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
If you're a foreigner looking to buy a house in Mozambique, understanding local prices, neighborhoods, and hidden costs can feel overwhelming at first.
This guide breaks down everything you need to know about house prices in Mozambique in 2026, from median prices to the cheapest livable options and the most expensive neighborhoods.
We constantly update this blog post to reflect the latest data and market conditions.
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
How much do houses cost in Mozambique as of 2026?
What's the median and average house price in Mozambique as of 2026?
As of early 2026, the median house price in Mozambique sits around MZN 20 million (about USD 310,000 or EUR 285,000), while in Maputo specifically, that median jumps to around MZN 30 million (about USD 470,000 or EUR 430,000).
The typical price range that covers roughly 80% of house sales in Mozambique runs from MZN 8 million to MZN 50 million (USD 125,000 to USD 780,000, or EUR 115,000 to EUR 715,000), with most activity concentrated in the lower half of that range outside of Maputo.
The gap between median and average prices in Mozambique is quite large because a small number of luxury homes in prime Maputo neighborhoods (priced at MZN 70 million or more) pull the average up significantly, while most buyers shop in the MZN 8 million to MZN 25 million range.
At the median price of MZN 20 million in Mozambique, a buyer can typically expect a 3-bedroom standalone house in a suburban area like Matola or an outer Maputo neighborhood, often with basic security features but potentially needing upgrades to water tanks or backup power systems.
What's the cheapest livable house budget in Mozambique as of 2026?
As of early 2026, the minimum budget for a livable house in Mozambique starts around MZN 8 million (about USD 125,000 or EUR 115,000) if you want something in or near a major city with decent documentation, though rural listings can appear as low as MZN 1.3 million (about USD 20,000 or EUR 18,500).
At this entry-level price point in Mozambique, "livable" typically means a basic 2-bedroom structure with functioning plumbing and electricity, but you should expect older finishes, possible repairs needed, and the absence of amenities like backup water tanks or generators that expats often consider essential.
These cheapest livable houses in Mozambique are usually found in neighborhoods like Zimpeto, Benfica, Magoanine, and Hulene in the Maputo metro area, or in peri-urban zones of Matola where infrastructure is less developed but prices are significantly lower.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Mozambique here.
How much do 2 and 3-bedroom houses cost in Mozambique as of 2026?
As of early 2026, a typical 2-bedroom house in Mozambique costs around MZN 10 million (about USD 155,000 or EUR 145,000), while a 3-bedroom house typically runs around MZN 25 million (about USD 390,000 or EUR 360,000) in the Maputo metro area.
The realistic price range for a 2-bedroom house in Mozambique spans from MZN 8 million to MZN 15 million (USD 125,000 to USD 235,000, or EUR 115,000 to EUR 215,000), with prices varying based on neighborhood and condition.
For a 3-bedroom house in Mozambique, buyers should expect a price range of MZN 20 million to MZN 45 million (USD 310,000 to USD 700,000, or EUR 285,000 to EUR 645,000), with prime Maputo locations like Sommerschield pushing toward the higher end.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Mozambique is substantial, usually between 60% and 100% more, because 3-bedroom houses in Mozambique often come with larger plots, better security features, and locations closer to expat-friendly neighborhoods.
How much do 4-bedroom houses cost in Mozambique as of 2026?
As of early 2026, a typical 4-bedroom house in Mozambique costs between MZN 25 million and MZN 50 million (about USD 390,000 to USD 780,000, or EUR 360,000 to EUR 715,000) in mainstream Maputo areas, with prime neighborhoods commanding MZN 50 million to MZN 85 million or more.
For a 5-bedroom house in Mozambique, the realistic price range runs from MZN 35 million to MZN 65 million (USD 550,000 to USD 1 million, or EUR 505,000 to EUR 920,000), with most listings concentrated in established Maputo neighborhoods.
A 6-bedroom house in Mozambique typically falls within MZN 40 million to MZN 90 million (USD 625,000 to USD 1.4 million, or EUR 575,000 to EUR 1.3 million), though prices swing dramatically based on plot size, whether the property has compound-style features, and the quality of backup systems like generators and water tanks.
Please note that we give much more detailed data in our pack about the property market in Mozambique.
How much do new-build houses cost in Mozambique as of 2026?
As of early 2026, a typical new-build house in Mozambique costs between MZN 35 million and MZN 70 million (about USD 550,000 to USD 1.1 million, or EUR 505,000 to EUR 1 million), with most new construction concentrated in secure compounds and gated communities around Maputo.
New-build houses in Mozambique typically carry a premium of 15% to 25% compared to older resale houses of similar size, and this premium reflects the value buyers place on modern wiring, reliable plumbing, backup water and power systems, controlled security access, and cleaner paperwork trails that come with recently constructed properties.
How much do houses with land cost in Mozambique as of 2026?
As of early 2026, a house with land in Mozambique typically costs between MZN 15 million and MZN 45 million (about USD 235,000 to USD 700,000, or EUR 215,000 to EUR 645,000) outside prime Maputo, while houses with larger plots in premium Maputo neighborhoods like Sommerschield or Polana range from MZN 30 million to MZN 90 million (USD 470,000 to USD 1.4 million, or EUR 430,000 to EUR 1.3 million).
In Mozambique, a "house with land" typically means a property where the plot size is large enough for gardens, expansion, or outbuildings, and it's important to understand that since all land in Mozambique is state-owned, what you actually acquire is a DUAT (a right to use and benefit from the land) rather than freehold land ownership.
Houses marketed with bigger plots in premium Maputo neighborhoods typically command a 20% to 40% premium over similar houses on smaller plots, reflecting the scarcity of spacious residential land in high-demand areas.
Thinking of buying real estate in Mozambique?
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Where are houses cheapest and most expensive in Mozambique as of 2026?
Which neighborhoods have the lowest house prices in Mozambique as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Mozambique's Maputo metro area include Zimpeto, Benfica, Magoanine, Hulene, and parts of Matola such as Machava and peri-urban Matola zones.
In these affordable Maputo neighborhoods, house prices typically range from MZN 5 million to MZN 15 million (about USD 80,000 to USD 235,000, or EUR 75,000 to EUR 215,000), making them accessible entry points for budget-conscious buyers.
These neighborhoods have the lowest house prices in Mozambique mainly because they sit farther from the coastal strip and the embassy and expat clusters that drive premium pricing, and they often have less reliable infrastructure like inconsistent water pressure and more frequent power outages.
Which neighborhoods have the highest house prices in Mozambique as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Mozambique are Sommerschield, Polana Cimento, and Costa do Sol, all located in Maputo's prime coastal and diplomatic zones.
In these premium Maputo neighborhoods, house prices typically range from MZN 50 million to MZN 90 million or more (about USD 780,000 to USD 1.4 million or more, or EUR 715,000 to EUR 1.3 million or more), with exceptional properties occasionally exceeding these figures.
These neighborhoods command the highest prices in Mozambique because they offer proximity to embassies, international schools, and the Indian Ocean coastline, combined with established security infrastructure and reliable utilities that are harder to find elsewhere in the city.
The typical buyers in these premium Mozambique neighborhoods are diplomats, international business executives, NGO directors, and wealthy Mozambican families who prioritize security, location prestige, and access to international amenities over price.
How much do houses cost near the city center in Mozambique as of 2026?
As of early 2026, houses near Maputo's city center (including the Baixa, Polana, and Sommerschield areas) typically cost between MZN 30 million and MZN 70 million (about USD 470,000 to USD 1.1 million, or EUR 430,000 to EUR 1 million), with prime properties reaching MZN 90 million or higher.
Houses near major transit routes in Maputo, particularly those with fast access to the Marginal coastal road and key avenues leading to Matola and the N4 logistics corridor, carry a small premium of about 5% to 15% compared to similar homes in more congested areas.
Houses near top-rated international schools in Mozambique, such as the Lycée Français International Gustave Eiffel and the American International School of Mozambique, typically fall in the MZN 45 million to MZN 80 million range (USD 700,000 to USD 1.25 million, or EUR 645,000 to EUR 1.15 million), as these schools are located in or near Sommerschield and Polana.
In expat-popular areas of Mozambique like Sommerschield, Polana, Costa do Sol, and Triunfo, houses commonly range from MZN 45 million to MZN 90 million or more (USD 700,000 to USD 1.4 million or more, or EUR 645,000 to EUR 1.3 million or more), reflecting the high demand from foreign professionals seeking security and convenience.
We actually have an updated expat guide for Mozambique here.
How much do houses cost in the suburbs in Mozambique as of 2026?
As of early 2026, houses in the suburbs of Maputo, including areas like Matola, Marracuene, and Boane, typically cost between MZN 12 million and MZN 30 million (about USD 190,000 to USD 470,000, or EUR 175,000 to EUR 430,000).
The price difference between suburban houses and city-center houses in Mozambique is significant, with suburban properties costing roughly 40% to 60% less than comparable homes in central Maputo, offering buyers more space and often newer construction in exchange for a longer commute.
The most popular suburbs for house buyers in Mozambique are Matola (especially areas like Machava and newer developments), Marracuene (for those seeking larger plots), and increasingly Boane for buyers who want a more rural feel while staying connected to Maputo.
What areas in Mozambique are improving and still affordable as of 2026?
As of early 2026, the top areas in Mozambique that are improving yet still affordable for house buyers include Katembe (benefiting from the new bridge to Maputo), Zimpeto (a growing corridor with more space), and parts of Marracuene (experiencing peri-urban expansion).
In these improving areas of Mozambique, current house prices typically range from MZN 12 million to MZN 25 million (about USD 190,000 to USD 390,000, or EUR 175,000 to EUR 360,000), offering value compared to established Maputo neighborhoods.
The main sign of improvement driving buyer interest in these areas is new infrastructure development, particularly the Maputo-Katembe bridge that has opened up the south bank, combined with expanding road networks and the gradual arrival of better utility connections that make these neighborhoods more practical for daily living.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Mozambique right now?
What are typical buyer closing costs for houses in Mozambique right now?
The typical total closing cost for house buyers in Mozambique runs between 6% and 10% of the purchase price, depending on how complex your paperwork is and how much professional help you need for the transaction.
The main closing cost categories in Mozambique include the SISA transfer tax at 2% of the building's selling price, registration and official transfer costs at around 5% of property value, and lawyer or notary fees that vary but are essentially mandatory for foreign buyers who want clean documentation.
The single largest closing cost for house buyers in Mozambique is typically the registration and official transfer fees, which at around 5% of property value can easily exceed the 2% SISA tax on mid-range and higher-priced homes.
We cover all these costs and what are the strategies to minimize them in our property pack about Mozambique.
How much are property taxes on houses in Mozambique right now?
The typical annual property tax (called IPRA) for a house in Mozambique runs around 0.4% of the property's official taxable value, which often translates to roughly MZN 40,000 to MZN 200,000 per year (about USD 625 to USD 3,100, or EUR 575 to EUR 2,850) depending on your home's assessed value and location.
Property tax in Mozambique is calculated based on the official tax value of the property (which is often lower than market price), and the tax is administered at the municipal level, meaning processes and payment requirements can vary between cities like Maputo, Matola, and Pemba.
If you want to go into more details, we also have a page with all the property taxes and fees in Mozambique.
How much is home insurance for a house in Mozambique right now?
The typical annual home insurance cost for a house in Mozambique ranges from 0.2% to 0.6% of the insured rebuilding value, which for a mid-range home might translate to roughly MZN 40,000 to MZN 150,000 per year (about USD 625 to USD 2,350, or EUR 575 to EUR 2,150) for building coverage, with additional costs if you add contents insurance.
The main factors affecting home insurance premiums in Mozambique include the property's location (coastal areas face higher cyclone and flood risk), security features like walls and guards, building materials and condition, and whether you're insuring just the structure or also your belongings inside.
What are typical utility costs for a house in Mozambique right now?
The typical total monthly utility cost for a house in Mozambique ranges from MZN 8,000 to MZN 25,000 (about USD 125 to USD 390, or EUR 115 to EUR 360), with significant variation based on how much air conditioning you use and whether your property requires pumping for water.
The main utility categories for houses in Mozambique include electricity (the largest variable, especially with air conditioning), water (tariff-based and regulated), and often fuel for backup generators, with electricity and generator costs together typically accounting for 70% to 80% of total utility expenses for expat-style homes.
What are common hidden costs when buying a house in Mozambique right now?
The total of common hidden costs that house buyers in Mozambique often overlook can easily add MZN 500,000 to MZN 2 million (about USD 8,000 to USD 31,000, or EUR 7,500 to EUR 28,500) to your purchase, including backup power systems, security upgrades, paperwork cleanup, and renovation surprises.
Inspection fees for houses in Mozambique typically run from MZN 15,000 to MZN 60,000 (about USD 235 to USD 940, or EUR 215 to EUR 865) for a basic technical inspection, with specialist checks for electrical systems, roofing, or boreholes adding another MZN 10,000 to MZN 40,000 each.
Beyond inspections, common hidden costs when buying a house in Mozambique include installing or repairing backup water tanks and generators (essential in many areas), security upgrades like walls and cameras, fixing missing registry documents or DUAT inconsistencies, and addressing humidity or salt-air corrosion damage near the coast.
The hidden cost that tends to surprise first-time house buyers in Mozambique the most is the expense of making a home "infrastructure-independent" through backup power (generators or inverters), water storage tanks, and pumps, which can easily add MZN 300,000 to MZN 800,000 (USD 4,700 to USD 12,500) that buyers didn't budget for.
You will find here the list of classic mistakes people make when buying a property in Mozambique.
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What do locals and expats say about the market in Mozambique as of 2026?
Do people think houses are overpriced in Mozambique as of 2026?
As of early 2026, sentiment among locals and expats in Mozambique is mixed, with many feeling that prime Maputo houses are priced for a very small pool of buyers, while properties outside the premium coastal neighborhoods are seen as more reasonably valued relative to what you get.
Houses in Mozambique typically stay on the market for 2 to 6 months in the mid-market segment, while high-end properties in prime Maputo neighborhoods can sit for 4 to 10 months before finding a buyer, reflecting the limited pool of purchasers at top price points.
The main reason locals and expats give for feeling house prices are high in Mozambique is that financing is expensive and difficult to access, with mortgage rates well above global averages, which means only cash buyers or very high earners can realistically compete for quality properties.
Compared to one or two years ago, sentiment on house prices in Mozambique has shifted slightly, with the central bank's easing cycle bringing some hope that financing will eventually become more accessible, though buyers remain cautious and negotiation on asking prices has become more common than before.
You'll find our latest property market analysis about Mozambique here.
Are prices still rising or cooling in Mozambique as of 2026?
As of early 2026, house prices in Mozambique are best described as stable to slightly soft, with asking prices holding steady in prime areas but actual transaction prices often reflecting meaningful negotiation between buyers and sellers.
The year-over-year house price change in Mozambique is estimated at roughly flat to slightly negative in real terms (after accounting for inflation), with nominal asking prices sticky but effective discounts of 5% to 15% increasingly common on properties that have sat on the market for several months.
Looking ahead, experts and locals expect house prices in Mozambique to remain relatively stable over the next 6 to 12 months, with no credit-fueled boom on the horizon due to persistently high borrowing costs, but also no sharp declines expected as sellers prefer to hold rather than accept steep discounts.
Finally, please note that we have covered property price trends and forecasts for Mozambique here.
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 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 Moçambique (Money Market) | Mozambique's central bank publishing primary monetary data. | We used it to explain why mortgages are expensive and cash purchases dominate. We referenced January 2026 auction data for current rate signals. |
| Property24 Mozambique | Large established portal with transparent listing prices. | We built our price samples from real asking prices across the country. We identified the cheapest livable budgets from actual listings. |
| Pam Golding Properties | International real estate group with curated premium listings. | We used it as a second independent sample to avoid single-source bias. We cross-checked upper-end Maputo neighborhood pricing. |
| PwC Tax Summaries | Widely used professional tax reference with regular updates. | We anchored the 2% SISA transfer tax rate from this source. We kept our closing costs section precise and verifiable. |
| FAOLEX (Land Law 19/97) | UN-hosted repository of official national legislation. | We explained that land is state-owned and buyers acquire DUAT rights. We framed all "house with land" content around this legal reality. |
| World Bank Doing Business | Standardized methodology-driven benchmark for registration costs. | We estimated registration time at around 43 days and costs at roughly 5%. We used it as a baseline for closing cost calculations. |
| TTA Advogados | Specialist law firm document with legal citations. | We confirmed how municipal property tax (IPRA) is assessed. We cross-checked tax terminology and practical interpretation. |
| RSM Mozambique Tax Guide 2025 | Major professional services firm producing formal tax guidance. | We used it as an additional cross-check on tax rates and terminology. We avoided relying on any single tax summary source. |
| Hollard Mozambique | Major insurer operating locally with transparent product info. | We confirmed home insurance products exist and what they cover. We framed realistic insurance budgeting for foreign buyers. |
| IMF World Economic Outlook | Standardized, comparable global macroeconomic dataset. | We used inflation data to provide context on construction costs. We cross-checked central bank narratives about price stability. |
| Pemba Municipal Council | Official municipal government website describing local taxes. | We confirmed IPRA is administered at the municipal level. We grounded property tax explanations in official local context. |
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