Authored by the expert who managed and guided the team behind the Mauritania Property Pack
Everything you need to know before buying real estate is included in our Mauritania Property Pack
Mauritania's rental market offers modest yields ranging from 0.8% to 3.5% annually, with net returns typically below 2% after operating costs.
As of September 2025, rental yields in Mauritania remain lower than regional peers like Senegal and Morocco, primarily due to high asset price appreciation combined with limited quality rental stock and elevated operational costs.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mauritania, based on reliable facts and data, not opinions or rumors.
Nouakchott's Tevragh Zeina district delivers the highest rental yields at 2.4% for villas, while city center apartments typically generate 0.8-2.5% gross returns.
Short-term rentals show higher potential with average daily rates of $31-$118, but occupancy rates remain low at 15-22% median, limiting overall returns.
| Area | Property Type | Gross Yield Range | Net Yield (After Costs) | Target Tenants |
|---|---|---|---|---|
| Tevragh Zeina | Villas | 2.0-2.4% | 1.5-1.8% | Diplomats, Expats |
| Ksar | 1-2BR Apartments | 1.5-2.5% | 1.0-1.8% | Professionals, Students |
| Embassy District | Furnished Units | 2.0-3.0% | 1.5-2.2% | Embassy Staff, NGO Workers |
| Nouadhibou | Apartments | 1.8-2.8% | 1.2-2.0% | Mining Workers, Port Staff |
| Mining Towns | Studios/Shared | 2.5-3.5% | 1.8-2.5% | Mining Sector Workers |
| Arafat/Dar Naim | Multi-family Units | 1.0-2.0% | 0.8-1.5% | Local Families |
| STR (Nouakchott) | Central Apartments | 2.0-4.0% | 1.0-2.5% | Tourists, Business Travelers |
Which Mauritanian cities and neighborhoods should I target, and who actually rents there?
Nouakchott remains the primary rental market in Mauritania, with specific districts catering to different tenant demographics.
Tevragh Zeina, Ksar, Embassy District, Arafat, and Dar Naim represent the core rental areas in the capital. Tevragh Zeina attracts diplomats, NGO staff, and mining professionals seeking high-end accommodations. The Embassy District specifically serves diplomatic personnel and international organization workers requiring furnished properties.
Nouadhibou functions as the secondary market, primarily serving mining industry expatriates, port workers, and local professionals. The city's proximity to mining operations makes it attractive for industry workers seeking accommodation near their workplace.
Mining towns like Zouerate cater to a specialized tenant base of mining sector expatriates, local workers, and government employees. These locations offer higher yields due to limited housing supply and consistent demand from the mining industry.
Ksar district targets young professionals, students, and middle-income families, while Arafat and Dar Naim serve primarily local families seeking affordable housing options.
What property types and sizes are most in demand right now?
Property demand varies significantly by district and target tenant demographic as of September 2025.
Tevragh Zeina shows strongest demand for luxury villas and 2-3 bedroom apartments, particularly those suitable for diplomatic families and senior expatriate professionals. These properties command the highest rents due to their premium locations and amenities.
The Ksar district experiences high demand for studios and 1-2 bedroom apartments, driven by young professionals and students. These smaller units offer better affordability while maintaining access to central Nouakchott.
Embassy District properties must be fully furnished to attract diplomatic tenants, with 1-3 bedroom configurations being most sought after. The furnished requirement significantly impacts both rental rates and operational costs.
Multi-family units and shared housing arrangements are increasingly popular in Arafat and Dar Naim, reflecting local housing preferences and affordability constraints. Mining towns show particular demand for studios and multi-room shared units due to the transient nature of mining workforce housing.
It's something we develop in our Mauritania property pack.
What are the realistic all-in purchase prices including all fees and renovation costs?
| Property Type | City Center Price (MRU/sqm) | Suburban Price (MRU/sqm) | Total All-in Cost Range |
|---|---|---|---|
| Urban Apartments | 135,647 MRU ($3,427) | 45,807 MRU ($1,157) | +3-7% closing costs |
| City Center Villas | 140,000 MRU | 50,000 MRU | 10M-10.7M MRO base |
| 1BR Apartments | 2.5M-4M MRO | 1.5M-2.5M MRO | +5-10% total fees |
| 3BR Apartments | 6M-9M MRO | 3M-5M MRO | +5-10% total fees |
| Tevragh Zeina Villas | 10M-15M MRO | 8M-12M MRO | +3-7% closing costs |
| Mining Town Units | 1M-3M MRO | 800K-2M MRO | +5-8% total costs |
| Commercial Units | 150,000-200,000 MRU/sqm | 60,000-100,000 MRU/sqm | +7-12% all costs |
Closing costs, taxes, agent commissions, and legal fees typically add 3-7% to the base purchase price. Renovation costs remain unpredictable due to supply chain challenges, making move-in ready properties preferable for immediate rental income generation.
What mortgage terms can I get today and what will my monthly payments be?
Mauritanian mortgage market operates with challenging terms for property investors as of September 2025.
Interest rates currently range from 16-17% annually, significantly higher than regional markets. Loan-to-value ratios reach maximum 60% for residents, while foreigners face additional restrictions as they typically lease land rather than own outright.
Standard mortgage terms span 10-20 years, with product fees around ÂŁ999 plus additional legal and registration costs. Many property transactions occur through cash payments due to limited mortgage accessibility for foreign investors.
For a $100,000 loan at 16% interest over 20 years, monthly payments approximate $1,324. Higher loan amounts proportionally increase monthly obligations, making cash purchases more attractive for investors with available capital.
Banks require substantial documentation and may impose additional conditions on foreign borrowers. Local bank relationships and Mauritanian residency status significantly improve mortgage accessibility and terms.
What are my ongoing operating costs by property type and area?
Operating costs represent 8-13% of gross rental income annually across different property types.
HOA and management fees remain relatively low at $20-80 monthly for apartments, while villas typically require private management arrangements. Insurance costs range $100-400 annually depending on property value and coverage scope.
Property taxes consume 2-5% annually, with commercial units potentially facing different rate structures. Utilities average $60-160 monthly based on property size and usage patterns, with larger villas requiring higher utility budgets.
Maintenance costs vary significantly by property type, ranging $300-1,500 annually. Villas require substantially higher maintenance investments due to larger systems and outdoor areas requiring upkeep.
Short-term rental properties face additional platform fees of 3-15% of gross revenue. Total annual operating costs typically consume 8-13% of gross rental income, with premium properties in Tevragh Zeina experiencing lower percentage costs due to higher rental rates.
What are current market rents for long-term leases and typical concessions?
Long-term rental rates vary dramatically by location and property type as of September 2025.
Tevragh Zeina commands premium rates with 1-bedroom apartments renting for $800 monthly, 2-bedroom units for $1,200, and 3-bedroom apartments ranging $1,500-2,500. Villas in this district achieve $1,500-3,000 monthly depending on size and amenities.
Ksar district offers more affordable options with 1-bedroom apartments renting $400-700 monthly. Outside central areas, 1-bedroom units may rent for as low as $139 monthly, while 3-bedroom apartments average $603.
Nouadhibou rental rates generally track slightly below capital city levels while maintaining similar property type differentials. Mining town accommodations often include employer-provided housing or company rental arrangements.
Typical concessions include deposit flexibility and occasional free months for multi-year lease commitments. Landlords increasingly offer furnished options to attract expatriate tenants willing to pay premium rates.
What short-term rental rates and occupancy should I expect?
Short-term rental market in Nouakchott shows mixed performance with significant seasonal variations.
Average daily rates range $31-118 with median rates around $42 nightly. Weekly rates typically span $220-650 depending on property quality and location. Premium properties in central locations command higher rates during peak seasons.
Occupancy rates present the primary challenge, with median occupancy at 22% annually. Peak season months (March, April, January) may achieve up to 36% occupancy, while summer months (July-November) experience significantly lower demand.
Additional operational costs include cleaning fees of $25-40 per turnover, linen services around $50 monthly, and platform fees consuming 3-15% of gross revenue. These costs substantially impact net returns given relatively low occupancy rates.
Many short-term rental properties achieve occupancy rates below 10% outside peak periods, making long-term rental strategies more financially predictable for most investors.
Don't lose money on your property in Mauritania
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What vacancy and occupancy rates should I model for different strategies?
Vacancy rates vary significantly between long-term and short-term rental strategies across different areas.
Premium areas like Tevragh Zeina and Embassy District experience very low long-term vacancy rates below 5% due to consistent expatriate and diplomatic demand. These locations benefit from stable tenant profiles and limited quality housing supply.
Mid-market and affordable areas including Ksar, Arafat, and Dar Naim typically experience 5-10% vacancy rates for long-term rentals. These areas face more competition and price sensitivity among local tenant populations.
Short-term rental occupancy presents greater challenges with median rates of 15-22% annually. Top-performing listings may achieve 36% occupancy during peak periods, but many properties struggle below 10% outside tourist seasons.
Seasonal variations significantly impact short-term rental performance, with higher demand during March, April, and January. Summer months experience substantial drops in tourism and business travel, creating extended low-occupancy periods.
Mining town properties benefit from more stable occupancy due to consistent workforce housing needs, though they remain subject to mining industry cycles and project timelines.
What are my actual yields after all costs, taxes, and debt service?
Net rental yields in Mauritania typically fall below 2% annually after accounting for all operating expenses and financing costs.
Gross rental yields range 0.8-3.5% across different property types and locations. Tevragh Zeina villas achieve approximately 2.4% gross yields when rented to expatriate families at $3,000 monthly on 10M MRO purchase prices.
After deducting operating costs (8-13% of gross rent), property taxes (2-5% annually), and mortgage payments at 16-17% interest rates, net yields often decline to 1.5-2.0% for well-performing properties. Many properties generate net yields below 1.5% due to high financing costs and operational expenses.
Short-term rentals show higher gross yield potential through dynamic pricing and peak-season premiums, but low occupancy rates and additional operational costs frequently result in comparable or lower net returns than long-term strategies.
Properties requiring financing face particular yield challenges given high interest rates consuming substantial portions of rental income. Cash purchases significantly improve net yield calculations by eliminating debt service obligations.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Mauritania 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.
Can you show me concrete example deals with best-case and base-case scenarios?
Real estate deal examples demonstrate the practical application of rental yield calculations across different market segments.
Best-case scenario: Tevragh Zeina villa purchased for 10M MRO, rented to diplomatic family for $3,000 monthly. Gross annual income: $36,000 (2.4% yield). After operating costs (10% = $3,600) and property taxes (3% = $1,080), net annual income: $31,320 (2.1% net yield). Low vacancy risk due to diplomatic tenant stability.
Base-case scenario: 1-bedroom apartment near Ksar purchased for 3M MRO, rented long-term for $400 monthly. Gross annual income: $4,800 (3.5% yield). After operating costs (12% = $576), property taxes (4% = $192), and maintenance (2% = $96), net annual income: $3,936 (2.9% net yield). Higher vacancy risk affects actual returns.
Mining town example: Studio apartment in Zouerate for 1.5M MRO, rented to mining worker for $300 monthly. Gross annual income: $3,600 (5.3% yield). After all costs (15% = $540), net income: $3,060 (4.5% net yield). Subject to mining industry employment cycles.
Yield sensitivity analysis shows 1% vacancy increase reduces net yields by 0.1-0.3%, while 10% rent increases improve net yields by 0.2-0.4%. Interest rate changes significantly impact financed properties, with 1% rate increases reducing net yields by 0.3-0.5%.
How have prices, rents, and yields changed over recent years?
Mauritanian property market has experienced significant price appreciation while rental yields have declined over the past five years.
House prices increased 5-8% in premium areas over the last year, with cumulative growth of approximately 41% over the past decade. This rapid appreciation has outpaced rental income growth, compressing rental yields across most market segments.
Rental rates have lagged behind property price increases, leading to stagnating or declining yields despite nominal rent growth. Limited supply of quality rental stock has supported rent levels but insufficient to maintain historical yield levels.
Key market drivers include the mining boom, accelerated urbanization, foreign investor interest, infill development, and government infrastructure reforms. High mortgage rates (16-17%) have dampened local affordability while supporting cash buyer advantages.
Compared to one year ago, net yields have decreased 0.2-0.5% across most property types due to higher acquisition costs and increased operational expenses. The trend suggests continued yield compression unless rental growth accelerates significantly.
It's something we develop in our Mauritania property pack.
What are the smartest property purchases right now and expected future returns?
Strategic property acquisitions in 2025 should focus on convertible multi-family units, Tevragh Zeina villas, and mining hub apartments.
1. **Convertible multi-family units** in urban centers offer flexibility to adjust unit configurations based on market demand changes and tenant preferences.2. **Tevragh Zeina villas** remain the premium investment option with stable diplomatic and expatriate tenant demand, though requiring higher capital investment.3. **Apartments near mining hubs** provide higher yields and benefit from consistent workforce housing demand, despite exposure to mining industry cycles.4. **Short-term rental capable units** in central Nouakchott target seasonal tourism and business travel demand, requiring active management but offering yield upside potential.5. **Embassy District furnished properties** serve stable diplomatic demand with predictable lease terms and premium rental rates.Expected returns over 1-5 years suggest 1-4% annual appreciation continuing if urbanization and infrastructure trends persist. Total returns depend heavily on managing operating costs, minimizing vacancy periods, and successfully targeting expatriate or short-term rental demand.
Regional comparison shows Mauritania offers rapid appreciation potential but lower rental yields than Dakar or Casablanca. High financing costs and legal complexity limit rent-based returns, making cash purchases and capital appreciation strategies more attractive.
Ten-year outlook remains positive for appreciation-focused strategies, though rental yield improvements require significant rental market development and increased housing demand from economic diversification beyond mining sectors.
It's something we develop in our Mauritania 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.
Mauritanian rental yields currently range 0.8-3.5% gross with net returns typically below 2%, making them lower than regional markets but offering appreciation potential.
Strategic investors should focus on Tevragh Zeina villas, Embassy District furnished units, and mining town properties while carefully managing operational costs and financing strategies to optimize returns.
Sources
- TheAfricanVestor - Mauritania Real Estate Tips
- SandsOfWealth - Algiers Property Analysis
- TheAfricanVestor - Mauritania Price Forecasts
- Clifton Private Finance - Mortgage Rates
- GHA Mauritanie - Tax Guide 2025
- AirROI - Nouakchott Market Report
- AirROI - Nouakchott Region Analysis
- TheAfricanVestor - Buying Property in Mauritania