Authored by the expert who managed and guided the team behind the Mozambique Property Pack
Everything you need to know before buying real estate is included in our Mozambique Property Pack
In Mozambique, foreigners cannot own land outright because all land belongs to the state, but you can hold land-use rights (called DUAT) and own buildings, which means renting out residential property is absolutely possible.
The formal rental market in Mozambique is heavily segmented, with Maputo's prime neighborhoods like Polana Cimento and Sommerschield commanding USD-referenced corporate rents, while local-demand areas operate quite differently.
We constantly update this blog post to reflect the latest data and regulations affecting foreign landlords in Mozambique.
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 Mozambique.
Insights
- Maputo's formal rental market represents only about 20% of the city's rentals, with the remaining 80% being informal room or annex arrangements that rarely appear on listing portals.
- Properties in Mozambique with backup power generators and water tanks can command rent premiums of 15% to 25% over comparable units without these features, reflecting the country's infrastructure challenges.
- The SISA transfer tax in Mozambique is 2% of the purchase price, making it the single largest closing cost for most residential transactions when you acquire property.
- Rental yields in Mozambique range from 4.6% to 9% depending on location and property type, with emerging areas like Matola and Costa do Sol offering the strongest returns in early 2026.
- Foreign individuals must have resided in Mozambique for at least five years to apply for a DUAT directly, but setting up a locally registered company bypasses this residency requirement entirely.
- Mozambique's rent growth in the formal market is projected at 5% to 10% for 2026, outpacing national inflation of around 4.4% and making the country attractive for buy-to-let investors.
- Short-term rental occupancy in Maputo hovers around 40% to 50% annually, which is significantly lower than major tourist capitals but still viable for well-located, professionally managed properties.
- Mortgage interest rates for foreigners in Mozambique typically range from 18% to 26% annually in local currency, which is why most international buyers opt for cash purchases instead.
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 Mozambique as a foreigner right now?
Can a foreigner own-and-rent a residential property in Mozambique in 2026?
As of early 2026, foreigners can legally rent out residential property in Mozambique, although land ownership works differently here because all land belongs to the state under Mozambican law.
The main ownership structure available to foreigners is acquiring a building or apartment unit along with DUAT (Direito de Uso e Aproveitamento da Terra), which is a long-term land-use right valid for up to 50 years and renewable for another 50 years.
The single most common restriction is that foreign individuals must have resided in Mozambique for at least five years to obtain a DUAT directly, though setting up a locally registered Mozambican company bypasses this residency requirement and gives you immediate access to property acquisition.
If you're not a local, you might want to read our guide to foreign property ownership in Mozambique.
Do I need residency to rent out in Mozambique right now?
You do not need residency to be a landlord in Mozambique, as many foreign property owners manage rentals remotely through local property managers and agents.
However, you should assume you need a Mozambican tax identification number (NUIT) to legally collect and declare rental income, since the Tax Authority treats rental income as "rendimentos prediais" under IRPS and requires proper identification for tax compliance.
While rent payments can technically be agreed in various forms, you will almost always want a Mozambican bank account to collect rent locally, pay maintenance bills, and potentially convert or remit income abroad using the central bank's official exchange rates.
Managing a rental property in Mozambique entirely remotely is feasible if you hire a reputable local property manager, but you must ensure all contracts are in proper written form because Mozambican courts take documentation seriously in landlord-tenant disputes.
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What rental strategy makes the most money in Mozambique in 2026?
Is long-term renting more profitable than short-term in Mozambique in 2026?
As of early 2026, long-term rentals in Maputo's prime areas tend to be more profitable on a risk-adjusted basis for most foreign landlords because they offer stable corporate or expat tenants with less operational complexity.
A well-managed long-term rental in Maputo can generate around MZN 900,000 to MZN 1,800,000 annually (roughly $14,000 to $28,000 or €13,000 to €26,000), while a comparable short-term rental might earn 10% to 30% more gross revenue but requires significantly higher management costs, furnishing, and marketing expenses.
Short-term renting tends to favor coastal tourist areas like Vilankulo, Tofo Beach, and the Bazaruto Archipelago, where seasonal holiday demand can push nightly rates to $100 to $200 or more during peak periods from June to September and December to January.
What's the average gross rental yield in Mozambique in 2026?
As of early 2026, the average gross rental yield for residential properties in Mozambique ranges from about 5% to 8% in Maputo, which is competitive compared to many African markets.
The realistic yield range spans from around 4% to 5% for prime luxury properties in Polana Cimento and Sommerschield (where prices are high but rents don't scale proportionally) up to 7% to 9% in emerging areas like Matola and Costa do Sol where purchase prices are lower relative to achievable rents.
Smaller units like studios and one-bedroom apartments typically achieve the highest gross yields in Mozambique because they attract a larger pool of tenants including young professionals, expat employees on housing allowances, and corporate rotations.
By the way, we have much more granular data about rental yields in our property pack about Mozambique.
What's the realistic net rental yield after costs in Mozambique in 2026?
As of early 2026, the average net rental yield after all costs for residential properties in Mozambique typically falls between 3% and 5.5%, depending on location and management efficiency.
Most landlords in Mozambique experience net yields ranging from around 2.5% on the low end (for premium properties with high maintenance and management costs) up to about 6% for well-optimized rentals in demand-strong corridors like Costa do Sol or Malhangalene.
The three main cost categories that reduce gross yield to net yield in Mozambique are: rental income tax under IRPS (which applies a standardized expense deduction before taxing at progressive rates), property management fees of 8% to 12% that remote landlords typically pay, and infrastructure maintenance costs for backup power systems and water tanks that Maputo tenants expect but require ongoing upkeep.
You might want to check our latest analysis about gross and net rental yields in Mozambique.
What monthly rent can I get in Mozambique in 2026?
As of early 2026, typical monthly rents in Maputo for a studio range from MZN 45,000 to MZN 75,000 (roughly $700 to $1,175 or €650 to €1,100), for a one-bedroom from MZN 55,000 to MZN 110,000 ($860 to $1,720 or €800 to €1,600), and for a two-bedroom from MZN 90,000 to MZN 170,000 ($1,400 to $2,660 or €1,300 to €2,500).
A realistic entry-level monthly rent for a decent studio in Maputo starts around MZN 45,000 to MZN 55,000 ($700 to $860 or €650 to €800), which would get you a basic but functional unit in areas like Malhangalene or the outer parts of Polana.
A typical mid-range one-bedroom apartment in Maputo rents for about MZN 60,000 to MZN 85,000 monthly ($940 to $1,330 or €880 to €1,240), with furnished units in decent buildings commanding the upper end of this range.
A mid-to-high range two-bedroom apartment in Maputo typically rents for MZN 100,000 to MZN 150,000 per month ($1,560 to $2,350 or €1,460 to €2,190), with premium units in Polana Cimento or Sommerschield pushing above MZN 200,000.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Mozambique.
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 Mozambique in 2026?
What's the total "all-in" monthly cost to hold a rental in Mozambique in 2026?
As of early 2026, the total "all-in" monthly cost to hold and maintain a typical rental property in Maputo ranges from about MZN 25,000 to MZN 60,000 ($390 to $940 or €365 to €875), excluding any mortgage payments.
The realistic low-to-high monthly cost range for most standard Maputo rental properties spans from around MZN 15,000 ($235 or €220) for a basic apartment with minimal common fees up to MZN 80,000 ($1,250 or €1,165) for a well-serviced condominium with security, generator backup, and active property management.
The single largest contributor to monthly holding costs in Mozambique is typically condominium and security fees in serviced buildings, which can run MZN 10,000 to MZN 30,000 monthly ($155 to $470) and cover guards, common area maintenance, and sometimes generator fuel.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Mozambique.
What's the typical vacancy rate in Mozambique in 2026?
As of early 2026, the typical vacancy rate for rental properties in Mozambique's prime urban areas like Maputo ranges from about 5% to 12%, depending on property type, location, and target tenant segment.
A landlord in Maputo should realistically budget for about 0.5 to 1.5 months of vacancy per year for prime-area corporate stock, or 1 to 2 months for properties in less central or more price-sensitive neighborhoods where tenant turnover is higher.
The main factor causing vacancy rates to vary across Maputo neighborhoods is proximity to corporate employment centers and the quality of building infrastructure, with properties near embassies, international organizations, and energy-sector offices in Polana and Sommerschield experiencing the lowest vacancy.
The highest tenant turnover in Mozambique typically occurs in December through February when corporate contracts end and expat rotations happen, as well as in July to August when some international organizations adjust staffing.
We have a whole part covering the best rental strategies in our pack about buying a property in Mozambique.
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Where do rentals perform best in Mozambique in 2026?
Which neighborhoods have the highest long-term demand in Mozambique in 2026?
As of early 2026, the three neighborhoods with the highest overall long-term rental demand in Maputo are Polana Cimento, Sommerschield, and Malhangalene, which consistently attract the strongest pool of qualified tenants.
For families seeking long-term rentals in Mozambique, Sommerschield remains the top choice because of its proximity to international schools, embassies, and larger residential compounds, followed by Costa do Sol and Triunfo which offer a more coastal, quieter residential feel.
Students and early-career professionals in Maputo tend to concentrate in Malhangalene and Alto-Mae, which offer more affordable rents with good access to the city center, universities like Eduardo Mondlane, and public transportation.
Expats and international professionals working for NGOs, embassies, and energy companies show the strongest rental demand in Polana Cimento and Sommerschield, where well-managed condominiums with backup power and security command premium rents on corporate housing allowances.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mozambique.
Which neighborhoods have the best yield in Mozambique in 2026?
As of early 2026, the three neighborhoods offering the best rental yields in Maputo are Costa do Sol, parts of Malhangalene, and Matola, where purchase prices remain lower relative to the rents these areas can achieve.
The estimated gross rental yield range for these top-yielding neighborhoods in Mozambique runs from about 6.5% to 9%, compared to 4% to 6% in the most expensive prime areas like Polana Cimento.
The main characteristic allowing these neighborhoods to achieve higher yields is that they sit in the "near-prime but not peak-luxury" zone, attracting solid local professional and mid-tier expat demand without the ultra-high purchase prices that compress returns in Sommerschield and central Polana.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Mozambique.
Where do tenants pay the highest rents in Mozambique in 2026?
As of early 2026, the three neighborhoods where tenants pay the highest rents in Maputo are Polana Cimento, Sommerschield, and select waterfront buildings in Costa do Sol, where monthly rents can reach MZN 200,000 to MZN 350,000 ($3,125 to $5,470 or €2,915 to €5,100) for premium units.
A typical monthly rent for a standard two-bedroom apartment in these premium Maputo neighborhoods ranges from MZN 150,000 to MZN 250,000 ($2,340 to $3,900 or €2,185 to €3,640), with luxury three-bedroom units and penthouses commanding even more.
The main characteristic making these neighborhoods command the highest rents is their concentration of well-managed condominiums with reliable backup power, security, quality finishes, and proximity to the corporate employment hubs where international organizations and energy companies base their operations.
The typical tenant profile in these highest-rent Maputo neighborhoods includes senior expat employees of multinational corporations, embassy staff on housing allowances, NGO country directors, and executives in the oil and gas sector who prioritize security and infrastructure reliability over price sensitivity.
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 Mozambique in 2026?
What features increase rent the most in Mozambique in 2026?
As of early 2026, the three property features that increase monthly rent the most in Mozambique are backup power systems (generator or inverter with battery), reliable water supply infrastructure (tanks and pressure pumps), and 24-hour security with controlled access, reflecting the country's infrastructure challenges rather than luxury preferences.
The single most valuable feature, a reliable backup power system, can add a rent premium of 15% to 25% in Maputo because tenants, especially corporate and expat renters, will not accept properties where power outages disrupt daily life and work-from-home arrangements.
One commonly overrated feature that landlords in Mozambique invest in but tenants don't pay much extra for is high-end kitchen appliances and fancy countertops, as most tenants prioritize infrastructure reliability and security over cosmetic luxury finishes.
One affordable upgrade that provides a strong return on investment for landlords in Mozambique is installing quality air conditioning units with inverter technology in all bedrooms, which is relatively inexpensive but strongly expected by the tenant segments willing to pay premium rents.
Do furnished rentals rent faster in Mozambique in 2026?
As of early 2026, furnished apartments in Maputo typically rent about 2 to 4 weeks faster than unfurnished equivalents because the corporate and expat tenant segment, which dominates the formal rental market, strongly prefers move-in-ready units.
Furnished apartments in Mozambique command a rent premium of roughly 10% to 20% over unfurnished units, though landlords should budget for higher wear-and-tear costs and periodic furniture replacement that partially offsets this premium over time.
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How regulated is long-term renting in Mozambique right now?
Can I freely set rent prices in Mozambique right now?
In Mozambique, landlords have substantial freedom to set initial rent prices because the market operates primarily on a contract-based system where you and the tenant agree the rent and terms in writing.
Rent increases during a tenancy are also largely contract-based in Mozambique, with many leases (especially corporate ones) including an annual adjustment clause tied to inflation (CPI from INE) or a fixed percentage, though some reference the USD exchange rate to protect against metical depreciation.
What's the standard lease length in Mozambique right now?
The standard lease length for residential rentals in Mozambique is typically 12 months, though corporate and expat tenants often negotiate 12 to 24 month terms for greater stability on both sides.
The market norm for security deposits in Mozambique is 1 to 2 months' rent, with some landlords requesting 2 months' deposit plus 1 month's rent in advance for tenants with less established references, which typically totals MZN 120,000 to MZN 300,000 ($1,875 to $4,690 or €1,750 to €4,375) for a standard one-bedroom.
Deposit return rules in Mozambique are governed by the lease contract itself, with the standard practice being to return the deposit within 30 days of lease termination after deducting for any damages beyond normal wear-and-tear, though enforcement relies heavily on proper written documentation.
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 Mozambique in 2026?
Is Airbnb legal in Mozambique right now?
Airbnb-style short-term renting is not banned in Mozambique, but it is best treated as tourism accommodation that falls under the country's hospitality regulatory framework rather than a casual residential lease.
Operating a short-term rental in Mozambique typically requires some form of authorization or registration under the tourism framework established by Decree No. 74/2022, which regulates tourism enterprises and accommodation, with the official tourism portal and government systems providing pathways for formal compliance.
Mozambique does not have an explicit annual night limit (like the 90-day caps found in some European cities) on how many days you can rent short-term, though individual condominium rules may impose their own restrictions on tourist rentals.
The most common consequence for operating a non-compliant short-term rental in Mozambique is administrative action from municipal or tourism authorities, which can include fines and orders to cease operations, though enforcement varies significantly by location and visibility of the operation.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Mozambique.
What's the average short-term occupancy in Mozambique in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Maputo hovers around 40% to 50%, which is moderate compared to major global tourist destinations but viable for well-positioned properties.
The realistic occupancy range for most short-term rentals in Mozambique spans from about 25% to 35% for average listings up to 55% to 65% for top-performing properties with excellent locations, amenities, and professional management.
The highest occupancy rates for short-term rentals in Mozambique occur during June to September (dry season, ideal weather) and December to January (holiday season), when both international tourists and regional visitors from South Africa drive peak demand.
The lowest occupancy months are typically February to April during the hot, rainy season when tourism demand drops significantly and business travel also slows.
Finally, please note that you can find much more granular data about this topic in our property pack about Mozambique.
What's the average nightly rate in Mozambique in 2026?
As of early 2026, the average nightly rate for short-term rentals in Maputo ranges from about MZN 3,200 to MZN 6,400 ($50 to $100 or €47 to €93), with significant variation based on neighborhood, property quality, and amenities.
The realistic low-to-high nightly rate range covering most short-term rental listings in Mozambique spans from around MZN 1,900 ($30 or €28) for basic rooms or budget apartments up to MZN 19,000 ($300 or €280) or more for premium beachfront villas and luxury Maputo penthouses.
The typical nightly rate difference between peak season and off-season in Mozambique is roughly 30% to 50%, with a property charging MZN 6,400 ($100) in peak season likely dropping to MZN 4,000 to MZN 4,500 ($63 to $70) during the February to April low period.
Is short-term rental supply saturated in Mozambique in 2026?
As of early 2026, the short-term rental market in Mozambique is not saturated in the way that Barcelona or Lisbon are, with Maputo showing a relatively small but active market of a few hundred listings where success depends more on property quality and location than raw competition.
The current trend in active short-term rental listings in Mozambique shows gradual growth as more property owners test the STR market, though the pace remains slow compared to major tourist destinations in Southern Africa.
The most oversaturated areas for short-term rentals in Mozambique are the central Maputo neighborhoods around Baixa and basic beachfront areas in Bilene, where lower-quality listings compete heavily on price.
Neighborhoods in Mozambique that still have room for new short-term rental supply include premium Maputo locations like Polana and Costa do Sol for high-end corporate travelers, plus underserved coastal destinations like Vilankulo and Pemba where quality accommodation remains limited.
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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 Mozambique, 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) | UN-backed legal database with the official translated primary law text. | We used it to confirm that land is state-owned and explain the DUAT system for foreign investors. We also verified foreign-person eligibility conditions under Article 11. |
| Autoridade Tributaria de Mocambique | Official Mozambican tax authority explaining rental income taxation. | We used it to confirm how rental income is classified and taxed under IRPS. We anchored our net yield calculations on their standardized expense deduction approach. |
| Knight Frank Mozambique Report | Major international property consultancy with institutional market analysis. | We used it to understand demand cycles and corporate tenant behavior in Maputo. We also referenced their luxury rent benchmarks and market outlook commentary. |
| Property24 Mozambique | One of the largest public listing portals with live asking rents. | We used it as ground truth for current advertised rents across different unit sizes. We built rent ranges by observing real listings and applying achieved-rent discounts. |
| AirDNA Maputo | Widely used STR data provider with transparent market metrics. | We used it to estimate occupancy rates and nightly rates for Maputo short-term rentals. We compared long-term versus short-term strategies using their baseline data. |
| Global Property Guide | International property data publisher with consistent yield methodology. | We used it to benchmark gross yields and ensure our estimates fall within a plausible band. We triangulated their data with live listing observations. |
| Banco de Mocambique | Central bank and official source for exchange rate information. | We used it to convert MZN rents into USD consistently throughout the article. We also referenced their FX framework for lease contract advice. |
| TTA Advogados Tax Briefing | Specialist law firm briefing citing Mozambican tax law for compliance. | We used it to validate stamp duty treatment of rental contracts. We cross-checked their guidance with Tax Authority FAQs for practical compliance steps. |
| Mozambique Supreme Court Publications | Official court documents referencing lease law and formalities. | We used it to support the importance of written contracts in disputes. We confirmed that paperwork and formalities matter in Mozambican jurisprudence. |
| Decree No. 74/2022 | Government decree text establishing the tourism regulatory framework. | We used it to ground the short-term rental section in actual law. We explained why STRs operate more like regulated hospitality than simple residential leases. |
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.