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This article gives a clear view of current housing prices in Maputo in 2026, using the latest data we have collected and checked manually.
We constantly update this blog post because Maputo property prices can move with exchange rates, mortgage conditions, and new listings.
You will find simple price ranges for apartments, houses, villas, neighborhoods, renovations, taxes, and different buyer budgets.
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 housing price in Maputo in 2026 is about MZN 12.5 million, while the average is higher because luxury homes in Sommerschield and Polana pull the number up.
- A normal middle-market home in Maputo in 2026 usually sits between MZN 10 million and MZN 20 million, or roughly $156,000 to $313,000.
- Maputo listing prices are usually negotiable, with an average discount of about 8% between the asking price and the likely sale price.
- The most expensive residential areas in Maputo are Sommerschield, Polana Cimento, and the Marginal sea-front, where prime homes can exceed MZN 90 million.
- The median price per square meter in Maputo in 2026 is about MZN 115,000, equal to around $1,800 per m² or €1,575 per m².
- New condominiums in Maputo usually cost 18% to 30% more than comparable older homes because buyers pay for security, lifts, parking, and lower maintenance risk.
- A $200,000 budget in Maputo is close to the citywide median and can usually buy a practical 2-bedroom apartment in a decent area.
- Buying costs in Maputo are not only the purchase price, as taxes, legal work, agency fees, financing, furniture, and renovations can add 8% to 45%.
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 in Maputo in 2026 is often more useful than the average because a few very expensive villas, penthouses, and sea-view homes can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Maputo in 2026 is about MZN 12.5 million, which is around $196,000 or €171,000. The average housing price in the Maputo market in 2026 is about MZN 18.5 million, which is around $290,000 or €253,000.
For 80% of residential properties in the Maputo market in 2026, a realistic price range is about MZN 5.5 million to MZN 38 million, or roughly $86,000 to $595,000.
A realistic entry range in Maputo in 2026 is about MZN 4.5 million to MZN 9.5 million, or $70,000 to $149,000, which can buy an older 1-bedroom or 2-bedroom apartment around Costa do Sol, Mapulene, Benfica, or Maxaquene.
A realistic luxury range in Maputo in 2026 is about MZN 45 million to MZN 90 million, or $704,000 to $1.41 million, which can buy a large villa in Sommerschield, a penthouse in Polana, or a sea-facing apartment near the Marginal or Costa do Sol.
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, the average residential listing price is probably about 8% higher than the final sale price.
This gap exists because Maputo has a thin transaction market, limited public sale-price data, and many sellers still think in USD or USD-equivalent prices. The gap is usually smaller for good mid-market apartments and larger for luxury villas, penthouses, and overpriced USD listings with a small buyer pool.
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What is the price per sq m or per sq ft for properties in Maputo in 2026?
As of 2026, the median housing price per square meter in Maputo is about MZN 115,000 per m², or $1,800 per m² and €1,575 per m², which is about MZN 10,700 per sqft, or $167 per sqft and €146 per sqft. The average housing price per square meter in Maputo is about MZN 145,000 per m², or $2,270 per m² and €1,986 per m², which is about MZN 13,500 per sqft, or $211 per sqft and €185 per sqft.
The highest price per m² in Maputo in 2026 is usually found in sea-view apartments, secure condominiums, penthouses, and renovated premium homes, while the lowest price per m² is usually found in older homes farther from the CBD because infrastructure, access, and building quality are weaker.
The highest price per m² in Maputo in 2026 is usually in Sommerschield, Polana Cimento, and the Marginal sea-front, with a broad range of about MZN 170,000 to MZN 320,000 per m². The lowest range is usually in Chamanculo, Xipamanine, Maxaquene, Laulane, and the outer edges of Costa do Sol or Mapulene, with a broad range of about MZN 45,000 to MZN 85,000 per m².
How have property prices evolved in Maputo?
Compared with one year ago, property prices in Maputo in 2026 are about 5% higher in nominal MZN terms and about 1% higher after inflation. Prime areas stayed supported by diplomats, NGOs, executives, and returning diaspora buyers, while high borrowing costs kept the wider market from rising faster.
Compared with two years ago, property prices in Maputo in 2026 are probably about 10% to 13% higher in nominal MZN terms, but the real increase is much smaller after inflation. The best-located homes held their value better because secure buildings, parking, backup power, and sea views remain scarce in Maputo.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Mozambique.
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 housing type in Maputo in 2026?
In the visible Maputo residential market in 2026, apartments and flats represent about 55% of listings, houses and townhouses about 22%, villas about 8%, new-build condominiums about 8%, older low-rise homes about 5%, and penthouses or luxury sea-view units about 2%.
Apartments in Maputo average about MZN 14.5 million, or $227,000 and €199,000, while houses and townhouses average about MZN 24 million, or $376,000 and €329,000. Villas average about MZN 58 million, or $908,000 and €795,000, new-build condominiums average about MZN 22 million, or $344,000 and €301,000, older low-rise homes average about MZN 8.5 million, or $133,000 and €116,000, and luxury penthouses average about MZN 85 million, or $1.33 million and €1.16 million.
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, a new or nearly new condominium usually costs about 18% to 30% more than a comparable older existing home, with a central premium close to 24%.
This premium exists because Maputo buyers pay more for secure buildings, parking, lifts, backup systems, better maintenance, and sea-view or prime-location stock that is not easy to replace.
Get to know the market before buying a property in Maputo
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How do property prices vary by neighborhood in Maputo in 2026?
In Sommerschield, buyers mostly find villas, townhouses, and large apartments aimed at diplomats, executives, and family buyers. In 2026, a realistic price range in Sommerschield is about MZN 28 million to MZN 90 million, or $438,000 to $1.41 million, because the area is secure, leafy, and close to embassies and schools.
In Polana Cimento and Central Maputo, buyers mostly find apartments, renovated older flats, and some penthouses. In 2026, a realistic price range is about MZN 18 million to MZN 65 million, or $282,000 to $1.02 million, because this part of Maputo is central, walkable, and close to offices, restaurants, and services.
In Costa do Sol and the Marginal, buyers mostly find sea-view apartments, new-ish condominiums, and family-oriented gated units. In 2026, a realistic price range is about MZN 9 million to MZN 85 million, or $141,000 to $1.33 million, because buyers pay for lifestyle, newer stock, security, and coastal access.
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 | Market label | Typical price range | Typical price per m² | Typical price per sqft |
|---|---|---|---|---|
| Sommerschield | Diplomatic and luxury | MZN 28m-90m / $438k-$1.41m | MZN 170k-320k / $2,660-$5,010 | MZN 15.8k-29.7k / $247-$465 |
| Polana Cimento | Central and premium | MZN 18m-65m / $282k-$1.02m | MZN 160k-300k / $2,505-$4,695 | MZN 14.9k-27.9k / $233-$436 |
| Marginal / sea-front | Lifestyle and luxury | MZN 20m-85m / $313k-$1.33m | MZN 170k-310k / $2,660-$4,850 | MZN 15.8k-28.8k / $247-$451 |
| Costa do Sol | Family and new condos | MZN 9m-45m / $141k-$704k | MZN 105k-210k / $1,643-$3,286 | MZN 9.8k-19.5k / $153-$305 |
| Triunfo | Family and coastal growth | MZN 10m-38m / $156k-$595k | MZN 95k-180k / $1,487-$2,817 | MZN 8.8k-16.7k / $138-$262 |
| Central / Baixa | Commute and older stock | MZN 8m-28m / $125k-$438k | MZN 90k-170k / $1,409-$2,660 | MZN 8.4k-15.8k / $131-$247 |
| Coop | Middle-class and practical | MZN 7m-22m / $110k-$344k | MZN 80k-140k / $1,252-$2,191 | MZN 7.4k-13.0k / $116-$204 |
| Alto Maé | Central value | MZN 6m-18m / $94k-$282k | MZN 75k-130k / $1,174-$2,035 | MZN 7.0k-12.1k / $109-$189 |
| Malhangalene | Value and commute | MZN 6m-20m / $94k-$313k | MZN 75k-135k / $1,174-$2,113 | MZN 7.0k-12.5k / $109-$196 |
| Benfica | Budget and family | MZN 4.5m-14m / $70k-$219k | MZN 55k-100k / $861-$1,565 | MZN 5.1k-9.3k / $80-$145 |
| Maxaquene | Budget and older stock | MZN 4m-12m / $63k-$188k | MZN 50k-90k / $783-$1,409 | MZN 4.6k-8.4k / $73-$131 |
| Chamanculo / Xipamanine | Lowest-cost and local | MZN 3m-10m / $47k-$156k | MZN 45k-80k / $704-$1,252 | MZN 4.2k-7.4k / $65-$116 |
How much more do you pay for properties in Maputo when you include renovation work, taxes, and fees?
In Maputo in 2026, the total cost is usually 8% to 12% above the agreed purchase price without renovation, 15% to 25% above with light renovation, and 30% to 45% above with heavy renovation.
If you buy a property for around $200,000, or about MZN 12.8 million, a simple purchase without major renovation may add about MZN 1.3 million, or $20,000. With normal light works, furniture, and fees, the final cost can easily land around MZN 15 million to MZN 16 million, or $235,000 to $250,000.
If you buy a property for around $500,000, or about MZN 32 million, a clean purchase may add around MZN 3 million to MZN 4 million, or $47,000 to $63,000. If the apartment or house needs meaningful kitchen, bathroom, or systems work, the all-in cost can move closer to MZN 38 million to MZN 42 million, or $595,000 to $657,000.
If you buy a property for around $1,000,000, or about MZN 63.9 million, basic buying costs can add about MZN 5 million to MZN 8 million, or $78,000 to $125,000. If the home is a large older villa needing serious works, the final cost can reach MZN 82 million to MZN 93 million, or about $1.28 million to $1.46 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Mozambique.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Maputo
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Transfer tax and property transfer charges | Taxes | Usually about 2% to 4% of the agreed price. On a MZN 12.8 million property, this means about MZN 256,000 to MZN 511,000, or roughly $4,000 to $8,000. The final amount depends on the deal structure and legal treatment. |
| Notary, registration, and legal checks | Fees | Usually about 1% to 2% of the agreed price. On a MZN 32 million property, this means about MZN 320,000 to MZN 640,000, or roughly $5,000 to $10,000. Good legal checks are important because public transaction data is limited. |
| Agency commission, when the buyer pays part of it | Fees | Usually 0% to 3% of the agreed price. On a MZN 63.9 million property, this can be from zero to about MZN 1.9 million, or about $30,000. The split depends on the agent, seller, and negotiation. |
| Bank, valuation, and mortgage costs | Financing | Usually about 0.5% to 2% of the agreed price. On a MZN 12.8 million property, this means about MZN 64,000 to MZN 256,000, or roughly $1,000 to $4,000. These costs matter more if the buyer uses local financing. |
| Light renovation | Renovation | Usually about MZN 8,000 to MZN 18,000 per m², or about $125 to $282 per m². This can cover paint, small repairs, simple flooring, and basic refresh work. It is common for older Maputo apartments. |
| Medium renovation | Renovation | Usually about MZN 18,000 to MZN 35,000 per m², or about $282 to $548 per m². This can cover kitchens, bathrooms, wiring, plumbing, and better finishes. It can change the economics of a mid-market apartment quickly. |
| Heavy renovation | Renovation | Usually about MZN 35,000 to MZN 65,000 per m², or about $548 to $1,017 per m². This applies when the roof, structure, systems, or major layout needs work. It is more common with older villas and large houses. |
| Furniture and appliances | Fit-out | Usually about 3% to 8% of the purchase price. On a MZN 32 million home, this can mean about MZN 960,000 to MZN 2.6 million, or roughly $15,000 to $40,000. Imported items and high-end finishes can push the budget higher. |
| Contingency | Risk buffer | Usually 5% to 10% of the works budget. If renovation works cost MZN 3 million, a safe buffer is about MZN 150,000 to MZN 300,000, or about $2,300 to $4,700. This is useful because older buildings can hide problems. |
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, or about MZN 6.39 million, the Maputo market is limited but not impossible: you might find a 50-60 m² existing 1-bedroom apartment around Costa do Sol or Mapulene edge, a 65-80 m² older 2-bedroom apartment in Benfica or Maxaquene, or a modest 80-120 m² outer-Maputo home needing updates.
With $200,000, or about MZN 12.78 million, you are close to the median housing price in Maputo in 2026: you might buy an 80-100 m² existing 2-bedroom apartment in Alto Maé or Malhangalene, a 90-120 m² existing 2-bedroom or compact 3-bedroom apartment in Costa do Sol, or a 110-140 m² older 3-bedroom apartment in Central Maputo or Coop.
With $300,000, or about MZN 19.17 million, you can target good mid-to-upper stock in Maputo: examples include a 120-150 m² new-ish 3-bedroom condominium in Costa do Sol, a 130-160 m² renovated 3-bedroom apartment in Polana or Central, or a 150-220 m² existing small townhouse in Triunfo or Costa do Sol.
With $500,000, or about MZN 31.95 million, you are in the upper Maputo market: you might buy a 170-220 m² renovated 3-bedroom apartment in Polana Cimento, a 220-300 m² 4-bedroom townhouse in Costa do Sol or Triunfo, or a 150-200 m² new-ish sea-view apartment near the Marginal or Costa do Sol.
With $1,000,000, or about MZN 63.9 million, you are in Maputo luxury territory: you might buy a 300-450 m² existing 4-bedroom or 5-bedroom villa in Sommerschield, a 250-350 m² large sea-view apartment or penthouse in Polana or the Marginal, or a 250-320 m² luxury 4-bedroom apartment in a Costa do Sol beachfront condominium.
With $2,000,000, or about MZN 127.8 million, the Maputo market becomes very thin because there are fewer buyers and fewer trophy homes: you might buy a 500-800 m² prime villa or compound in Sommerschield, a 400-600 m² trophy penthouse in Polana or the Marginal, or several residential units in Costa do Sol or Triunfo.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Mozambique.
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 used | Why this source is useful | How we used it |
|---|---|---|
| Banco de Moçambique daily reference exchange rates | This is Mozambique’s central bank, so it is the strongest reference for MZN exchange-rate context. | We used this source to anchor June 2026 currency conversion assumptions. We used a working rate of $1 = MZN 63.9 and €1 = MZN 73.0, rounded for readability. |
| Banco de Moçambique Monetary Policy Committee | This is the official source for Mozambique’s monetary-policy and interest-rate context. | We used this source to explain why mortgage affordability remains weak in Maputo. We also used it to understand why cash buyers may have more negotiating power. |
| IMF Mozambique 2025 Article IV, published 2026 | The IMF is a high-quality macro source based on official-country discussions. | We used this source for growth, debt, foreign-exchange, LNG, and inflation-risk context. We did not use it for street-level Maputo home prices because the IMF does not publish neighborhood housing data. |
| World Bank Mozambique inflation data | The World Bank provides comparable long-run inflation data from official and international datasets. | We used this source to sanity-check real-price changes over time. We combined inflation data with current listing evidence to separate nominal growth from real growth. |
| INE Mozambique | INE is Mozambique’s official statistics agency and the institutional reference for consumer-price statistics. | We used this source as the main public institutional reference for inflation. We relied on it to keep the macro background tied to official Mozambican data. |
| Property24 Maputo apartment listings | Property24 is one of the main property portals in Southern Africa and gives current asking-price evidence. | We used this source to sample current apartment asking prices in Maputo. We adjusted the results downward because asking prices are not always final sale prices. |
| Property24 Costa do Sol listings | This source gives current neighborhood-specific evidence for one of Maputo’s active coastal apartment markets. | We used this source to benchmark mid-to-upper apartment prices in Costa do Sol. We also used it to estimate new-build and sea-view premiums. |
| Property24 Sommerschield listings | This source gives live evidence for one of Maputo’s prime expat and diplomatic neighborhoods. | We used this source to benchmark high-end apartments, houses, and villas. We treated the data as asking-price evidence, not closed-sale evidence. |
| Properstar Maputo residential listings | Properstar aggregates international residential listings and is useful for USD-denominated asking prices. | We used this source to cross-check local portal prices. We gave it lower weight than local listings because the Maputo sample is smaller. |
| Agentiz Maputo residential listings summary | Agentiz gives a transparent listing count, median price, and median price per m² for Maputo. | We used this source as a sanity check for the lower and middle parts of the Maputo market. We did not rely on it alone because listing samples can be thin and mixed. |
| Numbeo Maputo property prices | Numbeo is useful for crowd-sourced property-price context, especially when official housing data is limited. | We used this source only as a broad comparison point. We gave it less weight than current listing portals because crowd-sourced samples can be uneven. |
| The Africanvestor Mozambique Property Pack | This is our dedicated Mozambique real estate research product and it brings the market information together for buyers. | We used this source to keep the article aligned with our broader Maputo and Mozambique property methodology. We used it as an internal consistency check, not as a replacement for public sources. |
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