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
This guide breaks down everything you need to know about renting out residential property in Maputo as a foreigner in 2026, from legal requirements and rental yields to neighborhood performance and short-term rental regulations.
We constantly update this blog post with the freshest Maputo rental market data available.
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, foreigners cannot own land outright since all land belongs to the state, but they can acquire DUAT (land-use rights) for up to 50 years and own the buildings on top.
- Maputo's formal rental market represents only about 20% of all city rentals, with the remaining 80% being informal room or annex arrangements that rarely appear on listing platforms.
- Properties with backup power systems and water tanks in Maputo command rent premiums of 15% to 25% because utility reliability remains a major tenant concern.
- Rent in Maputo can drop by 30% to 40% within just 2 kilometers of the city center, making micro-location one of the most important factors in rental pricing.
- Gross rental yields in Maputo range from 4.6% to 7.3% in early 2026, with middle-market 2-bedroom apartments in emerging neighborhoods like Costa do Sol and Matola achieving the highest returns.
- A 1-bedroom apartment in central Maputo costs around 55,000 MZN per month (roughly $860), which is about 40% higher than other major Mozambican cities.
- Short-term rentals in Maputo fall under tourism accommodation regulations through Decree 74/2022, and operators should register with the National Tourism Institute (INATUR).
- The SISA transfer tax in Maputo is 2% of the purchase price, making it the single largest closing cost for most residential transactions.
- Newly built residential properties in Maputo can be exempt from the 0.4% annual property tax (IPRA) for five years if you apply to the municipality.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
Can I legally rent out a property in Maputo as a foreigner right now?
Can a foreigner own-and-rent a residential property in Maputo in 2026?
As of early 2026, foreigners can legally purchase residential buildings in Maputo and rent them out, though the land itself remains state property accessed through a land-use right called DUAT (Direito de Uso e Aproveitamento da Terra).
The most common ownership structure for foreign investors in Maputo involves acquiring the building outright while holding a transferable DUAT for the land underneath, which can be granted for periods of up to 50 years and renewed.
The main limitation foreigners face when buying rental property in Maputo is that DUAT rights require proper documentation and registration, and title quality varies significantly across different neighborhoods and property types.
If you're not a local, you might want to read our guide to foreign property ownership in Maputo.
Do I need residency to rent out in Maputo right now?
You do not need to be a resident of Mozambique to rent out a property in Maputo, as non-resident foreign owners can collect rental income legally from abroad.
However, you will need a local tax identification number (NUIT) to comply with Mozambique's tax requirements, since rental income triggers stamp duty obligations and potential withholding taxes.
A local bank account in Maputo makes rent collection much easier, though some foreign owners use property managers who collect payments on their behalf and remit funds internationally.
Managing a rental property in Maputo entirely remotely is feasible, but strongly recommended to work with a local property manager because around 80% of the rental market operates informally and disputes are often handled privately rather than through formal legal channels.
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What rental strategy makes the most money in Maputo in 2026?
Is long-term renting more profitable than short-term in Maputo in 2026?
As of early 2026, long-term rentals in Maputo typically offer better risk-adjusted returns for most foreign amateur investors because they require less operational involvement and benefit from steady demand driven by urbanization.
A well-located 1-bedroom apartment in central Maputo might generate around 55,000 MZN monthly (about $860 or €835) on a long-term lease, while the same property on short-term platforms could earn 4,500 to 7,000 MZN per night ($70 to $110) but only at 40% to 60% occupancy, resulting in roughly similar or slightly higher annual income with much more operational work.
Short-term rentals tend to outperform long-term leases financially in prime central neighborhoods like Polana and Sommerschield, where business travelers and embassy-related guests create consistent demand and are willing to pay premium nightly rates.
What's the average gross rental yield in Maputo in 2026?
As of early 2026, the average gross rental yield for residential properties in Maputo sits around 6% to 7% annually, which positions the city competitively among African capital markets.
The realistic gross yield range in Maputo spans from about 4.6% for luxury properties in prime areas to 7.3% for well-chosen middle-market apartments in emerging neighborhoods.
Middle-market 2-bedroom apartments in neighborhoods like Costa do Sol and Matola typically achieve the highest gross yields in Maputo, because purchase prices remain relatively affordable while rental demand from local professionals stays strong.
By the way, we have much more granular data about rental yields in our property pack about Maputo.
What's the realistic net rental yield after costs in Maputo in 2026?
As of early 2026, the average net rental yield after all costs in Maputo is approximately 4% to 4.5% annually for a well-managed property with clean title documentation.
The realistic net yield range that most landlords actually experience in Maputo falls between 3% and 6%, depending heavily on vacancy rates, management costs, and whether the property has infrastructure issues.
The three main cost categories that reduce gross to net yield specifically in Maputo are property management fees (8% to 10% for remote owners), the IPRA municipal property tax (0.4% of taxable value annually), and infrastructure-related maintenance including backup power systems and water storage tanks that tenants expect.
You might want to check our latest analysis about gross and net rental yields in Maputo.
What monthly rent can I get in Maputo in 2026?
As of early 2026, typical monthly rents in Maputo are around 30,000 to 45,000 MZN ($470 to $700 or €455 to €680) for a studio, 45,000 to 70,000 MZN ($700 to $1,100 or €680 to €1,070) for a 1-bedroom, and 70,000 to 120,000 MZN ($1,100 to $1,875 or €1,070 to €1,820) for a 2-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Maputo ranges from 25,000 to 35,000 MZN (roughly $390 to $550 or €380 to €535), typically in neighborhoods like Matola or the outer edges of Costa do Sol.
A typical mid-range 1-bedroom apartment in Maputo's central districts rents for 50,000 to 65,000 MZN monthly ($780 to $1,015 or €760 to €985), with prices higher in Polana and Sommerschield.
A typical mid-to-high range 2-bedroom apartment in a good Maputo location commands 80,000 to 110,000 MZN per month ($1,250 to $1,720 or €1,215 to €1,670), with premium waterfront or embassy-area units pushing above 150,000 MZN.
If you want to know more about this topic, you can read our guide about rents and rental incomes 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 are the real numbers I should budget for renting out in Maputo in 2026?
What's the total "all-in" monthly cost to hold a rental in Maputo in 2026?
As of early 2026, the total "all-in" monthly cost to hold a typical rental property in Maputo ranges from 10,000 to 25,000 MZN ($155 to $390 or €150 to €380), not counting mortgage payments if any.
A realistic low-to-high monthly holding cost range for most standard rental properties in Maputo spans from about 8,000 MZN ($125) for a modest apartment with minimal services to 35,000 MZN ($545) for a larger unit in a building with full amenities and professional management.
The single largest cost category contributing to monthly holding expenses in Maputo is typically property management fees for remote owners, which run 8% to 10% of gross rent and often include security oversight and utility coordination.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Maputo.
What's the typical vacancy rate in Maputo in 2026?
As of early 2026, the typical vacancy rate for well-priced rental properties in Maputo is around 8%, which translates to roughly one month empty per year under normal market conditions.
Landlords in Maputo should realistically budget for 1 to 1.5 months of vacancy per year in a stable market, because CAHF research shows it typically takes about one month to find new tenants even for competitively priced units.
The main factor causing vacancy rates to vary across Maputo neighborhoods is proximity to infrastructure and employment centers, with properties near the city center and international organizations filling much faster than those in peripheral areas.
Tenant turnover in Maputo tends to be highest at the end of the calendar year and around mid-year, aligning with corporate contract cycles and the academic year for families with school-age children.
We have a whole part covering the best rental strategies in our pack about buying a property in Maputo.
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Where do rentals perform best in Maputo in 2026?
Which neighborhoods have the highest long-term demand in Maputo in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Maputo are Polana Cimento (the embassy and business district), Sommerschield (upscale residential with good security), and Malhangalene (central with strong professional tenant demand).
Families looking to rent in Maputo gravitate toward Sommerschield and Costa do Sol because these neighborhoods offer larger homes, proximity to international schools, quieter streets, and better security infrastructure.
Students and early-career renters in Maputo concentrate in neighborhoods like Malanga, Mafalala, and Maxaquene, where rents are significantly lower than the premium core while still offering reasonable access to the city center.
Expats and international professionals in Maputo overwhelmingly prefer Polana, Sommerschield, and the best streets of Malhangalene because these areas offer the security, building quality, and proximity to embassies and multinational offices that this tenant segment requires.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Maputo.
Which neighborhoods have the best yield in Maputo in 2026?
As of early 2026, the three neighborhoods with the best rental yields in Maputo are Matola (suburban, lower entry prices), Costa do Sol pockets (coastal but more affordable than Polana), and the Maxaquene/Malanga corridor (strong local demand with accessible purchase prices).
The estimated gross rental yield range for these top-yielding Maputo neighborhoods typically falls between 6.5% and 7.3% annually, compared to 4.6% to 5.5% in premium areas like Polana and Sommerschield.
The main characteristic allowing these neighborhoods to achieve higher yields in Maputo is that purchase prices remain 30% to 40% lower than the prime embassy district while rents only discount by 15% to 25%, creating a favorable rent-to-price ratio.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Maputo.
Where do tenants pay the highest rents in Maputo in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Maputo are Polana Cimento, Sommerschield, and the premium waterfront sections of Costa do Sol, with prices reaching 150,000 to 200,000 MZN monthly ($2,340 to $3,125 or €2,275 to €3,030) for quality apartments.
A typical monthly rent range for a standard 2-bedroom apartment in these premium Maputo neighborhoods falls between 90,000 and 140,000 MZN ($1,400 to $2,185 or €1,360 to €2,125), with luxury penthouses and villas commanding significantly more.
The main characteristic making these neighborhoods command Maputo's highest rents is the concentration of international organizations, embassies, and multinational company offices, which creates a tenant pool with corporate housing budgets and USD-denominated salary expectations.
The typical tenant profile in these highest-rent Maputo neighborhoods includes embassy staff, international NGO workers, executives at energy and mining companies, and senior professionals at banks and consulting firms who require security, reliable utilities, and proximity to the diplomatic district.
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.
What do tenants actually want in Maputo in 2026?
What features increase rent the most in Maputo in 2026?
As of early 2026, the three property features that increase monthly rent the most in Maputo are backup power systems (generators or inverters), reliable water supply with storage tanks, and secure parking with controlled building access.
Backup power alone can add a 15% to 25% rent premium in Maputo because electricity reliability remains inconsistent and tenants, particularly expats and corporate renters, will pay significantly more for guaranteed power.
One commonly overrated feature that landlords invest in but tenants do not pay much extra for in Maputo is high-end interior finishes like marble countertops or designer fixtures, since most tenants prioritize infrastructure reliability over aesthetic upgrades.
One affordable upgrade that provides a strong return on investment for Maputo landlords is installing a quality water pressure system with storage tank, which costs relatively little compared to the rent increase it justifies and addresses a common tenant frustration.
Do furnished rentals rent faster in Maputo in 2026?
As of early 2026, furnished apartments in Maputo typically rent 2 to 3 weeks faster than unfurnished units, especially in the Polana, Sommerschield, and central areas where expats and corporate tenants want move-in-ready properties.
Furnished rentals in Maputo generally command a 15% to 25% rent premium over unfurnished equivalents, though this comes with higher maintenance costs, furniture replacement cycles, and increased dispute risk given the prevalence of informal contracting in the broader market.
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How regulated is long-term renting in Maputo right now?
Can I freely set rent prices in Maputo right now?
Landlords in Maputo have substantial freedom to set initial rent prices, as the market operates primarily through private negotiation with no government-mandated rent controls or price caps in the formal residential sector.
Rent increases during a tenancy in Maputo are also largely unregulated, though most lease contracts include an annual escalation clause tied to inflation or a fixed percentage, and tenants can negotiate these terms at signing.
What's the standard lease length in Maputo right now?
The most common lease length for residential rentals in Maputo is 1 to 2 years, with annual contracts being standard in the formal market serving expats and professionals.
Landlords in Maputo typically require 2 to 3 months of rent as a security deposit or advance payment, which amounts to roughly 90,000 to 210,000 MZN ($1,400 to $3,280 or €1,360 to €3,185) for a typical 1-bedroom apartment.
Security deposit return rules in Maputo are governed primarily by the lease contract terms rather than strict statutory requirements, so landlords should clearly specify deduction conditions for damages and the timeline for returning funds at the end of tenancy.
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.
How does short-term renting really work in Maputo in 2026?
Is Airbnb legal in Maputo right now?
Airbnb-style short-term rentals are legal in Maputo, but they fall under the tourism accommodation regulatory framework governed by Decree 74/2022, which means operators should expect licensing and registration requirements.
To operate a short-term rental legally in Maputo, you should register with the National Tourism Institute (INATUR) through the Tourism Management System (RNET), which tracks tourism enterprises including local accommodation operations.
Mozambique does not impose annual night caps on short-term rentals like some European cities do, so there is no limit on how many days per year you can rent your Maputo property to tourists.
The most common consequence for operating an unlicensed short-term rental in Maputo is administrative fines and potential difficulties with tax authorities, though enforcement has historically been inconsistent compared to major tourist destinations in Europe.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Maputo.
What's the average short-term occupancy in Maputo in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Maputo is approximately 50% to 55%, though this varies significantly by location and property quality.
The realistic occupancy range for most short-term rentals in Maputo spans from about 40% for peripheral or poorly-marketed properties to 70% for well-located, professionally-managed units in Polana or Sommerschield.
The months with highest short-term rental occupancy in Maputo are typically June through September (dry season, business travel peaks) and December (holiday travel), when both tourism and corporate visits increase.
The lowest occupancy periods for Maputo short-term rentals usually fall in January through March (rainy season, post-holiday lull) and November, when business travel slows and tourism drops.
Finally, please note that you can find much more granular data about this topic in our property pack about Maputo.
What's the average nightly rate in Maputo in 2026?
As of early 2026, the average nightly rate for short-term rentals in Maputo is approximately 5,500 to 7,000 MZN ($85 to $110 or €83 to €107) for a clean, well-located 1 to 2 bedroom apartment.
The realistic low-to-high nightly rate range covering most short-term rental listings in Maputo spans from about 3,500 MZN ($55) for basic studios in secondary locations to 12,000 MZN ($190) or more for premium furnished apartments in Polana or Sommerschield.
The typical nightly rate difference between peak season and off-season in Maputo is around 1,500 to 2,500 MZN ($25 to $40), with June through September rates running 20% to 30% higher than January through March.
Is short-term rental supply saturated in Maputo in 2026?
As of early 2026, the short-term rental market in Maputo is not globally saturated like major tourist cities, but competition in the prime central neighborhoods is meaningful because hotels and serviced apartments already serve business travelers effectively.
The number of active short-term rental listings in Maputo has been growing steadily, driven by increased awareness of platforms like Airbnb and Booking.com among local property owners and investors.
The most competitive neighborhoods for short-term rentals in Maputo are Polana Cimento and central Sommerschield, where hotel supply is strongest and new listings face established competition from both traditional hospitality and other short-term operators.
Neighborhoods in Maputo that still have room for new short-term rental supply include Costa do Sol (coastal appeal with less hotel competition), the Aeroporto area (proximity to the airport serves transit travelers), and well-connected parts of Malhangalene (central but underserved by hotels).
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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 |
|---|---|---|
| CAHF Mozambique Rental Study | Well-known African housing research organization with transparent survey methodology. | We used it to ground Maputo-specific rental market structure, vacancy rates, and neighborhood demand patterns. We also relied on it for contract norms and landlord behavior insights. |
| Bank of Mozambique | The country's central bank and official source for exchange rates. | We used it to convert all MZN figures to USD at early 2026 reference rates. We also used it to keep rent, price, and yield numbers consistent across the article. |
| FAOLEX Land Law Record | UN-backed legal database hosting official Mozambican legal texts. | We used it to validate the DUAT framework and state land ownership principles. We also cross-checked key legal concepts affecting foreign property buyers. |
| GLM/PLMJ Tax Memo | Specialist legal memo citing actual tax codes and article references. | We used it to outline tax mechanics for rentals including IPRA, stamp duty, and withholding rules. We also used it to explain what these mean for net rental yields. |
| PwC Worldwide Tax Summaries | Major global tax reference with regularly updated country summaries. | We used it to cross-check Mozambique's VAT rate and tax framework for 2025-2026. We also used it as secondary validation alongside the legal memo. |
| Official Gazette (INM) | Official publication channel for Mozambican laws and decrees. | We used it to confirm the tourism accommodation regulatory framework under Decree 74/2022. We also anchored short-term rental licensing requirements to this source. |
| Mozambique Government Tourism Portal | Official government portal for tourism policy and institutions. | We used it to confirm the institutional landscape including INATUR's role. We also used it to keep short-term rental guidance aligned with official channels. |
| World Bank Urbanization Data | Official World Bank development indicators. | We used it to support the demand-side story for long-term rentals in Maputo. We also used it to explain why rental demand remains structurally strong. |
| IMF DataMapper | Official IMF dataset tool widely used for macroeconomic baselines. | We used it to frame inflation and currency context affecting rental returns. We also used it to explain why investors should think in both MZN and USD terms. |
| Booking.com Maputo | Large transparent marketplace showing real date-specific asking prices. | We used it as a reality-check on nightly rates and occupancy patterns in January 2026. We used it only for pricing triangulation, not as a legal source. |
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.
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