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
Mozambique has a unique property system where land belongs to the State, meaning foreigners can own buildings but not the land itself.
Instead, buyers get a DUAT (a long-term land-use right) that comes with specific conditions for foreign nationals.
We constantly update this blog post to reflect the latest rules, requirements, and practical realities for foreign buyers 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.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
Do foreigners have the same rights as locals in Mozambique right now?
Can foreigners legally buy residential property in Mozambique in 2026?
As of early 2026, foreigners can legally purchase residential buildings in Mozambique, but they cannot own land outright because all land belongs to the State under the Constitution.
Foreign buyers can purchase houses, apartments, and other structures, and these are registered in their name as improvements on State land.
The land component is handled through a DUAT (Direito de Uso e Aproveitamento da Terra), which is a long-term right to use and benefit from the land, and foreigners must meet specific conditions to hold this right directly.
These conditions typically include having an approved investment project and meeting residency requirements, which is why many foreigners work with legal advisors to structure their purchase properly.
We cover all these things in length in our pack about the property market in Mozambique.
Do foreigners have the exact same ownership rights as locals in Mozambique in 2026?
As of early 2026, foreigners in Mozambique do not have the exact same ownership rights as locals, with the main difference being how they can obtain land-use rights (DUAT).
The most significant difference is that Mozambican citizens can acquire DUAT through customary occupation or good-faith use of land, while foreigners must have an approved investment project and meet residency conditions to qualify.
However, both foreigners and locals share equal rights when it comes to owning buildings and structures, registering property improvements, and accessing the legal system to enforce contracts.
Are there any foreigner-only restrictions in Mozambique in 2026?
As of early 2026, there are several foreigner-only restrictions in Mozambique, with the most important one being that foreign individuals need an approved investment project and must meet a residency condition to hold DUAT directly.
The most impactful restriction buyers encounter is this investment project requirement, which means you cannot simply buy vacant land or obtain a DUAT the same way a Mozambican citizen could through occupation or community allocation.
The legal basis for these restrictions comes from the Constitution's principle that land is State property and the Land Law's framework designed to ensure foreign land use serves national development goals.
The most common workaround is for foreigners to register a local company in Mozambique, which can then hold DUAT as a corporate entity, though this adds compliance costs and requires proper governance.
Can foreigners buy property freely anywhere in Mozambique, or only specific areas in 2026?
As of early 2026, there are no formal "foreigner-only zones" in Mozambique, but practical limitations exist based on what land the State can legally allocate, existing community rights, and planning or environmental restrictions.
Certain areas are effectively restricted because of coastal protection rules, conservation zones, or land already occupied under customary community rights that cannot be easily transferred.
The main reason certain areas are harder for foreigners is that DUAT paperwork may be incomplete, contested, or simply not formalized yet, especially in peri-urban and rural zones.
The most popular areas where foreigners commonly purchase property in Mozambique include Maputo's established neighborhoods like Polana, Sommerschield, Coop, Costa do Sol, and Triunfo, where registries tend to be clearer and transactions more straightforward.
Can foreigners own property 100% under their own name in Mozambique in 2026?
As of early 2026, foreigners can own buildings and structures 100% under their own name in Mozambique, but the land component is a DUAT (use right) rather than outright ownership.
Foreigners can register houses, apartments, and other improvements fully in their name at the property registry, which gives them legal title to those structures.
The documentation process requires a notarized deed, registration at the Conservatória (deeds registry), and if DUAT is involved, proper registration at the Cadastre as well, which can involve multiple government offices and take several weeks to complete.
Is freehold ownership possible for foreigners in Mozambique right now in 2026?
As of early 2026, freehold land ownership does not exist in Mozambique for anyone, whether local or foreign, because the Constitution declares all land to be State property.
The key difference is that in a freehold system you would own the land permanently and absolutely, whereas in Mozambique you receive a DUAT which is a right to use and benefit from State-owned land, typically for up to 50 years with renewal options.
Since freehold is not available, the main alternative is the DUAT combined with full ownership of any buildings or improvements, which gives foreigners practical control over their property even though the underlying land remains State-owned.
Can foreigners buy land in Mozambique in 2026?
As of early 2026, foreigners cannot "buy land" as private property in Mozambique because land is constitutionally owned by the State and cannot be sold, mortgaged, or pledged.
This applies to all land types, whether residential, agricultural, commercial, or industrial, though the procedures and approval requirements differ depending on land category and intended use, with rural transfers often requiring higher-level government consent.
The most common legal structure foreigners use is to register a Mozambican company that can hold DUAT as a corporate entity, or to purchase only the building/improvements while accepting the DUAT conditions that come with the property.
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.
Does my nationality or residency status change anything in Mozambique?
Does my nationality change what I can buy in Mozambique right now in 2026?
As of early 2026, your specific nationality matters less than whether you qualify as a "foreign person" under Mozambique's Land Law, which treats most non-Mozambicans the same way regardless of passport.
There are no specific nationalities banned from property purchases in Mozambique, though individuals from countries under international sanctions may face practical banking and transaction difficulties.
Likewise, there are no bilateral treaties giving specific nationalities preferential treatment for property purchases in Mozambique, so a Canadian buyer faces essentially the same legal framework as a Japanese or South African buyer.
Do EU/US/UK citizens get easier property access in Mozambique?
EU, US, and UK citizens do not receive any formal preferential treatment in Mozambique's property law framework, as the Land Law applies the same foreign-person rules regardless of citizenship.
EU citizens have no specific advantages in Mozambique's property market, though Portuguese speakers may find the documentation process slightly easier since all legal documents are in Portuguese.
US and UK citizens similarly have no legal advantages, though buyers from these countries often find it easier to satisfy income verification requirements due to stronger documentation from their home banking systems.
If you're American, we have a dedicated blog article about US citizens buying property in Mozambique.
Can I buy property in Mozambique without local residency?
Non-residents and tourist-visa holders can legally sign purchase contracts and buy buildings in Mozambique, but holding a DUAT directly as a foreign individual typically requires meeting residency conditions under the Land Law.
Residents have a clearer path to DUAT eligibility and may find banking and administrative processes smoother, while non-residents often need to structure purchases through a local company or accept more limited documentation.
Tourist-visa holders can complete the shopping, negotiation, and contracting steps during their visit, but should expect to either establish residency, use a corporate structure, or accept that their DUAT position may be less straightforward than a resident buyer's.
Buying real estate in Mozambique can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Mozambique?
What are the biggest legal grey zones for foreigners in Mozambique in 2026?
As of early 2026, there are four major legal grey zones that foreign property buyers commonly face in Mozambique, most of which relate to documentation gaps rather than unclear laws.
The single most risky grey zone is buying a house where the DUAT or registry paperwork is incomplete or contested, leaving you with building ownership but an unclear or unenforceable land-use position.
The best precaution is to hire a qualified local lawyer who can verify the seller's DUAT status, check for competing claims, confirm there are no planning or environmental restrictions, and ensure proper registration at both the Cadastre and the Conservatória before you pay in full.
We have built our property pack about Mozambique with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Mozambique?
Nominee arrangements in Mozambique carry significant legal risk because the nominee may end up with actual legal control over the DUAT or property, and your protection depends on contracts that can be difficult to enforce quickly.
The main risk of using a local nominee who is not a spouse is that they legally own or control the asset, and if they decide not to cooperate or face their own financial troubles, recovering your investment could require lengthy and uncertain court proceedings.
Buying through a local spouse can reduce some friction in DUAT eligibility, but it is not a complete shield because marital property rules, divorce proceedings, and inheritance complications can still create unexpected outcomes.
Purchasing through a locally registered company is often a safer alternative because the company structure is recognized under the Land Law's foreign corporate person framework, though it adds compliance costs and requires proper corporate governance.
What happens if a foreigner dies owning property in Mozambique?
When a foreigner dies owning property in Mozambique, their heirs can generally inherit what the deceased legally held, including buildings and any DUAT rights, under Mozambique's Civil Code succession rules.
Foreign heirs must complete a probate process, provide death certificates and proof of relationship (often requiring apostille or consular authentication), and then register the transfer at the property registry, which can take several months.
Foreign heirs do not face specific restrictions on reselling inherited property, but they will need to ensure all documentation is in order and may face property transfer taxes (like SISA) and potential inheritance tax depending on the value and relationship.
The most common complication is incomplete or unclear documentation on the original property, so the best way to avoid inheritance problems is to ensure the DUAT and building records are fully registered and up to date during the owner's lifetime.
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.
Can foreigners realistically get a mortgage in Mozambique in 2026?
Do banks give mortgages to foreigners in Mozambique in 2026?
As of early 2026, mortgages for foreigners exist in Mozambique but approvals are selective, with typical loan amounts ranging from around 2 million to 15 million meticais (roughly $30,000 to $230,000 USD or 28,000 to 215,000 EUR) depending on income, collateral quality, and the bank's appetite.
The main eligibility requirements banks impose include valid identification, proof of stable income (often requiring several months of bank statements), a clean credit record, and most importantly, a property with properly registered DUAT and building documentation that the bank accepts as collateral.
You can also read our latest update about mortgage and interest rates in Mozambique.
Are mortgage approvals harder for non-residents in Mozambique in 2026?
As of early 2026, mortgage approvals for non-residents in Mozambique are significantly harder than for residents, with our estimate being roughly twice the friction in terms of documentation requirements and processing time, plus a meaningfully higher rejection rate.
Non-residents typically face stricter loan-to-value ratios (often 50% to 60% versus 70% to 80% for residents), meaning down payments of 2 million to 6 million meticais ($30,000 to $90,000 USD or 28,000 to 85,000 EUR) on mid-range properties are common.
Additional requirements for non-residents include verified foreign income documentation (often requiring notarization or apostille), longer account history with the local bank, and sometimes a larger cash reserve demonstration to offset currency and collection risk.
We have a whole document dedicated to mortgages for foreigners in our Mozambique real estate pack.
Get fresh and reliable information about the market in Mozambique
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Are foreigners protected by the law in Mozambique during disputes?
Are foreigners legally protected like locals in Mozambique right now?
Foreigners in Mozambique have access to the same legal system as locals and can enforce contracts, register property, and bring disputes to court without formal discrimination.
Both foreigners and locals share equal rights to file lawsuits, hire lawyers, register deeds, and appeal court decisions in property matters.
The main protection gap is not written into law but relates to system capacity: courts can be slow, procedures bureaucratic, and outcomes less predictable than in more developed legal systems, which affects foreigners who may be less familiar with navigating local institutions.
The most important safeguard a foreigner should put in place is ensuring all transactions are properly documented with notarized deeds, registered at both the Cadastre and Conservatória, and verified by an independent lawyer before any money changes hands.
Do courts treat foreigners fairly in property disputes in Mozambique right now?
Courts in Mozambique do not formally discriminate against foreigners, but the practical reality is that dispute resolution is slow and outcomes can be unpredictable, making prevention through good documentation far more effective than litigation.
A typical property dispute can take one to three years to resolve through the courts, with legal costs ranging from 100,000 to 500,000 meticais ($1,500 to $7,500 USD or 1,400 to 7,000 EUR) depending on complexity and whether appeals are involved.
The most common disputes foreigners bring to court involve unclear DUAT status, competing ownership claims, or sellers who received payment but failed to complete proper registration.
Alternative dispute resolution options include mediation through local bar associations, arbitration (particularly for commercial property), and informal negotiation facilitated by respected local intermediaries, all of which can be faster and cheaper than court proceedings.
We cover all these things in our list of risks and pitfalls people face when buying property in Mozambique.
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 do foreigners say after buying in Mozambique in 2026?
Do foreigners feel treated differently during buying in Mozambique right now?
Based on available evidence and our transaction tracking, a significant majority of foreign buyers in Mozambique report experiencing "process differences" rather than outright discrimination, with heavier reliance on intermediaries and more anxiety about paperwork authenticity.
The most commonly reported way foreigners feel treated differently is through information gaps: sellers and agents may assume foreign buyers do not understand local procedures, leading to less transparency about pricing, DUAT status, or registration requirements.
On the positive side, many foreigners report that once they have a trusted local lawyer and a Portuguese-speaking advisor, the process becomes manageable and professionals are generally helpful and accommodating.
Find more real-life feedbacks in our our pack covering the property buying process in Mozambique.
Do foreigners overpay compared to locals in Mozambique in 2026?
As of early 2026, foreigners in Mozambique typically overpay by an estimated 5% to 15% compared to locals for similar residential properties, which translates to roughly 300,000 to 1,500,000 meticais ($4,500 to $23,000 USD or 4,200 to 21,500 EUR) on mid-range homes in expat-popular areas like Polana, Sommerschield, or Costa do Sol in Maputo.
The main reason is not simple price gouging but rather that Mozambique lacks a transparent, MLS-style listing system, so foreigners have fewer comparable data points and often cluster in a narrow set of neighborhoods where sellers know demand is less price-sensitive.
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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 |
|---|---|---|
| Constitution of Mozambique (Refworld) | It's the country's top legal text that all property rules must follow. | We used it to confirm that land is State-owned and cannot be sold. We then explained what buyers can actually own in practice. |
| Land Law 19/97 (Housing Finance Africa) | It's a trusted housing research platform hosting primary legal texts. | We used it to verify foreign-person DUAT eligibility rules. We triangulated it with other legal repositories. |
| Land Regulations Decree 66/98 (FAOLEX) | FAOLEX is the FAO's official legislation database for land law. | We used it to confirm administrative processes around DUAT approvals. We explained what triggers extra scrutiny for foreigners. |
| World Bank Policy Note on Mozambique Land | It's specific World Bank research on how land transfers actually work. | We used it to explain real-world frictions like double registration. We also used it for transfer obstacle mapping. |
| U.S. State Department Investment Climate 2025 | It's a regularly updated government assessment of investment conditions. | We used it to cross-check legal protections and dispute risks. We used it as a reality-check on administrative predictability. |
| Standard Bank Mozambique Home Loans | It's a major local bank publicly listing mortgage requirements. | We used it to describe what banks ask from foreign applicants. We used it as evidence that mortgage products exist. |
| PwC Tax Summaries Mozambique | PwC is a top-tier tax advisory firm with standardized summaries. | We used it to explain property transfer and inheritance taxes. We gave buyers a realistic tax friction picture. |
| Transparency International CPI 2024 | It's the world's most recognized comparable corruption index. | We used it to contextualize process risk and paperwork challenges. We explained why documentation discipline matters more here. |
| World Justice Project Rule of Law Index | It's an established global dataset on rule-of-law performance. | We used it to frame dispute resolution expectations. We used it alongside the State Department for triangulation. |
| Terra Segura/MozLand (FNDS) | It's a government program description about DUAT regularization. | We used it to show Mozambique is actively formalizing DUATs. We explained why paperwork quality varies by area. |
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.