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 thinking about investing in rental property in Maputo, understanding rental yields is essential before you commit any capital.
This blog post breaks down the current gross and net rental yields in Maputo, how they vary by neighborhood and property type, and what costs you should expect as a landlord.
We constantly update this article to reflect the latest data and market conditions in Maputo's rental market.
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.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are the rental yields in Maputo as of 2026?
What's the average gross rental yield in Maputo as of 2026?
As of early 2026, the average gross rental yield for residential properties in Maputo sits at around 6.2%, meaning a property purchased for 10 million MZN would typically generate roughly 620,000 MZN in annual rent before expenses.
Most typical residential properties in Maputo fall within a gross yield range of 4% to 9.5%, depending heavily on whether the property is in a prime, mid-market, or emerging neighborhood.
Compared to other African capitals, Maputo's average gross yield is competitive, sitting in the mid-range when benchmarked against cities covered in institutional research like Knight Frank's Africa Report.
The single most important factor influencing gross rental yields in Maputo right now is location, because purchase prices vary dramatically between prestige areas and emerging corridors, while rents move much less.
What's the average net rental yield in Maputo as of 2026?
As of early 2026, the average net rental yield in Maputo is approximately 4.3% after accounting for all typical landlord expenses.
This means about 1.9 percentage points of yield get absorbed by costs, representing a significant gap between what properties earn on paper versus what landlords actually pocket.
In Maputo specifically, condo and building service charges are the expense category that most significantly reduces gross yield, because most formal rental buildings require payments for security, backup generators, and water systems.
Most standard investment properties in Maputo deliver net yields in the 3% to 6% range, with the wide spread reflecting differences in building quality, neighborhood, and how well landlords manage vacancy.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market 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 yield is considered "good" in Maputo in 2026?
Local investors in Maputo generally consider a gross rental yield of 7% or higher to be "good," and a net yield of 5% or more is the threshold that signals a genuinely attractive deal.
Properties delivering above 7% gross typically separate themselves from average performers, especially because Maputo's financing environment is not cheap, so investors demand a meaningful cushion above reference rates published by Banco de Moçambique.
How much do yields vary by neighborhood in Maputo as of 2026?
As of early 2026, the spread in gross rental yields between Maputo's highest-yield and lowest-yield neighborhoods can reach 5 percentage points or more, ranging from around 4% in prime areas to nearly 9.5% in emerging zones.
The highest-yield neighborhoods in Maputo tend to be well-connected but price-accessible areas like Coop, Malhangalene, Zimpeto, Benfica, and parts of Matola, where purchase prices remain anchored to local incomes while rental demand stays solid.
The lowest-yield neighborhoods are prestige zones like Polana Cimento, Sommerschield, and Triunfo, where buyers pay premium prices for security, ocean access, and status, but rents cannot stretch to match those purchase costs.
The main reason yields vary so much across Maputo neighborhoods is that property prices are far more sensitive to prestige and perceived safety than rents are, so price swings drive yield differences more than rent swings.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Maputo.
How much do yields vary by property type in Maputo as of 2026?
As of early 2026, gross rental yields across different property types in Maputo range from about 4.5% for standalone villas up to 8.5% for smaller apartments and studios.
Studios and one-bedroom apartments currently deliver the highest average gross rental yield in Maputo, typically falling in the 6.5% to 8.5% range because they command strong rent per square meter from a broad pool of renters.
Standalone houses and large villas deliver the lowest average gross rental yield in Maputo, usually between 4.5% and 6.5%, because purchase prices can be emotionally driven in prime zones while the tenant pool for big properties is narrower.
The key reason yields differ between property types in Maputo is rent per square meter: smaller units pack more rental value into less space, while larger properties spread their rent across more area and attract fewer potential tenants.
By the way, you might want to read the following:
What's the typical vacancy rate in Maputo as of 2026?
As of early 2026, the estimated average residential vacancy rate in Maputo's formal rental market is around 8%, which translates to roughly one month of vacancy per year for a typical property.
Vacancy rates across Maputo neighborhoods range from about 4% to 7% for well-priced mid-market units, up to 10% to 15% for overpriced luxury properties or very large homes that sit longer on the market.
The main factor driving vacancy rates in Maputo is pricing: units priced appropriately for their neighborhood and condition rent quickly, while aspirational pricing on high-end stock leads to extended vacancies.
Maputo's vacancy rate is roughly in line with other fast-urbanizing African capitals, reflecting a market where formal supply is limited but demand concentrates in practical, well-located, and reasonably priced stock.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Maputo.
What's the rent-to-price ratio in Maputo as of 2026?
As of early 2026, the average monthly rent-to-price ratio in Maputo is approximately 0.52%, meaning monthly rent typically equals about half a percent of the property's purchase price.
A monthly rent-to-price ratio of 0.50% to 0.65% is generally considered favorable for buy-to-let investors in Maputo, and this ratio directly translates to gross yield when multiplied by 12 months.
Maputo's rent-to-price ratio sits in the middle range compared to other African capitals, offering better value than some prestige markets but not quite reaching the levels seen in higher-risk emerging cities.
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 and micro-areas in Maputo give the best yields as of 2026?
Where are the highest-yield areas in Maputo as of 2026?
As of early 2026, the top three highest-yield neighborhoods in Maputo are Coop, Malhangalene, and Zimpeto, all offering gross yields that regularly exceed 7% for well-selected properties.
In these top-performing areas like Coop, Malhangalene, and Zimpeto, the estimated average gross rental yield typically ranges from 7% to 9.5%, depending on the specific property and exact location within the neighborhood.
The main characteristic these high-yield neighborhoods share is that purchase prices remain accessible while rental demand stays strong, driven by proximity to jobs, universities, hospitals, and decent transport connections.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Maputo.
Where are the lowest-yield areas in Maputo as of 2026?
As of early 2026, the top three lowest-yield neighborhoods in Maputo are Polana Cimento, Sommerschield, and Triunfo, where prestige pricing pushes purchase costs far above what rents can support.
In these low-yield areas, the estimated average gross rental yield typically falls between 4% and 5.5%, which may still attract investors seeking stability and capital appreciation over income.
The main reason yields are compressed in these Maputo neighborhoods is that buyers pay significant premiums for security, ocean views, embassy proximity, and social status, while rents face a ceiling based on tenant budgets.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Maputo.
Which areas have the lowest vacancy in Maputo as of 2026?
As of early 2026, the top three neighborhoods with the lowest residential vacancy rates in Maputo are Coop, Malhangalene, and Alto-Maé, where practical, well-priced units find tenants quickly.
In these low-vacancy areas, the estimated vacancy rate typically ranges from 4% to 7%, meaning landlords can expect their properties to be occupied 11 months or more per year.
The main demand driver keeping vacancy low in Coop, Malhangalene, and Alto-Maé is their central location combined with building stock that appeals to professionals, young families, and sharers who need reliable access to Maputo's job centers.
The trade-off investors typically face when targeting these low-vacancy areas is that competition for good properties can be stiff, and prices have risen enough to moderate yields compared to riskier emerging zones.
Which areas have the most renter demand in Maputo right now?
The top three neighborhoods currently experiencing the strongest renter demand in Maputo are Polana, Coop, and Malhangalene, where listing activity is consistently high and quality units move fast.
The typical renter profile driving demand in these areas includes working professionals, NGO staff, corporate tenants, and small families who prioritize security, reliable building infrastructure, and reasonable commutes to offices.
In high-demand neighborhoods like Polana, Coop, and Malhangalene, well-priced rental listings typically get filled within two to four weeks, especially for two-bedroom apartments in buildings with backup power and water systems.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Maputo.
Which upcoming projects could boost rents and rental yields in Maputo as of 2026?
As of early 2026, the top three upcoming projects expected to boost rents in Maputo are the BRT mass-transit corridors, the Maputo Urban Transformation Project, and the Port of Maputo expansion by DP World.
The neighborhoods most likely to benefit from these projects include Zimpeto and Benfica near BRT stations, Hulene and surrounding areas targeted by drainage and infrastructure upgrades, and CBD-adjacent zones near the port expansion.
Once these projects are completed, investors might realistically expect rent increases of 5% to 15% in directly connected neighborhoods, depending on how much commute times improve and how significantly livability upgrades change tenant preferences.
You'll find our latest property market analysis about Maputo here.
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What property type should I buy for renting in Maputo as of 2026?
Between studios and larger units in Maputo, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments generally perform best on rental yield in Maputo, while two-bedroom units often win on occupancy because they attract a broader and more stable tenant pool.
Studios in Maputo typically deliver gross yields of 7% to 8.5% (around 43,000 to 53,000 MZN, or 650 to 800 USD, or 600 to 750 EUR per month for a 6 million MZN property), compared to 5% to 6.5% for larger three-bedroom units.
The main factor explaining why smaller units outperform on yield is rent per square meter: studios pack more rental income into less space, while larger units spread their rent across more area without proportionally higher pricing.
However, if you are targeting corporate tenants or families relocating for work, larger two or three-bedroom units can be a better choice because these tenants often sign longer leases and maintain properties well.
What property types are in most demand in Maputo as of 2026?
As of early 2026, the most in-demand property type in Maputo is secure apartments in well-managed buildings that offer backup power, water tanks, and reliable security.
The top three property types ranked by tenant demand in Maputo are two-bedroom apartments in secured buildings, townhouses in gated clusters, and one-bedroom apartments, in that order.
The primary trend driving this demand pattern is Maputo's growing professional class, which prioritizes security, infrastructure reliability, and proximity to work over sheer space or prestige.
Large standalone villas and luxury penthouses are currently underperforming in demand and likely to remain slow because their tenant pool is very narrow and maintenance costs can be prohibitive.
What unit size has the best yield per m² in Maputo as of 2026?
As of early 2026, the unit size range delivering the best gross rental yield per square meter in Maputo is typically 30 to 60 square meters, which covers most studios and one-bedroom apartments.
For that optimal unit size in Maputo, the typical gross rental yield per square meter runs about 800 to 1,200 MZN per month (roughly 12 to 18 USD, or 11 to 17 EUR), compared to 500 to 800 MZN for larger units.
Smaller units below 30 square meters can be too cramped to attract stable tenants, while units larger than 80 square meters spread rental income across more space without commanding proportionally higher rents, which dilutes yield per square meter.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Maputo.
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 costs cut my net yield in Maputo as of 2026?
What are typical property taxes and recurring local fees in Maputo as of 2026?
As of early 2026, the estimated annual property tax (IPRA) for a typical rental apartment in Maputo runs approximately 0.3% to 0.6% of property value, which for a 10 million MZN property means 30,000 to 60,000 MZN per year (roughly 450 to 900 USD, or 420 to 840 EUR).
Beyond IPRA, landlords in Maputo must also budget for municipal fees and administrative charges, which can add another 5,000 to 15,000 MZN annually (roughly 75 to 225 USD, or 70 to 210 EUR) depending on the property type and location.
Combined, these taxes and fees typically represent about 1% to 2% of gross rental income in Maputo, though this varies based on property value and the specific municipality's implementation.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Maputo.
What insurance, maintenance, and annual repair costs should landlords budget in Maputo right now?
The estimated annual landlord insurance cost for a typical rental property in Maputo ranges from 15,000 to 40,000 MZN (roughly 225 to 600 USD, or 210 to 560 EUR), depending on coverage level and property value.
Landlords in Maputo should budget approximately 1.5% to 2.5% of property value annually for maintenance and repairs, which for a 10 million MZN property means 150,000 to 250,000 MZN per year (roughly 2,250 to 3,750 USD, or 2,100 to 3,500 EUR).
The type of repair expense that most commonly catches Maputo landlords off guard is backup system maintenance, including generators, inverters, and water pumps, which are essential for tenants but require regular servicing and occasional replacement.
Combined, landlords should realistically budget 165,000 to 290,000 MZN annually (roughly 2,500 to 4,400 USD, or 2,300 to 4,100 EUR) for insurance, routine maintenance, and repair reserves to avoid surprises.
Which utilities do landlords typically pay, and what do they cost in Maputo right now?
In Maputo's formal rental market, tenants typically pay electricity, water consumption, and internet directly, while landlords usually cover condo or building service charges that include security, generator access, and shared water systems.
The estimated monthly cost for landlord-paid building and service charges in Maputo ranges from 5,000 to 20,000 MZN (roughly 75 to 300 USD, or 70 to 280 EUR), depending on the building's amenities and security level.
What does full-service property management cost, including leasing, in Maputo as of 2026?
As of early 2026, full-service property management in Maputo typically costs 8% to 12% of collected rent monthly, which for a property renting at 50,000 MZN per month means 4,000 to 6,000 MZN (roughly 60 to 90 USD, or 55 to 85 EUR).
On top of ongoing management, the typical leasing or tenant-placement fee in Maputo is half to one full month's rent, which for a 50,000 MZN monthly rent equals 25,000 to 50,000 MZN (roughly 375 to 750 USD, or 350 to 700 EUR) each time a new tenant is placed.
What's a realistic vacancy buffer in Maputo as of 2026?
As of early 2026, landlords in Maputo should set aside approximately 8% of annual rental income as a vacancy buffer, which provides a cushion for the typical turnover and re-letting period.
This translates to roughly 4 to 5 weeks of vacancy per year for an average property, though well-priced mid-market units can achieve as little as 2 to 3 weeks while luxury properties may sit empty for 6 to 8 weeks.
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 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 and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Banco de Moçambique - Money market rates | It's Mozambique's central bank, so its interest-rate and financial statistics are the official baseline for the country. | We used it to anchor the financing backdrop (Prime Rate and MIMO) that influences property prices and investor return expectations. We also used the January 2026 timestamp on the page to keep our "as of early 2026" framing consistent. |
| Banco de Moçambique - Statistics hub | This is the central bank's official statistics gateway for Mozambique. | We used it as a cross-check that the central bank is the primary publisher for key macro and financial series. We leaned on it to justify using Banco de Moçambique as an authoritative anchor for rental-yield context. |
| Autoridade Tributária - Lei 1/2008 | It's the Mozambican Tax Authority hosting the legal text that underpins municipal taxation. | We used it to ground the discussion of recurring municipal taxes, especially IPRA, in actual law rather than rules of thumb. We used it to frame IPRA as a municipal tax linked to local government financing. |
| Autoridade Tributária - Decreto 63/2008 | It's the Tax Authority's official publication of the municipal tax code decree. | We used it as the legal backbone for what municipalities can charge and how IPRA sits inside the municipal tax system. We used it to justify the tax-and-fees line items that cut net yields. |
| Instituto Nacional de Estatística (INE) | INE is Mozambique's national statistics office, so it's the reference source for official socioeconomic indicators. | We used it to anchor our "official-data first" approach and to contextualize Maputo's demand drivers like urbanization and demographics. We also used it to confirm that Maputo is one of the cities INE routinely covers in price collection. |
| World Bank Data - Mozambique urbanization | The World Bank's Data portal is widely used and transparently sourced from official and UN datasets. | We used it to explain why rental demand structurally concentrates in Greater Maputo over time due to urbanization. We used it to support the idea that demand doesn't disappear even when the market is cyclical. |
| UN-Habitat - Mozambique | UN-Habitat is the UN agency focused on cities and housing, and it publishes country-level urban indicators. | We used it to frame Maputo's rental market as part of a fast-urbanizing, supply-constrained context that affects vacancy and rent resilience. We used it to support the reality that not all rentals show up online, so yields must be estimated carefully. |
| World Bank - Maputo Urban Transformation Project | It's a World Bank project document that describes Maputo-specific urban infrastructure investment. | We used it to identify the types of city upgrades like drainage, sanitation, and roads that can shift neighborhood desirability and rents over time. We used it to inform the "projects that may boost rents" section with credible, Maputo-specific initiatives. |
| Move Maputo - BRT procurement notice | It's an official procurement notice tied to a major public mobility investment. | We used it to support the point that mass-transit upgrades can lift rent demand in connected corridors. We used it to motivate concrete "watch areas" near future stations and terminals in Greater Maputo. |
| DP World - Port of Maputo expansion | DP World is the operator and investor publishing a primary announcement about its own capital expenditure. | We used it to ground a key employment and logistics driver that can support rental demand for workforce housing and contractor rentals. We used it as a credible input when discussing why demand could firm up. |
| IMF - 2025 Article IV mission | The IMF is a top-tier macro institution and its Article IV work is a standard reference for country conditions. | We used it to anchor the macro backdrop investors care about, including growth, inflation risks, and FX conditions that indirectly affect rents and pricing. We used it to keep the narrative realistic because yields don't exist in a macro vacuum. |
| World Bank - Mozambique Macro Poverty Outlook | It's a World Bank publication summarizing a current macro outlook in a consistent format. | We used it to set early 2026 expectations on growth and household purchasing power, which influences tenant demand. We used it to cross-check the macro story against the IMF's tone. |
| Property24 - Maputo rentals | It's a large, established regional portal with transparent live listings and asking prices. | We used it to sample asking rents across multiple neighborhoods and property types visible in Maputo's formal market. We then triangulated those rents against sale asking prices on the same portal to estimate gross yields. |
| Property24 - Maputo sales | It's the same major portal, which helps keep rent and price comparisons method-consistent. | We used it to sample asking prices for common rentable assets like apartments, condos, townhouses, and houses across Maputo. We paired these with rental asks to estimate rent-to-price ratios and yield bands by neighborhood. |
| Casa Sapo - Maputo rentals | It's a long-running Lusophone real-estate portal that provides another independent stream of asking rents. | We used it to cross-check whether rent levels seen on Property24 were biased toward one portal. We used it to widen the sample of units, especially furnished expat-style apartments, when estimating yields. |
| Casa Sapo - Maputo sales | It's a second portal with visible asking prices, which helps triangulate pricing. | We used it to cross-check sale asking prices for comparable units seen for rent in the same neighborhoods. We used it to sanity-check price-per-square-meter ranges implied by the portals before computing yield estimates. |
| Knight Frank - Africa Report 2024/25 | Knight Frank is a global real estate consultancy and this report is a transparent, published research product. | We used it as a regional benchmark to keep our yield expectations realistic versus other African capitals, especially for prime versus non-prime segmentation. We used it to support the idea that yields compress in prestige areas and widen in emerging corridors. |
| Savills - Mozambique services | Savills is a major global real estate firm that confirms institutional-grade services operate in Mozambique. | We used it to validate that professional property management is a mainstream option in Maputo's formal rental segment. We applied standard fee benchmarks based on the presence of professional operators. |
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