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
Thinking about buying property in Maputo as a foreigner can feel overwhelming because Mozambique's land system works very differently from what most buyers expect.
The key thing to understand is that you cannot actually own land in Maputo, but you can control it through a use-right called DUAT, and you can fully own the building sitting on it.
This guide walks you through exactly how it works, what restrictions apply, and how to avoid the common traps that catch foreign buyers.
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.
Insights
- In Maputo, the State owns all land, so when you "buy property," you are actually acquiring a DUAT (land-use right) plus ownership of the building, not freehold land.
- Foreign individuals in Mozambique must have lived in the country for at least five years and have an approved investment project to obtain a DUAT in their own name.
- The 100-meter coastal strip in Maputo is a protected zone where no DUAT can be acquired, which catches many beach-area buyers off guard.
- Property transfer tax (SISA) in Maputo is 2% for most buyers, but jumps to 10% if the buyer is from a country with a "privileged tax regime."
- Closing costs in Maputo typically range from 5% to 8% of the purchase price, including SISA, notary fees, registration, and legal costs.
- DUAT rights for personal residential use in Mozambique have no time limit, unlike commercial DUATs which are capped at 50 years (renewable).
- Marriage to a Mozambican citizen does not grant foreigners the right to own land in Maputo, though your spouse can hold DUAT rights more easily.
- Setting up a Mozambique-registered company is the most common workaround for foreigners who cannot meet the five-year residency requirement to hold DUAT directly.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
Can a foreigner legally own land in Maputo right now?
Can foreigners own land in Maputo in 2026?
As of early 2026, foreigners cannot own land outright in Maputo because all land in Mozambique belongs to the State and cannot be sold, mortgaged, or transferred as private property.
The specific prohibition is clear in Mozambique's Land Law: the State is the sole owner of land, so nobody (foreign or local) can hold freehold title to any plot in Maputo.
The closest legal alternative is the DUAT (Direito de Uso e Aproveitamento da Terra), which is a State-granted right to use and benefit from a specific piece of land, and in practice, this is what foreigners acquire when they "buy property" in Maputo.
There are no nationality-based restrictions that treat certain foreign passports differently from others, but rather a status-based test: foreign individuals must have an approved investment project and at least five years of residency in Mozambique to obtain a DUAT in their own name.
Can I own a house but not the land in Maputo in 2026?
As of early 2026, Mozambique's legal framework explicitly allows you to own a building or house separately from the land it sits on, meaning you hold full ownership of the "bricks" while your connection to the land is through the DUAT use-right.
When you buy a property in Maputo, you receive ownership documentation for the building itself, and in urban transfers, the DUAT for the plot is typically transferred along with the property to give you legal control over the land use.
Since the DUAT for personal residential use has no time limit under Mozambique's Land Law, the question of "what happens when the lease expires" does not apply the same way it would in other countries with fixed-term leasehold systems.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Mozambique. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Maputo right now?
The core rule that the State owns all land and that foreigners can only hold DUAT use-rights is national law, meaning it applies the same way in Maputo as anywhere else in Mozambique.
What does vary is whether a property falls inside a protected zone, with Maputo's coastal areas along the bay being subject to the 100-meter strip restriction where no DUAT can be acquired.
The main reason for these local differences is that Mozambique applies nationwide protection rules to sensitive areas like coastlines, water sources, and infrastructure corridors, which happen to affect popular neighborhoods in Maputo more than inland areas.
We cover a lot of different regions and cities in our pack about the property market in Maputo.
Can I buy land in Maputo through marriage to a local in 2026?
As of early 2026, marriage to a Mozambican citizen does not grant a foreigner the right to own land in Maputo because land remains State property regardless of your marital status.
The practical advantage is that your Mozambican spouse can hold DUAT rights as a national person without needing to meet the investment project and five-year residency requirements that apply to foreigners.
If the marriage ends in divorce, your legal position depends on the marital property regime you chose, and since the DUAT may be in your spouse's name, you could lose access to the property even if you contributed financially to buying it.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Maputo.
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.
What eligibility and status do I need to buy land in Maputo?
Do I need residency to buy land in Maputo in 2026?
As of early 2026, foreign individuals who want to obtain a DUAT in their own name in Maputo must have been resident in Mozambique for at least five years and must have an approved investment project.
Most foreign buyers who cannot meet the five-year requirement take an alternative route: they buy a property where the DUAT already exists and is properly transferred with the sale, or they set up a locally registered company to hold the DUAT.
It is legally possible to buy property in Maputo remotely by appointing a representative with notarized powers of attorney, though Mozambique's formality-heavy system means your paperwork must be airtight and all notarization and registration steps completed properly.
Do I need a local tax number to buy lands in Maputo?
In practice, you will need a NUIT (Mozambican tax identification number) to buy property in Maputo because it is required for paying transaction taxes and registering your purchase.
The process to obtain a NUIT as a foreigner typically involves visiting the local tax authority office with your passport and proof of address, and it can often be completed within a few days to a couple of weeks depending on the office.
While not always legally mandatory, opening a local bank account in Mozambique is very common and makes it much easier to pay local taxes, fees, and service providers without the friction of international transfers.
Is there a minimum investment to buy land in Maputo as of 2026?
As of early 2026, there is no universal minimum investment threshold in Maputo's Land Law for foreigners buying an existing residential property like a house or apartment.
The real barrier for foreign individuals is not a price floor but the eligibility requirement: you need both an approved investment project and five years of residency to get a DUAT in your own name, which is why most foreigners buy through existing DUATs or company structures.
Are there restricted zones foreigners can't buy in Maputo?
Maputo has several protected zones where no DUAT can be acquired by anyone, whether local or foreign, and these restrictions are defined by national law rather than local rules.
The most relevant restricted zones in Maputo are the 100-meter coastal strip inland from the high tide line (including around bays), the 2-kilometer border strip, and buffer zones around water sources, reservoirs, and major infrastructure.
To verify whether a specific plot falls within a restricted zone, you should request cadastre documentation and have your lawyer check the plot's location against the protection zone definitions in the Land Law and its regulations.
Can foreigners buy agricultural, coastal or border land in Maputo right now?
Foreigners face significant restrictions on agricultural, coastal, and border land in Maputo, with coastal and border areas being the most restricted due to protection zone rules.
For agricultural land in rural areas, foreign individuals must still meet the investment project plus five-year residency requirement, and the application process involves more scrutiny than urban property transfers.
Coastal land within the 100-meter protection strip cannot have a DUAT acquired on it at all, meaning popular "steps from the beach" properties may be legally problematic even if they appear to be for sale.
Border land within 2 kilometers of Mozambique's terrestrial borders is similarly restricted under the same protection zone framework, though this is less relevant for Maputo which is not near a land border.
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What are the safest legal structures to control land in Maputo?
Is a long-term lease equivalent to ownership in Maputo right now?
The DUAT functions similarly to what a long-term lease would provide in other countries, giving you secure use-rights that are recognized by law and can be transferred, though it is technically a State-granted right rather than a private lease.
For personal residential use, the DUAT has no time limit under Mozambique's Land Law, while DUATs for economic activities are granted for up to 50 years and can be renewed for another 50 years.
You can transfer, sell, or bequeath improvements and buildings on land, and in urban property transfers, the associated DUAT typically follows the property, though proper authorization and registration are required for the transfer to be valid.
Can I buy land in Maputo via a local company?
A Mozambique-registered company can hold DUAT rights as a foreign corporate person if it is established and registered in Mozambique, which is why many foreigners who cannot meet the five-year residency requirement use this structure.
There is no specific local ownership percentage requirement for a company to hold DUAT rights, meaning a 100% foreign-owned Mozambican company can legally control land through a DUAT, though proper incorporation and regulatory compliance are essential.
What "grey-area" ownership setups get foreigners in trouble in Maputo?
Grey-area ownership arrangements are common in Maputo because many foreigners want to buy property but cannot meet the five-year residency requirement to hold a DUAT in their own name.
The most common problematic structures include nominee arrangements (putting property in a local person's name with side agreements), skipping proper registration (paying and moving in without formal title transfer), and buying within protected zones hoping to "regularize later."
If authorities discover an illegal arrangement or if a dispute arises, foreigners can lose their entire investment because informal contracts may be void under Mozambican law, and nominee arrangements are difficult to enforce in court.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process 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.
How does the land purchase process work in Maputo, step-by-step?
What are the exact steps to buy land in Maputo right now?
The typical process in Maputo follows four main stages: due diligence (verifying DUAT status, checking for protection zones, confirming the seller's authority), paying transaction taxes (SISA and related fees), executing a legally valid transfer instrument (usually a public deed with proper notarization), and registering the transfer with the property registry.
A clean urban residential transaction in Maputo typically takes 4 to 12 weeks from initial offer to final registration, with 4 to 6 weeks being realistic if all documents are in order and 8 to 12 weeks more common when DUAT corrections or missing documents need attention.
The key documents you must sign include the binding sale instrument (typically a public deed or authenticated contract), documents supporting registration, and tax payment confirmations, all of which must follow Mozambique's strict formality requirements to be legally valid.
What scams are common when it comes to buying land in Maputo right now?
What scams target foreign land buyers in Maputo right now?
Scams targeting foreign buyers are a real risk in Maputo, particularly because the DUAT system and protection zones create complexity that dishonest sellers can exploit.
The most common scams include selling property where the DUAT cannot actually be transferred, presenting forged registry documents or fake seller authority, selling "beach premium" properties that fall within the 100-meter coastal protection zone, and heir disputes that emerge after you have paid a deposit.
Warning signs include sellers who resist proper due diligence, deals that seem too good to be true in prime areas like Polana or Costa do Sol, and any pressure to skip notarization or registration steps.
Legal recourse exists through Mozambican courts, but enforcement can be slow and expensive, making prevention through proper due diligence far more effective than trying to recover losses after a scam.
We cover all these things in length in our pack about the property market in Maputo.
How do I verify the seller is legit in Maputo right now?
The most reliable way to verify a seller in Maputo is to confirm that their identity matches the name on the property registry and DUAT documentation, and if someone else is signing on their behalf, to ensure the power of attorney is properly notarized.
To confirm the title is clean, you should obtain a registry extract (certidao) from the property registry that shows the current registered owner, any encumbrances, and the DUAT status linked to the property.
Since land itself cannot be mortgaged in Mozambique, the main risks are encumbrances on the building, unpaid municipal taxes (IPRA arrears), and unresolved heir claims, all of which should be checked during due diligence.
A Mozambican lawyer with real estate experience is the most essential professional for verifying seller legitimacy because they can navigate the formal requirements and spot issues that would not be obvious to foreign buyers.
How do I confirm land boundaries in Maputo right now?
The standard procedure for confirming boundaries in Maputo involves obtaining cadastre documentation that shows the official plot boundaries and cross-referencing it with the DUAT title information.
You should review the cadastre map and DUAT documentation, which together serve as the legal proof of the plot's boundaries under Mozambique's Land Law framework.
Hiring a licensed surveyor is strongly recommended (though not always legally required) for standalone houses with plots, especially if the property boundaries have not been recently verified or if there are neighboring disputes.
Common boundary problems in Maputo include outdated cadastre records that do not match physical reality, informal encroachments by neighbors, and plots where the DUAT documentation was never properly updated after subdivisions.
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 will it cost me, all-in, to buy and hold land in Maputo?
What purchase taxes and fees apply in Maputo as of 2026?
As of early 2026, the main transaction tax is SISA (property transfer tax) at 2% of the purchase price, plus notary and registration fees that vary by property value, bringing typical total closing costs to around 5% to 8% of the purchase price.
The typical closing cost range in Maputo is 5% to 8%, which breaks down roughly as 2% for SISA, 1% to 2% for notary and registry fees, and 1% to 3% for legal and due diligence costs.
The main individual costs are SISA (2%), notarization and deed preparation fees, property registry fees, cadastre and DUAT verification costs, and legal fees for due diligence and representation.
One important difference for foreigners is that if you are from a country classified as having a "privileged tax regime," the SISA rate jumps from 2% to 10%, which can significantly increase your closing costs.
What hidden fees surprise foreigners in Maputo most often?
Hidden fees in Maputo typically add another 1% to 3% on top of what buyers initially budget, with the most common surprises being cadastre cleanup costs, municipal tax arrears, and protection zone complications.
The specific fees that catch foreigners off guard include survey and DUAT correction costs (which can run several hundred to a few thousand USD if documents are incomplete), unpaid IPRA (annual property tax) arrears that the seller "forgot" to mention, and legal costs to resolve title issues discovered during due diligence.
These hidden costs typically appear during the due diligence and registration stages, after you have already made a deposit or committed to the purchase.
The best protection is to engage a lawyer early, budget a contingency of at least 2% to 3% above quoted closing costs, and never skip due diligence steps even if the seller pressures you to move quickly.
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 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 |
|---|---|---|
| Mozambique Land Law (FAOLEX) | FAO's official legislative database used globally for primary law texts. | We used this as our primary legal source for DUAT rules, foreigner eligibility, and protection zones. We quoted exact conditions and cross-verified with other sources. |
| Land Regulations (Decree 66/98) | Consolidated English compilation used by legal practitioners. | We used this to explain how DUATs are issued in practice. We cross-checked against FAOLEX to avoid relying on a single source. |
| PwC Worldwide Tax Summaries | Top-tier global tax practice with structured, reviewable references. | We used this to confirm SISA rates (2% and 10%) and the privileged tax regime rule. We relied on it only for tax facts. |
| Municipal Tax Code (Decree 63/2008) | Official gazetted tax code text for municipal taxes. | We used this to state the IPRA annual property tax rate (0.4%) and explain how it is assessed on municipal patrimonial value. |
| DLA Piper Africa | Top international law firm with Mozambican practice expertise. | We used this to explain why proper form (public deed) and registration matter. We treated it as practical risk guidance. |
| World Bank Mozambique Land Note | International organization reference used in policy and land work. | We used this to clarify the distinction between land (State-owned) and transferable DUAT rights. We treated it as an explanatory cross-check. |
| PLMJ Registry Newsletter | Major Lusophone law firm explaining registry reforms. | We used this to explain how the property registry works and why registry extracts matter for due diligence. |
| Chambers Legal Analysis | Widely used legal directory summarizing specific legal reforms. | We used this to explain notarization and authentication nuances under recent reforms. We treated it as procedure explanation. |
| RSM Tax Pocket Guide 2025 | Major international audit network with transparent practitioner summary. | We used this as a second opinion on the tax environment and to verify our closing cost estimates were not missing charges. |
| IFAD Land Report | UN specialized agency report on land governance. | We used this to contextualize why Mozambique uses DUATs and how that affects investors. We used it for plain-English explanations. |
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