in prime districts, with most quality properties experiencing minimal vacancy periods. Tenant stability is enhanced by the limited supply of high-quality rental properties relative to demand from this professional demographic.
The reliability of this tenant base means property owners can maintain consistent rental income and often secure annual lease renewals with built-in rent escalations of 5% to 8% annually, helping maintain yields against inflation.
What are the current vacancy rates by property type and location, and how do they affect overall yields?
Vacancy rates in Maputo's prime districts remain low at 5% to 15%, with location and property quality being the primary determinants of occupancy success.
Prime central districts including Polana, Sommerschield, and established areas of Costa do Sol maintain occupancy rates between 85% and 95%. These areas benefit from consistent demand from expats and professionals, with well-managed properties experiencing vacancy periods of only 2 to 4 weeks between tenants.
Emerging areas like Matola and newer developments in Costa do Sol show slightly higher vacancy rates of 10% to 20%, but this is often offset by lower acquisition costs and higher gross yields. Properties in these areas may experience 1 to 2 months of vacancy annually, which still allows for attractive net returns.
Seasonal variations affect short-term rental properties more significantly, with tourist-focused areas experiencing higher vacancy rates during off-peak months. These properties may see vacancy rates of 20% to 30% during slower periods, requiring higher daily rates during peak seasons to maintain annual yield targets.
Property management quality significantly impacts vacancy rates, with professionally managed properties typically achieving 5% to 10% lower vacancy rates than self-managed investments. Efficient property management ensures faster tenant turnover, better tenant retention, and proactive maintenance that prevents extended vacancy periods.
How have rents and yields in Maputo changed compared with five years ago and with one year ago, and what is the forecast for the next one, five, and ten years?
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.
Maputo's rental market has experienced significant recovery since 2023 after several years of stagnation from 2018 to 2022, with yields improving from historical lows to current levels of 4.6% to 7.3%.
Over the past five years, rental yields initially declined due to economic uncertainty and oversupply in certain segments, reaching lows of 3% to 5% in 2021-2022. However, improved market confidence, infrastructure development, and increased foreign investment have driven recovery since 2023. After adjusting for inflation, the past decade showed flat to declining real returns until the recent recovery.
Compared to one year ago (September 2024), rental yields have stabilized and improved slightly, with prime and tech-equipped properties outperforming the broader market. Properties in emerging areas like Costa do Sol have seen the strongest yield improvements as infrastructure projects enhanced their attractiveness.
**Short-term forecast (2026)**: Expect annual price growth of 3% to 7%, with yields remaining stable in the 4% to 6% range as rental rates and property values rise proportionally.
**Medium-term outlook (2026-2030)**: Suburban areas and well-located family homes are expected to outperform luxury central properties, with infrastructure improvements supporting this trend.
**Long-term projection (2030-2035)**: Cumulative price growth of up to 80% is projected in select zones, particularly areas benefiting from planned infrastructure projects and urban development initiatives.
How does Maputo's average rental yield compare to similar large cities in the region, and what are the smartest investment choices available right now?
Maputo's rental yields of 4.6% to 7.3% position it competitively within the regional market, offering mid-range returns with higher growth potential compared to more established markets.
| City/Market | Average Yield Range | Market Maturity | Growth Potential |
|---|---|---|---|
| Maputo, Mozambique | 4.6% - 7.3% | Emerging | High |
| Johannesburg, South Africa | 5.0% - 8.0% | Mature | Moderate |
| Cape Town, South Africa | 4.5% - 7.5% | Mature | Moderate |
| Beira, Mozambique | 6.0% - 8.0% | Emerging | High |
| Luanda, Angola | 3.0% - 6.0% | Volatile | Variable |
| Dar es Salaam, Tanzania | 5.5% - 8.5% | Growing | High |
Maputo offers superior yields compared to tourist-dependent markets while providing more stability than some emerging African markets. The city's yields align with or slightly exceed other Lusophone African cities while offering lower risk than higher-yielding but more volatile markets.
**Smartest investment choices for 2025-2026:**
1. **Tech-equipped city apartments**: Properties with modern amenities, reliable internet, and energy-efficient features in central locations2. **New builds in Costa do Sol and Matola**: Capitalize on infrastructure development and emerging area potential3. **Family homes in well-connected suburbs**: Target the growing local professional market seeking value4. **Secure gated communities**: Appeal to security-conscious tenants willing to pay premiums5. **2-bedroom apartments in emerging areas**: Optimal balance of affordability, yield potential, and rental demandIt's something we develop in our Mozambique property pack.
Focus on properties with strong tenant demand from the expat and professional market, reliable property management options, and locations benefiting from planned infrastructure improvements to maximize both current yields and long-term appreciation potential.
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 rental market offers compelling opportunities for informed investors, with yields ranging from 4.6% to 7.3% and strong potential in emerging neighborhoods like Costa do Sol and Matola.
Success requires focusing on middle-market properties, understanding local tenant preferences, budgeting for all acquisition and ongoing costs, and avoiding high-interest financing in favor of cash purchases.
Sources
- The African Investor - Maputo Property Analysis
- Pam Golding Properties - Maputo Listings
- AirROI - Maputo Short-term Rental Analysis
- Mulima Imobiliaria - Houses for Sale
- The African Investor - Maputo Price Forecasts
- The African Investor - Moving to Mozambique Property Guide
- RSM Global - Mozambique Tax Guide 2025
- Belong Home - Property Management Fees
- World Salaries - Property Manager Salary Maputo
- Knight Frank - Understanding Rental Yields