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
Looking to understand what homes cost in Mozambique right now? You're in the right place.
We break down the current housing prices in Mozambique and keep this article constantly updated with fresh data.
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
- The median home price in Mozambique in 2026 sits around $250,000, but luxury properties in Maputo's Sommerschield district can reach $1.1 million or more.
- Buyers in Mozambique typically negotiate prices down by about 7% from the asking price, with outer neighborhoods seeing discounts up to 10%.
- New construction in Mozambique commands a 20% premium over existing homes because buyers pay extra for reliable generators, lifts, and modern security systems.
- Over the past decade, Mozambique housing prices rose 160% in nominal terms, but only about 25% in real terms after adjusting for inflation.
- The price gap between Maputo's cheapest and most expensive neighborhoods is massive: Matola averages $780 to $1,250 per sqm while Polana Cimento A reaches $2,800 to $4,000 per sqm.
- Apartments dominate the Mozambique property market at roughly 65% of listings, followed by standalone houses at 20% and townhouses at 8%.
- With $100,000 in Mozambique, you're limited to outer areas like Zimpeto or Matola, where you might find a small 1 to 2 bedroom apartment around 55 to 70 sqm.
- Total acquisition costs in Mozambique add 6% to 10% on top of the purchase price, including the 2% SISA transfer tax and notary fees.
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 Mozambique in 2026?
The median housing price is more useful than the average because Mozambique's luxury market in areas like Sommerschield and Polana pulls the average upward, making it less representative of what most buyers actually pay.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Banco de Mozambique and major property portals, all manually verified by our team.
The median housing price in Mozambique in 2026 is approximately MZN 16 million, which converts to about $250,000 or around 212,000 euros. The average housing price sits higher at MZN 20 million, equivalent to roughly $313,000 or 265,000 euros, due to luxury properties skewing the numbers upward.
About 80% of residential properties in Mozambique in 2026 fall within a price range of MZN 8 million to MZN 35 million, which translates to approximately $125,000 to $550,000.
A realistic entry range in Mozambique starts at MZN 7 million to MZN 10 million (about $110,000 to $156,000 or 93,000 to 133,000 euros), where you can find an older 2 to 3 bedroom apartment around 90 to 110 sqm in areas like Triunfo or Zimpeto with basic finishes.
Luxury properties in Mozambique in 2026 typically range from MZN 45 million to MZN 90 million or more ($700,000 to $1.4 million, or 600,000 to 1.2 million euros), where you can expect a new 4 bedroom apartment of about 350 sqm in Sommerschield with full amenities including a gym, pool, and 24/7 security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Mozambique.
Are Mozambique property listing prices close to the actual sale price in 2026?
In Mozambique in 2026, the typical gap between listing price and actual sale price is around 7% below asking, with prime Maputo areas seeing roughly 5% negotiation and outer neighborhoods reaching up to 10% discounts.
This happens because Mozambique has a relatively thin buyer market, so sellers often anchor to optimistic benchmarks while buyers have negotiating leverage. The variation is largest in outer areas like Zimpeto or Matola where fewer comparable sales exist, and smallest in premium Sommerschield or Polana buildings where demand from expats and diplomats is more consistent.
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What is the price per sq m or per sq ft for properties in Mozambique in 2026?
As of early 2026, the median price per sqm in Mozambique is approximately MZN 120,000 (about $1,880 per sqm or $175 per sqft, equivalent to 1,590 euros per sqm or 148 euros per sqft). The average price per sqm is higher at MZN 150,000, translating to roughly $2,350 per sqm or $218 per sqft (about 1,990 euros per sqm or 185 euros per sqft).
New luxury apartments in prime areas like Polana and Sommerschield command the highest price per sqm in Mozambique because buyers pay a premium for location, building reliability (generators, lifts, security), and sea views, while older larger apartments in outer neighborhoods like Zimpeto have the lowest price per sqm due to distance from the center and fewer amenities.
The highest price per sqm in Mozambique in 2026 is found in Polana Cimento and Sommerschield, ranging from MZN 180,000 to MZN 260,000 per sqm (about $2,800 to $4,000). The lowest ranges appear in Zimpeto, Benfica, and Matola edge areas, where prices run from MZN 50,000 to MZN 95,000 per sqm (roughly $780 to $1,490).
How have property prices evolved in Mozambique?
Compared to one year ago (January 2025), Mozambique housing prices have increased by about 6% in nominal terms, but only around 1% in real terms after accounting for inflation. This modest real growth reflects a stabilizing economy with single-digit inflation (around 4% in 2024) and continued demand for prime properties with reliable infrastructure.
Looking back ten years to January 2016, Mozambique housing prices have risen approximately 160% in nominal terms, which translates to about 25% in real, inflation-adjusted terms. The main drivers were long-term currency dynamics and inflation that naturally lifted Metical prices, combined with sustained demand in Maputo's premium districts from embassies, international organizations, and expatriates.
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 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 types of properties are available and how much do they cost in Mozambique in 2026?
In Mozambique in 2026, apartments (condo-style) make up roughly 65% of listings, followed by standalone houses at about 20%, townhouses at 8%, villas at 5%, and penthouses at 2%, reflecting a market where secured apartment buildings with amenities dominate due to infrastructure concerns and security preferences.
Average prices by property type in Mozambique as of the first half of 2026 are: apartments at around MZN 18 million ($282,000 or 239,000 euros), houses at MZN 22 million ($344,000 or 292,000 euros), townhouses at MZN 25 million ($391,000 or 331,000 euros), villas at MZN 45 million ($704,000 or 597,000 euros), and penthouses at MZN 55 million ($861,000 or 729,000 euros). Smaller entry units like older 1 to 2 bedroom apartments average around MZN 9 million ($141,000 or 119,000 euros).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Mozambique in 2026?
In Mozambique in 2026, new construction typically costs about 20% more than comparable existing homes in the same neighborhood.
Buyers pay this premium because new buildings come with reliable backup generators, modern lifts, enhanced security systems, and predictable maintenance costs, which are highly valued in Maputo where infrastructure can be inconsistent.
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.
How do property prices vary by neighborhood in Mozambique in 2026?
In Polana Cimento (both A and B sections), you find modern condos ranging from 2 to 4 bedrooms, with prices spanning MZN 18 million to MZN 45 million (about $282,000 to $704,000 or 239,000 to 597,000 euros). Polana commands premium prices because it sits close to embassies, international schools, and business centers, making it the top choice for expatriates and diplomats.
Sommerschield offers upscale 2 to 4 bedroom apartments and some standalone houses, with prices ranging from MZN 25 million to MZN 70 million (roughly $391,000 to $1.1 million or 331,000 to 934,000 euros). This neighborhood attracts high-end buyers seeking a residential feel combined with premium condo amenities and proximity to the international community.
Costa do Sol along the Marginal beachfront corridor features newer 2 to 3 bedroom condos and larger units, typically priced between MZN 18 million and MZN 35 million (about $282,000 to $548,000 or 239,000 to 464,000 euros). Buyers here value the lifestyle appeal, ocean views, and relatively recent construction.
You will find a much more detailed analysis by areas in our property pack about Mozambique. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (MZN / $) | Avg per sqm (MZN / $) | Avg per sqft (MZN / $) |
|---|---|---|---|---|
| Polana Cimento A | Expat / Prime | 28M - 45M / $438k - $704k | 180k - 260k / $2,800 - $4,070 | 16.7k - 24.2k / $262 - $378 |
| Polana Cimento B | Expat / Central | 18M - 32M / $282k - $501k | 140k - 200k / $2,190 - $3,130 | 13k - 18.6k / $203 - $291 |
| Sommerschield | Expat / Luxury | 25M - 70M / $391k - $1.1M | 170k - 250k / $2,660 - $3,910 | 15.8k - 23.2k / $247 - $363 |
| Coop | Central / Premium | 18M - 30M / $282k - $469k | 150k - 220k / $2,350 - $3,440 | 13.9k - 20.4k / $218 - $320 |
| Baixa (CBD) | Commute / City | 12M - 22M / $188k - $344k | 120k - 170k / $1,880 - $2,660 | 11.1k - 15.8k / $175 - $247 |
| Alto Mae | Commute / Value | 10M - 18M / $156k - $282k | 110k - 150k / $1,720 - $2,350 | 10.2k - 13.9k / $160 - $218 |
| Costa do Sol | Lifestyle | 18M - 35M / $282k - $548k | 130k - 190k / $2,035 - $2,970 | 12.1k - 17.7k / $189 - $276 |
| Triunfo | Family / Newer | 8M - 16M / $125k - $250k | 90k - 130k / $1,410 - $2,035 | 8.4k - 12.1k / $131 - $189 |
| Zimpeto | Entry / Family | 6M - 12M / $94k - $188k | 60k - 95k / $940 - $1,490 | 5.6k - 8.8k / $87 - $138 |
| Benfica | Entry / Value | 6M - 11M / $94k - $172k | 65k - 100k / $1,020 - $1,565 | 6k - 9.3k / $94 - $145 |
| Matola | Budget / Space | 5M - 10M / $78k - $156k | 50k - 80k / $783 - $1,250 | 4.6k - 7.4k / $73 - $116 |
| Katembe | Future Growth | 7M - 14M / $110k - $219k | 70k - 110k / $1,096 - $1,720 | 6.5k - 10.2k / $102 - $160 |
How much more do you pay for properties in Mozambique when you include renovation work, taxes, and fees?
In Mozambique in 2026, total acquisition costs typically add between 6% and 10% on top of the purchase price for taxes and fees, with renovation work potentially adding another 5% to 20% depending on the property condition.
If you buy a property at around $200,000 (about MZN 12.8 million) in Mozambique, expect to pay roughly $14,000 to $20,000 (MZN 900,000 to 1.3 million) in additional fees covering the 2% SISA transfer tax, notary, registration, and legal costs. With light renovation needs, your total could reach approximately $230,000 to $240,000.
For a $500,000 property (about MZN 32 million) in Mozambique, the additional fees would run approximately $30,000 to $50,000 (MZN 1.9 million to 3.2 million), bringing your total with light touch-ups to around $550,000 to $575,000.
At the $1 million level (about MZN 64 million) in Mozambique, expect additional costs of roughly $60,000 to $100,000 (MZN 3.8 million to 6.4 million) for taxes and fees, plus potential personalization or renovation costs that could push the total to $1.1 million to $1.2 million depending on the work needed.
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 Mozambique
| Expense | Type | Estimated Cost Range (MZN / $) |
|---|---|---|
| SISA Transfer Tax | Tax | 2% of the purchase price. For a $300,000 property (MZN 19.2 million), this means roughly $6,000 or MZN 384,000. This tax is mandatory and paid by the buyer upon transfer. |
| Notary and Registration | Fees | Typically 1.5% to 3% of the purchase price, covering official documentation and property registration with authorities. For a $300,000 purchase, expect roughly $4,500 to $9,000 (MZN 290,000 to 575,000). |
| Agent or Brokerage Fee | Fee | Between 0% and 3% depending on who pays and how the deal is structured. Many deals are negotiated individually. On a $300,000 property, this could be $0 to $9,000 (MZN 0 to 575,000). |
| Legal Due Diligence | Fee | Usually 0.5% to 1.5% of purchase price for lawyer fees covering title verification, contract review, and closing support. Expect $1,500 to $4,500 (MZN 96,000 to 290,000) on a $300,000 property. |
| Light Renovation | Renovation | Around 5% to 10% of purchase price for painting, minor kitchen or bathroom updates, and basic repairs. On a $300,000 property, budget $15,000 to $30,000 (MZN 960,000 to 1.9 million). |
| Heavy Renovation | Renovation | Between 12% and 20% of purchase price for major upgrades like full kitchen remodel, bathroom overhaul, AC installation, or structural repairs. On a $300,000 home, this means $36,000 to $60,000 (MZN 2.3 million to 3.8 million). |
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 Mozambique in 2026 with different budgets?
With $100,000 (about MZN 6.4 million), options in Mozambique are limited to outer Maputo or Matola, where you might find an existing 1 to 2 bedroom apartment of 55 to 70 sqm in Zimpeto with basic finishes, an older 2 bedroom unit of 70 to 85 sqm in Benfica, or a small existing house of around 90 to 120 sqm in Matola that likely needs refreshing.
With $200,000 (about MZN 12.8 million), you can buy an existing 2 to 3 bedroom apartment of 90 to 120 sqm in Triunfo with decent security, an existing 2 bedroom unit of 80 to 100 sqm in Alto Mae with good commute access, or a small townhouse of around 120 to 160 sqm in Katembe.
With $300,000 (about MZN 19.2 million), your options in Mozambique expand to a newer 2 bedroom condo of 95 to 110 sqm on the fringes of Sommerschield with generator and security, a new 3 bedroom apartment of 150 to 180 sqm in Costa do Sol away from the beachfront, or an existing family apartment of around 150 sqm in Polana on non-prime streets with upgraded interiors.
With $500,000 (about MZN 32 million), you can purchase a prime 3 bedroom condo of 160 to 220 sqm in Polana Cimento B with modern amenities, a premium 3 bedroom unit of 180 to 240 sqm in Coop or Baixa premium areas, or a large house of 250 to 350 sqm in Costa do Sol or Triunfo premium zones with secure plots.
With $1,000,000 (about MZN 64 million), Mozambique offers luxury options like a 4 bedroom condo of 300 to 380 sqm in Sommerschield with full amenities including gym and pool, a prime penthouse of 220 to 320 sqm in Polana Cimento A potentially with sea views, or a high-end villa of 400 to 600 sqm in Costa do Sol prime with top security features.
With $2,000,000 (about MZN 128 million), you enter a very thin market in Mozambique with few transactions, but you could find an ultra-prime villa of 600 to 900 sqm in Polana or Sommerschield with top-tier finishes, a signature beachfront home in Costa do Sol prime with large plot and premium security, or a trophy penthouse duplex in Polana Cimento A with panoramic views and new construction.
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 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 |
|---|---|---|
| Banco de Mozambique | Mozambique's central bank publishes official daily exchange rate references. | We used the official USD/MZN rate (63.91) from late December 2025 as our conversion baseline. We applied this rate consistently across all price calculations in this article. |
| European Central Bank | The ECB provides the canonical EUR/USD reference rate used globally. | We used the late December EUR/USD rate (approximately 1.18) to derive EUR/MZN conversions. We applied this to express prices in euros alongside dollars and Meticais. |
| CASA SAPO | This is Mozambique's largest property portal with hundreds of active Maputo listings. | We analyzed listing prices, sizes, and neighborhood tags to estimate typical price bands. We calculated median and average values by examining the distribution of asking prices. |
| PwC Tax Summaries | PwC is a major global tax advisory firm with verified country-specific tax information. | We used the stated 2% SISA property transfer tax rate as our anchor for buyer tax calculations. We combined this with other cost estimates to project total acquisition expenses. |
| World Bank Registering Property | The World Bank provides standardized data on property registration steps and costs across countries. | We used this data to validate registration and administrative costs in Mozambique. We also referenced the closing friction described to estimate list-to-close price gaps. |
| FRED (St. Louis Fed) | FRED publishes World Bank inflation data in an accessible, regularly updated format. | We used annual inflation figures to convert nominal price changes into real (inflation-adjusted) terms. We compounded rates from 2016 to 2024 and estimated 2025 to reach January 2026. |
| International Monetary Fund | The IMF provides macroeconomic data and country reports used by governments worldwide. | We cross-referenced economic stability indicators to contextualize housing market trends. We used IMF data to validate inflation and currency movement assumptions. |
| World Bank | The World Bank is a primary source for development and economic data across emerging markets. | We used World Bank economic indicators to understand Mozambique's broader market context. We referenced their data to validate purchasing power and market dynamics. |
| Numbeo | Numbeo aggregates cost-of-living and real estate data from user submissions worldwide. | We cross-checked our per-sqm estimates against Numbeo's Maputo figures for reasonability. We used this as a secondary validation source alongside portal data. |
| Global Property Guide | This site tracks residential property trends and rental yields across emerging markets. | We referenced their Mozambique overview to validate price-per-sqm ranges. We compared their neighborhood insights with our portal-based analysis. |
| INE Mozambique | The National Statistics Institute is Mozambique's official source for demographic and economic data. | We referenced population and urbanization trends to understand housing demand drivers. We used their data to contextualize why Maputo dominates the formal market. |
| BCI Mozambique | BCI is one of Mozambique's largest commercial banks offering mortgage products. | We reviewed their mortgage information to understand financing availability. We factored lending conditions into our assessment of buyer negotiating power. |
| Standard Bank Mozambique | Standard Bank is a major regional bank with significant presence in Mozambican real estate financing. | We referenced their property-related services to understand market structure. We used their lending terms as context for buyer financing conditions. |
| Deloitte | Deloitte publishes tax guides and economic analyses for African markets including Mozambique. | We cross-referenced tax information with PwC to validate SISA and other fee estimates. We used their country reports to confirm regulatory context. |
| KPMG | KPMG provides tax and investment guides covering Mozambique's regulatory environment. | We reviewed their guides to validate property transaction costs. We compared their fee estimates with other sources for consistency. |
| Ernst & Young | EY publishes investment and tax guides for emerging markets including Mozambique. | We used their country overviews to cross-check tax rates and closing costs. We referenced their regulatory summaries for buyer fee context. |
| Knight Frank | Knight Frank is a global real estate consultancy covering African luxury and prime markets. | We referenced their Africa wealth reports to understand high-end market dynamics. We used their insights to contextualize luxury pricing in Maputo. |
| JLL | JLL tracks commercial and residential real estate trends across African cities. | We reviewed their market reports for Maputo office and residential insights. We used their data to validate price trends in premium neighborhoods. |
| CBRE | CBRE provides global real estate research including emerging market analysis. | We cross-referenced their African market commentary for context. We used their insights to validate supply constraints in prime Maputo areas. |
| Savills | Savills publishes research on global residential markets including African capitals. | We referenced their reports to understand expatriate housing demand drivers. We used their data to contextualize why certain neighborhoods command premiums. |
| African Markets | This platform aggregates financial and economic data across African countries. | We used their Mozambique economic indicators to validate macro assumptions. We referenced their currency data as a secondary FX source. |
| Trading Economics | Trading Economics compiles economic indicators from official sources worldwide. | We cross-checked inflation and GDP data against our FRED figures. We used their Mozambique indicators to validate economic context. |
| XE.com | XE is a widely used currency conversion platform with historical rate data. | We used XE to validate our central bank exchange rate figures. We cross-checked conversion calculations for accuracy. |
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