How to buy a house in Maputo?

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

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Maputo. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The AfricanVestor, we explore the Mozambican real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Maputo, Beira, and Nampula. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Alexia Vieira

Founder and President of Fundacion Khanimambo and Humbi Farm

Thanks to her extensive work across Mozambique, Alexia Vieira has developed a solid understanding of the real estate dynamics specific to Maputo, where urban development and social impact often intersect. Through her leadership in projects that involve infrastructure, education, and sustainable initiatives, she brings valuable insight into how investment can align with the city's evolving community needs.

Is it actually possible and legal for a foreigner to buy property in Maputo?

Yes, foreigners can legally buy property in Maputo, but with important limitations regarding land ownership.

As of September 2025, foreign individuals and companies can purchase buildings, apartments, and commercial structures in Maputo. However, you cannot buy the land itself outright. Instead, you must obtain long-term land use rights called DUAT (Direito de Uso e Aproveitamento da Terra), which grants you exclusive use of the land for up to 50 years with renewal options.

The Mozambican government maintains ownership of all land, following the principle that land belongs to the state. This system applies to both Mozambican citizens and foreigners, though foreigners face additional requirements. You can build, develop, rent, or sell the structures on the land, but the underlying land remains under state ownership throughout the DUAT period.

The legal framework is well-established and regulated by Mozambican property law. Thousands of foreigners have successfully purchased property in Maputo using this system, particularly in upscale neighborhoods like Sommerschield and Polana where international buyers are common.

It's something we develop in our Mozambique property pack.

What kinds of properties can foreigners buy, and what restrictions do they face?

Foreigners can buy most residential and commercial properties in Maputo, but face specific restrictions on property types and historical status.

You are allowed to purchase urban houses, apartments, condominiums, townhouses, and commercial buildings including offices, retail spaces, and warehouses. These properties must have clear title and cannot have been nationalized by the Mozambican government after independence in 1975. Modern developments, newly constructed buildings, and properties that were always privately owned are generally available to foreign buyers.

However, you cannot purchase properties that were nationalized post-independence, even if they are currently for sale. Properties in ruins or unfinished constructions are also typically off-limits to foreigners. Additionally, certain agricultural land and properties in designated rural areas may have additional restrictions or community consultation requirements.

As a foreign buyer, you must also submit a development or use plan as part of your DUAT application. The government wants to ensure that foreign-owned properties contribute to local economic development. If you fail to develop or use the property according to your submitted plans, your DUAT rights could be revoked.

Popular property types among foreigners include luxury villas in gated communities, modern apartments in central Maputo, beachfront properties, and commercial real estate for business ventures.

What are the exact steps in the buying process, from choosing a property to registering it?

The property buying process in Maputo involves seven distinct steps that typically take 3-6 months to complete.

1. **Property Identification and Due Diligence**: Select your desired property and conduct thorough verification. Your lawyer should confirm the property was never nationalized, verify the seller's ownership rights, and check for any encumbrances or legal issues.2. **Legal Verification and DUAT Eligibility**: Have your legal representative conduct a comprehensive title search and confirm that you're eligible for DUAT rights. This includes verifying that the property can legally be sold to foreigners.3. **Purchase Agreement**: Negotiate terms and sign a notarized sale contract (contrato de compra e venda). This agreement should include all terms, conditions, and contingencies for the sale.4. **DUAT Application**: Submit your land use rights application to the appropriate government authority, including detailed plans for how you intend to use or develop the property.5. **Public Notice and Consultation**: For certain properties, especially those in areas requiring community input, a 30-day public consultation period allows local communities to raise any objections.6. **Government Approval**: Wait for official approval of your DUAT application from the relevant government level (municipal, provincial, or national, depending on property size and location).7. **Property Registration**: Complete the final registration of both the property transfer and your DUAT rights with the land registry office, pay all required taxes and fees, and receive your official documentation.

Each step requires specific documentation and can experience delays due to bureaucratic processes or missing paperwork, which is why working with experienced local professionals is essential.

What documents are mandatory for both locals and foreigners, and which ones are optional?

The documentation requirements vary significantly between mandatory and optional documents, with foreigners facing additional translation and authentication requirements.

Document Type	Mandatory/Optional	Notes for Foreigners
Valid Passport	Mandatory	Must be current and valid
Power of Attorney	Mandatory (if remote)	Must be notarized and apostilled
Purchase Agreement	Mandatory	Must be notarized in Portuguese
Title Deed	Mandatory	Seller provides, buyer verifies
DUAT Certificate	Mandatory	New application or transfer
Tax Clearance Certificate	Mandatory	Proves seller's tax compliance
Property Survey	Mandatory	Current cadastral survey required
Company Registration	Optional	If buying through Mozambican company
Residency Proof	Optional	May expedite DUAT application
Development Plans	Conditional	Required for DUAT application

All foreign documents must be translated into Portuguese by a certified translator and may require apostille authentication depending on your country of origin. The process becomes more complex if you're purchasing through a company structure, which requires additional corporate documentation.

Do you need to be physically in Mozambique to complete the purchase, or can it be done remotely?

Most of the property buying process can be completed remotely, but you'll need proper legal representation and documentation.

You can handle the majority of the transaction from abroad by appointing a trusted representative through a notarized power of attorney. This representative can sign documents, attend meetings, submit applications, and complete most procedural requirements on your behalf. The power of attorney must be properly notarized in your home country, apostilled if required, and translated into Portuguese.

However, certain steps may require your physical presence or that of your appointed representative in Mozambique. Notarial procedures, final registration steps, and some government meetings may need to be handled locally. Additionally, conducting proper due diligence on the property—including physical inspections and verification of claims—is much more effective when done in person or through a trusted local representative.

Many foreign buyers choose a hybrid approach: visiting Maputo initially to view properties and meet with lawyers and agents, then completing much of the paperwork remotely while maintaining regular communication with their local representatives. This approach provides the benefits of personal oversight while minimizing the need for multiple trips.

Banking requirements may also necessitate some local presence, especially if you're opening Mozambican bank accounts or transferring large sums for the purchase.

How long does the full process usually take, from start to finish?

The complete property buying process in Maputo typically takes 3-6 months, though delays are common and can extend this timeframe significantly.

The initial phases—property identification, due diligence, and purchase agreement—usually take 2-4 weeks if you've already identified your target property. The DUAT application and approval process is the most time-consuming phase, typically requiring 2-4 months depending on the complexity of your case and the efficiency of the relevant government offices.

Several factors can cause delays beyond the typical timeframe. Incomplete documentation, translation requirements, bureaucratic backlogs, and the need for community consultation periods can add weeks or months to the process. Properties requiring approval at provincial or national levels take longer than those handled at the municipal level.

The fastest transactions we've observed were completed in 10-12 weeks, typically involving straightforward residential properties with clear title, experienced legal representation, and complete documentation from the start. Conversely, complex cases involving large properties, commercial real estate, or properties with title complications can take 8-12 months or more.

As of September 2025, government digitization efforts have slightly improved processing times, but foreign buyers should still plan for the upper end of the timeline range and avoid setting firm deadlines that depend on the purchase completion.

What taxes, fees, and costs are involved, and can you give me a full breakdown?

Total costs for buying property in Maputo typically range from 5-18% of the property value, with several mandatory taxes and fees.

Cost Category	Rate/Amount	Typical Range
Transfer Tax (SISA)	2-10% of property value	Most significant cost
Stamp Duty	0.2-0.4% of value	Government fee
Registration Fee	0.5-1% of value	Property registry
Legal Fees	2-5% of value	Attorney costs
Notary Fees	$200-2,000	Document authentication
Property Survey	$300-800	Cadastral survey
VAT (new properties)	17% on new builds	New construction only
Real Estate Commission	3-5% of sale price	Typically paid by seller

For ongoing costs, you'll pay an annual DUAT fee of approximately 75 Mozambican meticais (about $1.20 USD) and annual property tax of 0.4% of the property value in Maputo. Translation and apostille costs vary but typically range from $100-500 depending on the number of documents required.

It's something we develop in our Mozambique property pack.

Can you buy a house in Maputo entirely with cash, and are there advantages or risks in doing so?

Yes, you can buy property in Maputo entirely with cash, and this is actually the most common payment method for foreign buyers.

Cash purchases offer several advantages in the Maputo market. They significantly expedite the buying process since you don't need to secure financing or wait for mortgage approvals. Cash offers are more attractive to sellers and may give you negotiating leverage for better prices. You'll also avoid the complexities and high costs associated with Mozambican mortgages, which can have interest rates around 24% as of September 2025.

However, cash purchases also carry notable risks. You lose the protection that mortgage lenders provide through their own due diligence processes. There's also increased risk if proper legal safeguards aren't in place, as recovering funds from problematic transactions can be extremely difficult in Mozambique. Additionally, large cash transfers may trigger currency regulations and reporting requirements.

To minimize risks with cash purchases, use an escrow service or lawyer's trust account to hold funds until all conditions are met. Never transfer money directly to sellers before completing all legal verifications. Ensure your lawyer conducts thorough due diligence, including verification that the property was never nationalized and has clear title.

Many experienced foreign buyers structure their cash purchases to release funds in stages—typically paying a deposit upon signing the purchase agreement, a larger portion upon DUAT approval, and the final amount at registration completion.

Is it possible for foreigners to get a mortgage in Mozambique, and if yes, what are the rates, conditions, and tips to qualify?

Mortgages for foreign buyers in Mozambique are extremely difficult to obtain and come with prohibitive terms that make them impractical for most international purchasers.

As of September 2025, Mozambican banks typically require foreign borrowers to have permanent residency status, demonstrate substantial local income, and provide down payments of 30-50% of the property value. Interest rates are around 24% annually for mortgage loans, with terms typically limited to 15-20 years and maximum loan-to-value ratios of 70%.

The qualification requirements are extensive and challenging for foreigners. Banks typically require proof of Mozambican residency, local employment or business income, comprehensive financial statements, and guarantees that may include additional collateral beyond the property itself. The application process can take 3-6 months and requires extensive documentation, much of which must be translated and notarized.

Given these constraints, most foreign buyers choose alternative financing strategies. Some secure mortgages or home equity loans in their home countries and use those funds to purchase Mozambican property with cash. Others structure purchases through installment agreements with sellers, though this requires careful legal documentation to protect both parties.

A few international banks with Mozambican subsidiaries may offer more favorable terms to existing high-net-worth clients, but these are exception rather than standard options available to typical foreign buyers.

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 reliable are real estate agents in Maputo, and how do you avoid scams?

Real estate agent quality in Maputo varies significantly, with both highly professional operators and less scrupulous individuals active in the market.

Reputable agents typically have proper licensing, established offices, verifiable references from previous foreign clients, and willingness to work transparently with lawyers throughout the process. They should provide detailed property information, facilitate proper inspections, and never pressure you to bypass legal due diligence. Good agents are knowledgeable about foreign buyer requirements and can guide you through DUAT applications and documentation needs.

Warning signs of problematic agents include requests for large upfront payments, reluctance to provide written agreements, pressure to avoid using lawyers, claims that certain legal requirements don't apply to your situation, or unwillingness to provide references from previous clients. Avoid agents who show reluctance to have all agreements properly documented or who discourage thorough property inspections.

To protect yourself, always verify agent licensing and credentials, insist on working with your own independent lawyer regardless of agent recommendations, never pay large sums without proper legal documentation, and request references from other foreign buyers who have worked with the agent. Research the agent's reputation through expat communities and online forums where possible.

The most successful foreign buyers typically work with agents who specialize in international clients and have established track records with foreign property purchases in Maputo's upscale neighborhoods.

What are the common mistakes and pitfalls foreigners make when buying property there?

Foreign buyers in Maputo frequently make several costly mistakes that could be avoided with proper preparation and professional guidance.

1. **Skipping comprehensive due diligence**: Many buyers fail to verify that properties were never nationalized or don't conduct thorough title searches. This can result in purchasing properties with unclear legal status.2. **Underestimating total costs**: Buyers often focus only on the purchase price without accounting for the full 5-18% in additional fees, taxes, and legal costs.3. **Trusting verbal agreements**: Relying on verbal promises from sellers or agents without proper written documentation frequently leads to disputes and complications.4. **Inadequate legal representation**: Using inexperienced lawyers or trying to handle legal requirements independently often results in procedural errors and delays.5. **Insufficient documentation preparation**: Failing to properly prepare, translate, and authenticate required documents causes significant delays and additional costs.6. **Ignoring DUAT requirements**: Not understanding the implications of land use rights versus ownership, or failing to submit proper development plans, can jeopardize the entire purchase.7. **Poor agent vetting**: Working with unreliable agents who lack experience with foreign buyers or proper licensing credentials.

The most expensive mistake involves purchasing properties with disputed or unclear title status, which can result in total loss of investment. Always insist on comprehensive legal verification before proceeding with any purchase.

It's something we develop in our Mozambique property pack.

Does buying property give foreigners any path to residency or citizenship, and where do most foreigners actually buy in Maputo?

Property ownership in Maputo does not provide any pathway to residency or citizenship for foreign buyers.

Mozambican immigration law clearly separates property ownership from residency rights. Having DUAT rights or owning buildings does not qualify you for temporary or permanent residency status. Foreign residents must obtain visas and residency permits through other channels such as employment, business investment that creates jobs, marriage to Mozambican citizens, or educational enrollment. Property ownership alone, regardless of value, does not contribute to immigration status.

Most foreign buyers concentrate their purchases in specific upscale areas of Maputo that offer better infrastructure, security, and international amenities. Sommerschield is the most popular neighborhood among expats and foreign investors, offering proximity to embassies, international schools, and quality restaurants. Polana is another preferred area, particularly the Polana Cimento district, which features modern apartments and good security.

Other popular areas include Costa do Sol for beachfront properties, certain parts of Alto Maé for newer developments, and select gated communities in the Maputo metropolitan area. Foreign buyers typically avoid the downtown area and outlying districts that lack adequate infrastructure or security.

Beyond Maputo city, many foreigners purchase properties in Ponta do Ouro near the South African border, which attracts buyers seeking beach properties and easier access to South African services. The choice of location often depends on whether the purchase is for investment rental income, personal use, or business purposes.

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.

Sources

1. The African Vestor - Moving to Mozambique to Buy Property
2. The African Vestor - Foreigners Buy Land in Mozambique
3. Pam Golding Properties - Mozambique Buyers Guide
4. Law Gratis - Transfer of Property Act at Mozambique
5. APIEX - Tax Compliance Guide for Foreign Investors Mozambique
6. The African Vestor - Mozambique Real Estate Foreigner
7. Arab MLS - Can a Foreigner Purchase Property in Mozambique
8. Move2Moz - Moving to Mozambique