How much are the rents in Maputo right now? (2026)

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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.

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.

What are typical rents in Maputo as of 2026?

What's the average monthly rent for a studio in Maputo as of 2026?

As of 2026, the average monthly rent for a studio in Maputo is about 45,000 MZN, which is roughly $700 or €650.

For most studios in Maputo in 2026, a realistic monthly rent range is 35,000 to 55,000 MZN, or about $550 to $860 and €510 to €800.

The price changes mainly because studios in Polana Cimento, Bairro Central, Alto Maé and Coop rent for more when they are furnished, secure and close to offices.

What's the average monthly rent for a 1-bedroom in Maputo as of 2026?

As of 2026, the average monthly rent for a 1-bedroom apartment in Maputo is about 75,000 MZN, which is roughly $1,170 or €1,090.

Most 1-bedroom apartments in Maputo in 2026 rent for 55,000 to 95,000 MZN per month, or about $860 to $1,490 and €800 to €1,380.

Cheaper 1-bedroom rents are usually in Bairro Central, Alto Maé and Malhangalene, while the highest 1-bedroom rents are usually in Polana Cimento, Sommerschield and Ponta Vermelha.

What's the average monthly rent for a 2-bedroom in Maputo as of 2026?

As of 2026, the average monthly rent for a 2-bedroom apartment in Maputo is about 110,000 MZN, which is roughly $1,720 or €1,590.

Most 2-bedroom apartments in Maputo in 2026 rent for 80,000 to 140,000 MZN per month, or about $1,250 to $2,190 and €1,160 to €2,030.

Cheaper 2-bedroom rents are more common in Bairro Central and Malhangalene, while the most expensive 2-bedroom rents are in Polana Cimento, Sommerschield, Ponta Vermelha and the Marginal corridor.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Maputo.

What's the average rent per square meter in Maputo as of 2026?

As of 2026, the average apartment rent in Maputo is about 900 MZN per m² per month, which is roughly $14 or €13 per m².

Across Maputo neighborhoods in 2026, most apartment rents fall between 400 and 1,600 MZN per m² per month, or about $6 to $25 and €6 to €23 per m².

Maputo rents per m² are higher than most other Mozambican cities because Maputo has more embassy, NGO, corporate and senior public-sector demand.

Rent per m² rises above average in Maputo when an apartment is furnished, secure, has backup power, has water storage, has parking or sits near the seafront.

How much have rents changed year-over-year in Maputo in 2026?

As of 2026, average residential rents in Maputo are probably up about 6% to 10% year over year.

The main reason is that secure, furnished apartments with backup utilities remain limited, while corporate, NGO, embassy and returning-professional demand is still concentrated in central and coastal Maputo.

This 2026 increase looks stronger than the softer local-market trend seen in 2025, but it is still not a citywide rental boom.

What's the outlook for rent growth in Maputo in 2026?

As of 2026, Maputo rents are likely to rise another 3% to 5% during the rest of the year, which suggests full-year growth near 7% to 11%.

The key drivers are inflation pressure, limited high-quality apartment supply, foreign-worker demand and the need for reliable power, water, parking and security.

The strongest rent growth in Maputo in 2026 is expected in Polana Cimento, Sommerschield, Ponta Vermelha, Costa do Sol, Triunfo and good buildings near the Marginal.

The main risks are weaker local affordability, overpricing by landlords, slower corporate hiring and delays in transport improvements that are still mostly a post-2026 story.

Which neighborhoods rent best in Maputo as of 2026?

Which neighborhoods have the highest rents in Maputo as of 2026?

As of 2026, the three highest-rent neighborhoods in Maputo are Sommerschield, Polana Cimento and Ponta Vermelha, where a good 2-bedroom often rents for 120,000 to 180,000 MZN, or about $1,880 to $2,810 and €1,740 to €2,610.

These neighborhoods get premium rents because tenants pay for safety, embassies, offices, restaurants, sea access, better buildings, parking, generators and water reliability.

The typical tenants in these high-rent Maputo neighborhoods are diplomats, NGO staff, senior corporate tenants, expatriate families and returning Mozambican professionals.

By the way, we’ve written a blog article detailing Sources and methodology: we compared premium listings on Property24, CASA SAPO and Mulima Imobiliária. We removed very large houses and penthouses. We then checked neighborhood patterns against our own Maputo demand scoring.

Where do young professionals prefer to rent in Maputo right now?

The top neighborhoods for young professionals renting in Maputo are Polana Cimento, Coop and Bairro Central, with Alto Maé and Malhangalene also useful for tighter budgets.

Young professionals in these Maputo neighborhoods usually pay 45,000 to 95,000 MZN per month, or about $700 to $1,490 and €650 to €1,380.

These areas attract young professionals because they offer shorter commutes, cafés, shops, nightlife, offices, hospitals, UEM access and more small apartments than outer districts.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Maputo.

Where do families prefer to rent in Maputo right now?

The top family rental neighborhoods in Maputo are Sommerschield, Polana Cimento and Triunfo, with Costa do Sol and Ponta Vermelha also strong for larger budgets.

Families renting 2-bedroom or 3-bedroom apartments in these Maputo neighborhoods usually pay 100,000 to 180,000 MZN per month, or about $1,560 to $2,810 and €1,450 to €2,610.

Families choose these areas because Maputo family renters want space, secure parking, quieter streets, backup utilities, larger apartments, clinics, supermarkets and easier school runs.

Relevant education options near these family areas include the French School of Maputo, American International School of Mozambique, Maputo International School and Universidade Eduardo Mondlane for older students and staff.

Which areas near transit or universities rent faster in Maputo in 2026?

As of 2026, the fastest rental areas near transit or universities in Maputo are Julius Nyerere near UEM, Bairro Central and the Eduardo Mondlane Avenue corridor.

Well-priced apartments in these high-demand Maputo areas often stay listed for about 20 to 45 days, compared with 30 to 60 days for the wider city.

A walkable location near UEM, central offices or future mobility corridors can add about 5,000 to 15,000 MZN per month, or about $80 to $230 and €70 to €220.

Which neighborhoods are most popular with expats in Maputo right now?

The three most popular expat rental neighborhoods in Maputo are Polana Cimento, Sommerschield and Costa do Sol, with Ponta Vermelha and Triunfo also very common.

Expats in these Maputo neighborhoods usually pay 90,000 to 180,000 MZN per month, or about $1,410 to $2,810 and €1,300 to €2,610.

Expats choose these areas because they offer secure buildings, furnished apartments, parking, generators, water reliability, sea access and easy access to embassies and international offices.

The most visible expat groups in these Maputo areas include Portuguese-speaking professionals, South Africans, NGO staff, diplomats, development workers and corporate tenants from energy, infrastructure and services.

And if you are also an expat, you may want to read our Sources and methodology: we used Property24, Mulima Imobiliária and CASA SAPO. We treated expat guides as secondary evidence only. We relied mainly on premium apartment listings and our tenant-demand analysis.

Who rents, and what do tenants want in Maputo right now?

What tenant profiles dominate rentals in Maputo?

The three main tenant profiles in Maputo are local salaried households, young professionals and students, and expat or corporate tenants.

In our 2026 estimate, local salaried households represent about 55% of Maputo rental demand, young professionals and students about 25%, and expat or corporate tenants about 20%.

Local households usually seek affordable T1 and T2 apartments, young professionals seek central studios or T1s, and expat or corporate tenants seek furnished T1 to T3 apartments in secure buildings.

If you want to optimize your cashflow, you can read our Sources and methodology: we used CAHF/FSDMo, INE Mozambique and Universidade Eduardo Mondlane. We blended official rental-market structure with current listing evidence. We then applied our own tenant segmentation model.

Do tenants prefer furnished or unfurnished in Maputo?

In Maputo in 2026, about 40% of tenants prefer furnished rentals and about 60% prefer unfurnished or semi-furnished rentals, but the premium market is much more furnished.

A furnished apartment in Maputo often adds 15,000 to 35,000 MZN per month, or about $230 to $550 and €220 to €510, compared with a similar unfurnished apartment.

Furnished rentals are mainly preferred by expats, embassy staff, NGO workers, corporate tenants, consultants and young professionals who want to move in quickly.

Which amenities increase rent the most in Maputo?

The five amenities that raise rents most in Maputo are 24-hour security, backup generator, water storage, parking and a fully furnished apartment with equipped kitchen.

Each of these amenities can add about 5,000 to 25,000 MZN per month, or about $80 to $390 and €70 to €360, with the biggest uplift when several are combined.

In our property pack covering the real estate market in Maputo, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Maputo?

The five best rental ROI renovations in Maputo are air conditioning, bathroom upgrades, kitchen upgrades, better lighting and wardrobes, and backup water or power improvements.

Small upgrades may cost 60,000 to 500,000 MZN, or about $940 to $7,800 and €870 to €7,250, and can raise rent by about 8% to 25% when the apartment is well located.

Renovations with poor ROI in Maputo usually include luxury finishes in weak locations, oversized furniture, expensive decorative work and upgrades that do not fix water, power, heat or security issues.

How strong is rental demand in Maputo as of 2026?

What's the vacancy rate for rentals in Maputo as of 2026?

As of 2026, the effective long-let vacancy rate for residential rentals in Maputo is likely about 6% to 9%.

Prime furnished apartments in Polana Cimento, Sommerschield, Ponta Vermelha and Costa do Sol may have vacancy near 3% to 6%, while older overpriced stock can be closer to 10% to 15%.

Compared with Maputo’s usual pattern, the 2026 vacancy rate looks slightly tighter for good apartments, but not tight enough to lift every neighborhood equally.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Maputo.

How many days do rentals stay listed in Maputo as of 2026?

As of 2026, a typical residential rental in Maputo stays listed for about 30 to 60 days.

Prime furnished apartments in Polana Cimento, Sommerschield, Ponta Vermelha and Coop can rent in 15 to 35 days, while large or overpriced older units may need 60 to 120 days.

Compared with 2025, days on market in Maputo appear a little shorter for good furnished apartments, while weak local-market units still need careful pricing.

Which months have peak tenant demand in Maputo?

Peak tenant demand in Maputo is usually January to March and August to October.

The first peak comes from job moves and school planning, while the second peak comes from NGO, corporate and family relocations before the final quarter.

The quietest months for Maputo rental demand are often December, April and parts of May, when holidays, rain, budgets and slower relocation cycles reduce urgency.

What will my monthly costs be in Maputo as of 2026?

What property taxes should landlords expect in Maputo as of 2026?

As of 2026, a landlord in Maputo should often budget about 40,000 MZN per year for municipal property tax on a 10,000,000 MZN apartment, or roughly $630 and €580.

A realistic annual property-tax range for many Maputo apartments is about 15,000 to 80,000 MZN, or about $230 to $1,250 and €220 to €1,160, depending on value and municipal registration.

Maputo property tax is linked to IPRA, the municipal property tax, and the amount depends mainly on the registered property value, property classification and municipal valuation details.

Please note that, in our property pack covering the real estate market in Maputo, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What utilities do landlords often pay in Maputo right now?

In Maputo, landlords most often pay or reserve for condominium charges, building security, common-area electricity, generator maintenance and shared water systems.

Typical monthly landlord-paid costs can be 5,000 to 20,000 MZN for condo or security, 2,000 to 8,000 MZN for generator-related costs and 1,000 to 5,000 MZN for shared water costs, or about $80 to $310, $30 to $130 and $20 to $80.

The common Maputo practice is that tenants pay private electricity, water, internet and TV, while landlords cover building-level costs unless the apartment is a serviced or corporate rental.

How is rental income taxed in Maputo as of 2026?

As of 2026, rental income in Maputo is generally treated under Mozambique’s updated IRPS rules with a flat 20% withholding-tax treatment for rental income.

Landlords should keep records for conservation, maintenance and other documented rental expenses, because proper paperwork matters when rental income is reported or reviewed.

Common Maputo tax mistakes include ignoring withholding tax, using informal lease payments, missing IPRA obligations, failing to keep repair invoices and assuming expat tenants make tax compliance optional.

We cover these mistakes, among others, in our Sources and methodology: we used PwC Mozambique, Autoridade Tributária and the Maputo Municipal Council. We treated this as article guidance, not personal tax advice. We also linked it to our own landlord net-yield calculations.

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 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 we trust it	How we used it
Banco de Moçambique, CEPI May 2026	Mozambique’s central bank is the strongest source for inflation, monetary policy and macro conditions.	We used it to frame 2026 rent-growth pressure in Maputo. We cross-checked rent growth against inflation and monetary conditions.
Banco de Moçambique, foreign exchange market	The central bank publishes official reference exchange-rate information for the metical.	We used the June 2026 rate of about 64 MZN per USD. We used this only to make Maputo rent estimates easier for foreign readers.
INE Mozambique	INE is Mozambique’s official statistics agency.	We used it for demographic and housing context. We did not use it for current Maputo rents because there is no clean official rent index.
INE data archive	The archive hosts official survey microdata and reports for Mozambique.	We used it to understand the survey base behind housing data. We cross-checked it with the CAHF/FSDMo rental-market study.
CAHF/FSDMo Mozambique rental study	It is one of the most detailed studies on Mozambique’s residential rental market.	We used it for tenant structure and Maputo rental-market depth. We adjusted older figures with 2026 listing evidence instead of copying them as current rents.
World Bank Maputo Urban Mobility Project	The World Bank is financing and monitoring the Maputo metropolitan mobility project.	We used it to identify transport-led rental-demand areas. We treated BRT impact as forward-looking because the project runs beyond 2026.
Universidade Eduardo Mondlane campus page	UEM is Mozambique’s main public university and publishes its own campus locations.	We used it to locate student and staff rental demand. We cross-checked nearby zones with current Maputo listings.
Property24 Mozambique	It is a large recognized property portal with active Maputo rental listings.	We used it to benchmark current asking rents and available supply. We cross-checked it with CASA SAPO and Agentiz to avoid one-platform bias.
CASA SAPO Maputo rentals	It is an established Lusophone property portal with a large Maputo listing base.	We used it to estimate apartment rents by bedroom count and neighborhood. We treated asking prices as market signals, not guaranteed signed rents.
CASA SAPO 1-bedroom Maputo	It gives a specific sample of 1-bedroom apartments in Maputo.	We used it to anchor the T1 rent range. We compared it with Property24 and agency listings to estimate the market average.
Agentiz Maputo rentals	It gives granular listings with price, area and neighborhood details.	We used it to capture lower and mid-market rents. We also used it for rent-per-square-meter checks where floor area was available.
Mulima Imobiliária rentals	It is a local real estate agency with current Maputo rental stock.	We used it to validate premium furnished rents. We did not use it alone because agency stock can skew upscale.
PwC Mozambique IRPS update	PwC is a major tax adviser and explains the 2026 personal income tax changes.	We used it for the rental-income tax update. We cross-checked the broader tax context with official tax authority information.
Autoridade Tributária IRPS rates	The tax authority is the primary source for Mozambique personal tax information.	We used it to explain the resident tax context. We used PwC for the newer rental-income-specific change.
Maputo Municipal Council IPRA notice	The Maputo municipality administers local property tax.	We used it to identify the local IPRA obligation. We cross-checked the practical rate estimate with Mozambique tax guidance.