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 article covers everything you need to know about current housing prices in Maputo.
We update this blog post regularly to make sure you always have the freshest data available.
Whether you're looking at apartments in Polana Cimento or houses in Costa do Sol, you'll find practical numbers you can actually use.
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
- The median asking price for apartments in Maputo in 2026 sits around 24 million MZN (about $375,000), but the entry point for a decent 2-bedroom apartment starts closer to 4 million MZN ($63,000).
- Maputo property buyers typically negotiate prices down by 7% from the listing price, with discounts ranging between 5% and 12% depending on how long a property has been on the market.
- New construction in Maputo commands a 20% to 35% premium over older buildings, mainly because newer developments include backup power, security systems, and reliable water supply.
- Price per square meter in Maputo's premium neighborhoods like Sommerschield and Polana Cimento A can reach 320,000 MZN ($5,000), while areas like Chamanculo stay below 100,000 MZN ($1,600).
- Maputo housing prices have risen about 6% in nominal terms over the past year, but after adjusting for 4% inflation, real growth is closer to 2%.
- Around 65% of Maputo's residential listings are apartments, reflecting a market where vertical living dominates, especially in expat-friendly neighborhoods.
- Budget an extra 5% to 8% on top of your Maputo property purchase price for transfer taxes, registration fees, and legal support before you even think about renovation.
- Over the past 10 years, Maputo property prices have more than doubled in nominal terms, but only about 40% of that increase represents real value growth after inflation.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What is the average housing price in Maputo in 2026?
The median housing price is more useful than the average in Maputo because a few high-end luxury properties can push the average much higher than what most buyers will actually encounter.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Banco de Moçambique and Property24 Mozambique, which we manually verified.
The median asking price for apartments in Maputo in 2026 is approximately 24 million MZN, which converts to about $375,000 or €318,000. The average asking price in the Maputo market runs higher at around 27.5 million MZN, or roughly $430,000 (€365,000), because luxury listings pull this figure up.
About 80% of residential property listings in Maputo in 2026 fall within a price range of 15 million to 49 million MZN, which translates to roughly $230,000 to $765,000.
A realistic entry range for Maputo housing in 2026 starts at 3.5 million to 7 million MZN (about $55,000 to $110,000 or €46,000 to €93,000), where you can find existing 1 to 2 bedroom apartments of 50 to 80 square meters in central areas like Baixa with basic finishes.
For luxury properties in Maputo in 2026, expect to pay 45 million to 80 million MZN or more ($705,000 to $1.25 million, or €600,000 to €1.06 million), which gets you a penthouse or large 4 to 5 bedroom apartment of 220 to 300 square meters in Sommerschield or Polana Cimento A with modern amenities and security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Maputo.
Are Maputo property listing prices close to the actual sale price in 2026?
In Maputo in 2026, properties typically sell for about 7% below the listing price, with the discount ranging between 5% and 12% depending on the property.
This gap exists because Maputo has fewer comparable sales than larger markets, so sellers often start high and expect to negotiate. The discount tends to be larger for properties that have sat on the market for several months or for high-end units where the buyer pool is smaller.
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What is the price per sq m or per sq ft for properties in Maputo in 2026?
As of early 2026, the median price per square meter for apartments in Maputo is approximately 184,000 MZN ($2,880 or €2,440), while the average runs slightly higher at 192,000 MZN per square meter ($3,005 or €2,550). Converted to price per square foot, the median is about 17,100 MZN ($268 or €227) and the average is around 17,800 MZN ($279 or €237).
Waterfront properties and newer condos with security, backup generators, and parking command the highest price per square meter in Maputo in 2026, while older walk-up buildings without elevators and properties in non-prime inland neighborhoods have the lowest.
The highest price per square meter in Maputo in 2026 is found in Polana Cimento A, Sommerschield, and Coop, where prices range from 180,000 to 320,000 MZN per square meter. The lowest prices appear in Chamanculo, Maxaquene, and Munhuana, where you can find properties at 45,000 to 100,000 MZN per square meter.
How have property prices evolved in Maputo?
Compared to one year ago, Maputo housing prices in 2026 have increased by about 6% in nominal terms. However, after accounting for approximately 4% inflation, the real price growth is closer to 2%, supported by improved financing conditions and continued demand in prime neighborhoods.
Looking back 10 years to 2016, Maputo property prices have risen roughly 120% in nominal terms, meaning prices have more than doubled. But after adjusting for inflation over that period, the real increase is around 40%, with much of the nominal growth simply reflecting the declining purchasing power of the metical.
By the way, we've written a blog article detailing the latest updates on property price variations in Maputo.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Maputo.
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How do prices vary by property type in Maputo in 2026?
In Maputo in 2026, apartments make up about 65% of residential listings, standalone houses account for roughly 20%, townhouses represent around 10%, and large villas or compounds make up the remaining 5%, reflecting a market where most buyers look for apartment living in secure buildings.
For apartments in Maputo as of the first half of 2026, older 1 to 2 bedroom units typically cost 4 million to 10 million MZN ($63,000 to $156,000 or €53,000 to €132,000), while newer 2 to 3 bedroom condos range from 12 million to 30 million MZN ($188,000 to $470,000 or €160,000 to €400,000). Penthouses and luxury apartments start at 45 million MZN and can exceed 80 million MZN ($705,000 to $1.25 million or more). Townhouses typically fall between 18 million and 45 million MZN ($280,000 to $705,000), standalone mid-to-upper range houses cost 20 million to 60 million MZN ($315,000 to $940,000), and prime villas often start at $600,000 and can reach $2 million or more.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Maputo?
- How much should you pay for an apartment in Maputo?
- How much should you pay for lands in Maputo?
How do property prices compare between existing and new homes in Maputo in 2026?
In Maputo in 2026, new construction typically costs 20% to 35% more than older properties of similar size and location.
This premium exists because newer buildings in Maputo include features that matter a lot in this market: reliable backup power systems, water tanks, modern security, elevators, and parking, all of which are less common in older stock and increasingly important to both local and international buyers.
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How do property prices vary by neighborhood in Maputo in 2026?
Polana Cimento A is one of Maputo's most sought-after neighborhoods, located close to embassies and business offices with a mix of older buildings and modern condos. Prices here in January 2026 range from 15 million to 65 million MZN ($235,000 to $1.02 million or €200,000 to €865,000), driven by strong demand from diplomats and business professionals who value the central location and walkable streets.
Sommerschield offers a leafy, established feel with tree-lined streets and a reputation as one of Maputo's most secure residential areas. Property prices in Sommerschield in 2026 range from 18 million to 80 million MZN ($280,000 to $1.25 million or €240,000 to €1.06 million), with the higher end reflecting large apartments and premium houses favored by long-term expat residents.
Costa do Sol attracts families looking for more space and newer construction near the coast, with a more relaxed atmosphere than the city center. Prices in Costa do Sol in January 2026 range from 10 million to 50 million MZN ($156,000 to $785,000 or €132,000 to €665,000), offering better value per square meter than the prime central neighborhoods.
You will find a much more detailed analysis by areas in our property pack about Maputo. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (MZN / $) | Per sqm (MZN / $) | Per sqft (MZN / $) |
|---|---|---|---|---|
| Polana Cimento A | Premium / expat | 15M-65M / $235k-1.02M | 200k-320k / $3,100-5,000 | 18.6k-29.7k / $290-465 |
| Sommerschield | Premium / expat | 18M-80M / $280k-1.25M | 190k-310k / $3,000-4,850 | 17.7k-28.8k / $277-455 |
| Coop | Premium / commute | 12M-45M / $188k-705k | 160k-260k / $2,500-4,070 | 14.9k-24.2k / $233-381 |
| Costa do Sol | Family / coastal | 10M-50M / $156k-785k | 130k-240k / $2,035-3,755 | 12.1k-22.3k / $189-350 |
| Triunfo | Family / newer | 18M-65M / $280k-1.02M | 140k-230k / $2,190-3,600 | 13k-21.4k / $203-335 |
| Polana Cimento B | Upper-mid / central | 9M-25M / $141k-391k | 140k-220k / $2,190-3,440 | 13k-20.4k / $203-318 |
| Alto Maé A/B | Central / value | 6M-18M / $94k-280k | 90k-160k / $1,410-2,500 | 8.4k-14.9k / $131-233 |
| Baixa | Central / older | 3.5M-12M / $55k-188k | 70k-140k / $1,095-2,190 | 6.5k-13k / $102-203 |
| Malhangalene | Local popular | 6M-20M / $94k-313k | 90k-170k / $1,410-2,660 | 8.4k-15.8k / $131-247 |
| Maxaquene A | Entry / local | 4M-12M / $63k-188k | 60k-120k / $940-1,880 | 5.6k-11.2k / $87-174 |
| Munhuana | Entry / local | 3M-10M / $47k-156k | 50k-110k / $780-1,720 | 4.6k-10.2k / $73-160 |
| Chamanculo | Budget / local | 2.5M-8M / $39k-125k | 45k-100k / $700-1,565 | 4.2k-9.3k / $65-146 |
How much more do you pay for properties in Maputo when you include renovation work, taxes, and fees?
When buying property in Maputo in 2026, expect to add roughly 10% to 18% on top of the purchase price to cover transaction costs and any light renovation work.
For a property around $200,000 (about 12.8 million MZN), transaction taxes and fees will add approximately $12,000 to $16,000, and a light refresh could cost another $10,000 to $20,000. This brings your total all-in cost to roughly $222,000 to $236,000.
For a $500,000 property (about 32 million MZN), budget an extra $30,000 to $40,000 for taxes and fees, plus $25,000 to $50,000 if you want to do targeted renovations or furnishing. Your all-in cost would be around $555,000 to $590,000.
For a $1,000,000 property (about 64 million MZN), expect $60,000 to $80,000 in transaction costs and potentially $100,000 to $150,000 for upgrades on a luxury unit. This puts your total investment at approximately $1.16 million to $1.23 million.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Maputo
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Transfer taxes and registration | Taxes / fees | 3% to 6% of the purchase price (1.9M to 3.8M MZN on a $200,000 property, or $6,000 to $12,000). This covers the formal transfer of property ownership and official registration with government authorities. Rates can vary depending on the property value and location. |
| Legal and conveyancing support | Fees | 0.5% to 2% of the purchase price (320,000 to 1.3M MZN on a $200,000 property, or $1,000 to $4,000). Hiring a lawyer is strongly recommended in Maputo to verify title, review contracts, and handle the registration process. More complex transactions or higher-value properties typically cost more. |
| Building admin catch-up fees | Fees | 0% to 1% of the purchase price (0 to 640,000 MZN on a $200,000 property, or $0 to $2,000). If buying in a condo, the seller may owe unpaid building fees that need to be settled before transfer. Always verify this with the building administrator before closing. |
| Light renovation | Renovation | 5% to 10% of the purchase price (3.2M to 6.4M MZN on a $200,000 property, or $10,000 to $20,000). This covers painting, minor repairs, and cosmetic updates to make an older property move-in ready. Most existing apartments in Maputo benefit from at least a light refresh. |
| Full renovation | Renovation | 15% to 30% of the purchase price (9.6M to 19.2M MZN on a $200,000 property, or $30,000 to $60,000). This includes kitchen and bathroom remodels, electrical upgrades, and potentially new flooring or fixtures. Older buildings in central Maputo often need this level of work to meet modern standards. |
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 properties can you buy in Maputo in 2026 with different budgets?
With $100,000 in Maputo in January 2026, you can find a 1-bedroom apartment of about 50 square meters in Baixa in an existing building with basic finishes, a 2-bedroom apartment of around 70 square meters in Munhuana that needs some updating, or a 2-bedroom unit of about 80 square meters in Maxaquene in an older building.
With $200,000 in Maputo in 2026, you could buy a 2-bedroom apartment of 90 to 110 square meters in Alto Maé in decent condition, a similar-sized 2-bedroom in Malhangalene with an upgraded kitchen, or a smaller 2-bedroom condo of about 80 square meters in Polana Cimento B in a secure building if you negotiate well.
With $300,000 in Maputo in 2026, options include a 2-bedroom condo of 110 to 130 square meters in Polana Cimento B with security and parking, a 3-bedroom apartment of 130 to 160 square meters in Coop in a well-maintained building, or a compact townhouse of about 150 square meters in Costa do Sol.
With $500,000 in Maputo in 2026, you can purchase a 3-bedroom condo of 180 to 220 square meters in Polana Cimento A in a newer building with good amenities, a 3-bedroom apartment of 200 to 240 square meters in Sommerschield that has been upgraded, or a townhouse of around 250 square meters in Triunfo with more space for a family.
With $1,000,000 in Maputo in 2026, you could buy a luxury 4-bedroom condo of 270 to 320 square meters in Sommerschield in a premium building, a high-floor sea-view apartment of 240 to 300 square meters in Polana Cimento A, or a large family house in Costa do Sol or Triunfo with a garden and security features.
With $2,000,000 in Maputo in 2026, the market becomes thinner with fewer listings publicly available, but you could find a prime villa or compound in Sommerschield with a large plot and high security, an ultra-premium coastal home in Costa do Sol with top finishes and full backup systems, or potentially acquire two high-end units in Polana Cimento A and Sommerschield as a portfolio for mixed personal use and investment.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Maputo.
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 | Mozambique's central bank publishes official daily reference exchange rates used throughout the financial system. | We used the USD/MZN reference rate from December 26, 2025 to convert all Maputo housing prices from meticais to US dollars. We also used their EUR/USD rate to calculate euro equivalents. |
| Property24 Mozambique | One of the largest property listing portals in Mozambique with consistent pricing data across neighborhoods. | We used Property24 as our primary source for asking prices, calculating medians and averages from Maputo City apartment listings. We also used their suburb structure to organize neighborhood price comparisons. |
| Broll Mozambique | An established real estate brokerage with strong presence in Maputo's premium residential market. | We referenced Broll listings to verify pricing in premium areas like Triunfo and Sommerschield. We cross-checked their data against Property24 to ensure our ranges were realistic. |
| BdM Inflation Reports | Official central bank communications based on national CPI data and government statistics. | We used the inflation rate of approximately 4% to calculate real price changes versus nominal changes. We factored this into our year-over-year and decade-long price comparisons. |
| BdM Economic Outlook | The central bank's formal report explaining inflation forecasts and monetary policy context. | We used this to understand the macroeconomic factors affecting Maputo property prices. We did not treat it as a direct housing price source but as context for market conditions. |
| INE Mozambique | The National Statistics Institute provides official demographic and economic data for Mozambique. | We referenced population and economic growth figures to understand demand drivers in Maputo. We used this as background context rather than direct pricing data. |
| Global Property Guide | An international property research platform that tracks residential markets worldwide. | We cross-referenced our price per square meter calculations with their Africa data. We used this to verify that our Maputo estimates were in line with regional patterns. |
| Numbeo | A crowd-sourced cost of living database that includes property price indicators. | We compared our neighborhood price ranges against their Maputo data as a sanity check. We did not use their numbers directly but as a verification tool. |
| XE Currency | A widely used foreign exchange platform providing real-time and historical exchange rates. | We used XE to verify that our central bank exchange rate conversions were accurate. We double-checked all USD and EUR conversions against their published rates. |
| IMF | The International Monetary Fund publishes economic assessments and data for Mozambique. | We reviewed their Mozambique reports for long-term economic context affecting property markets. We used this to support our 10-year price change estimates. |
| World Bank | Provides comprehensive development data and economic analysis for Mozambique. | We referenced their urbanization and GDP data to understand Maputo's growth trajectory. We used this as background for explaining long-term price appreciation. |
| African Development Bank | Publishes regional economic outlooks covering Mozambique and Southern Africa. | We used their economic forecasts to contextualize Maputo's property market outlook. We referenced their infrastructure investment data as it affects certain neighborhoods. |
| CIA World Factbook | Provides reliable baseline data on Mozambique's economy, demographics, and geography. | We used population and urbanization statistics to frame the size of Maputo's housing market. We referenced this for general country context only. |
| Knight Frank | An international real estate consultancy with Africa market coverage and research reports. | We reviewed their Africa Wealth Report for context on luxury property trends in Southern Africa. We compared their premium market insights against our Sommerschield and Polana data. |
| JLL (Jones Lang LaSalle) | A global real estate services firm that publishes market research on African property markets. | We referenced their sub-Saharan Africa reports for commercial-to-residential spillover effects. We used this to understand how business district proximity affects residential prices. |
| Statista | A statistics portal aggregating data from multiple verified sources worldwide. | We cross-referenced Mozambique real estate market size estimates against their database. We used this as additional verification for our market composition estimates. |
| Trading Economics | Provides economic indicators and forecasts based on official government sources. | We checked their Mozambique inflation and GDP data against central bank figures. We used this to verify consistency in our economic context sections. |
| CEIC Data | An economic database with detailed time series data for emerging markets including Mozambique. | We referenced their historical exchange rate data to verify long-term currency movements. We used this to contextualize 10-year price changes in real terms. |
| Open Data for Africa - Mozambique | AfDB's open data portal with standardized economic indicators for African countries. | We used housing and construction data to understand building activity trends in Maputo. We referenced this for context on new versus existing home supply. |
| RE/MAX Mozambique | An international real estate franchise with local Maputo market presence and listings. | We cross-referenced their listings against Property24 to verify neighborhood price ranges. We used this as a secondary source to ensure our data was representative. |
| Lamudi Mozambique | A property portal focused on African markets with Mozambique listings. | We compared their Maputo listings against our primary sources to check for consistency. We used their data to verify that our sample was not biased toward one platform. |
| Expat.com | A resource for international residents with housing and cost of living information. | We reviewed expat forum discussions for qualitative insights on neighborhood preferences. We used this to understand which areas attract international buyers. |
| US State Department | Publishes country information and cost of living allowances for diplomatic personnel. | We referenced their Maputo housing information for context on expat-oriented pricing. We used this to verify which neighborhoods are popular with diplomatic staff. |
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