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In this article, we look at the current housing prices in Mozambique in 2026, with a focus on residential property only.
We constantly update this blog post so readers can follow the Mozambique property market with fresh numbers and simple explanations.
You will find average prices, price per square meter, neighborhood ranges, and buying costs 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
- The median housing price in Mozambique in 2026 is about 9.5 million MZN, but the average is higher because Maputo luxury homes pull the market upward.
- A normal formal home in Mozambique costs around $149,000 at the median, but a luxury villa in Sommerschield or Ponta Mamoli can cost more than $1 million.
- Mozambique property prices are not one single market, because Matola entry homes, Polana apartments, and coastal villas follow very different buyer demand.
- Closed sale prices in Mozambique are often 8% to 15% below asking prices, especially when sellers list in dollar-linked values.
- Prime Maputo neighborhoods such as Polana and Sommerschield can cost more than 300,000 MZN per square meter for the best residential stock.
- Entry-level formal homes in Mozambique still exist below $110,000, but they are usually in Matola, Infulene, Tsalala, or outer Maputo.
- New or renovated homes in Mozambique usually cost about 22% more than older homes because imported finishes, generators, lifts, and security systems are expensive.
- Buyer costs in Mozambique can add 5% to 8% before renovation, and much more if the property needs serious repairs.
- A $500,000 budget in Mozambique can buy a strong upper-market property, but it will not always buy top-tier luxury in prime Polana or Sommerschield.
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 in Mozambique in 2026 is more useful than the average price because a few very expensive villas and coastal homes can make the average look higher than what most buyers will actually see.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The estimated median housing price in Mozambique in 2026 is about 9.5 million MZN, or about $149,000, or about €129,000. The estimated average housing price in Mozambique in 2026 is about 16.5 million MZN, or about $258,000, or about €224,000.
For about 80% of formal residential properties in Mozambique in 2026, a realistic price range is roughly 3 million to 55 million MZN, or about $47,000 to $861,000, or about €41,000 to €745,000.
A realistic entry range for a formal property in Mozambique in 2026 is about 3 million to 7 million MZN, or about $47,000 to $110,000, or about €41,000 to €95,000, which usually means an older 55 to 75 square meter apartment or small house in Matola, Infulene, Tsalala, or outer Maputo.
A typical luxury property in Mozambique in 2026 costs about 35 million to 120 million MZN, or about $548,000 to $1.88 million, or about €474,000 to €1.63 million, which can buy a premium apartment in Polana, a villa in Sommerschield, or a sea-view home in Triunfo, Catembe, Ponta do Ouro, or Ponta Mamoli.
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, we estimate that actual sale prices are usually about 8% to 15% below listing prices, with a central estimate near 11% below the asking price.
This happens because the Mozambique residential market is thin, many sellers price optimistically, and premium listings are often linked to the US dollar. The gap is usually bigger for luxury villas, slow-moving coastal homes, and older Maputo apartments that need renovation or have unclear documentation.
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What is the price per sq m or per sq ft for properties in Mozambique in 2026?
As of 2026, the estimated median housing price in Mozambique is about 105,000 MZN per square meter, or $1,640 per square meter, or €1,420 per square meter, which is about 9,750 MZN per square foot, or $152 per square foot, or €132 per square foot. The estimated average housing price in Mozambique is about 145,000 MZN per square meter, or $2,270 per square meter, or €1,965 per square meter, which is about 13,470 MZN per square foot, or $211 per square foot, or €183 per square foot.
The highest price per square meter in Mozambique in 2026 is usually for prime apartments and sea-view homes in central Maputo and coastal locations, while the lowest price per square meter is usually for older formal homes in outer Matola and secondary urban areas because land, services, and buyer demand are weaker there.
The highest price per square meter in Mozambique in 2026 is usually found in Polana, Sommerschield, Triunfo, Costa do Sol, Catembe, Ponta do Ouro, and Ponta Mamoli, with prime stock often around 180,000 to 330,000 MZN per square meter. The lowest formal price ranges are usually in Infulene, Tsalala, outer Matola, and parts of Beira or Nampula, often around 40,000 to 85,000 MZN per square meter.
How have property prices evolved in Mozambique?
Compared with one year ago, Mozambique property prices in 2026 are up by about 6% in nominal terms and about 1.5% to 2.5% after inflation. Prices rose because prime Maputo supply is limited and foreign-currency-linked demand still supports the best homes.
Compared with two years ago, Mozambique residential property prices are likely up by about 10% to 14% in nominal terms, but the real increase is much smaller after inflation. The strongest gains are in Polana, Sommerschield, Costa do Sol, Triunfo, and better coastal locations because buyers still pay more for secure homes, good services, and strong locations.
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.
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How do prices vary by housing type in Mozambique in 2026?
In Mozambique in 2026, apartments make up about 45% of formal listings, standalone houses about 30%, luxury villas about 8%, townhouses and duplexes about 7%, coastal homes about 6%, and low-cost formal homes about 4%, because the visible market is strongest in Maputo, Matola, and formal coastal areas.
Apartments in Mozambique average about 12 million MZN, or $188,000, or €163,000, while standalone houses average about 18 million MZN, or $282,000, or €244,000. Luxury villas average around 55 million MZN, or $861,000, or €745,000, townhouses and duplexes average around 20 million MZN, or $313,000, or €271,000, coastal homes average around 38 million MZN, or $595,000, or €515,000, and low-cost formal homes average around 4.5 million MZN, or $70,000, or €61,000.
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, a new or newly renovated residential property usually costs about 18% to 30% more than a similar older property, with a central estimate near 22%.
This premium exists because buyers in Mozambique pay extra for modern finishes, parking, lift access, backup power, better security, and fewer repair risks after purchase.
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How do property prices vary by neighborhood in Mozambique in 2026?
In Sommerschield, buyers mostly find villas, large apartments, embassy-style homes, and secure family properties, with typical prices around 25 million to 90 million MZN, or about $391,000 to $1.41 million, or about €339,000 to €1.22 million. Prices are high because Sommerschield is quiet, prestigious, and close to embassies, international schools, and executive housing demand.
In Polana, buyers mostly find apartments, penthouses, older premium flats, and some high-value homes, with typical prices around 14 million to 60 million MZN, or about $219,000 to $939,000, or about €190,000 to €813,000. Prices stay high because Polana is central, walkable by Maputo standards, and close to offices, restaurants, hotels, and services.
In Costa do Sol and Triunfo, buyers mostly find family houses, villas, and newer compounds, with typical prices around 12 million to 70 million MZN, or about $188,000 to $1.10 million, or about €163,000 to €949,000. Prices are supported by sea proximity, larger homes, family demand, and better lifestyle space than central Maputo.
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:
| Area in Mozambique | Market label | Typical price range | Typical price per sq m | Typical price per sq ft |
|---|---|---|---|---|
| Polana Cimento | Prime central and expat | 14M to 60M MZN $219k to $939k |
160k to 310k MZN $2,504 to $4,852 |
14,865 to 28,800 MZN $233 to $451 |
| Sommerschield | Diplomatic and luxury | 25M to 90M MZN $391k to $1.41M |
170k to 330k MZN $2,660 to $5,164 |
15,795 to 30,660 MZN $247 to $480 |
| Triunfo | Coastal family premium | 18M to 70M MZN $282k to $1.10M |
140k to 280k MZN $2,191 to $4,382 |
13,005 to 26,010 MZN $204 to $407 |
| Costa do Sol | Family and coastal | 12M to 45M MZN $188k to $704k |
100k to 210k MZN $1,565 to $3,286 |
9,290 to 19,510 MZN $145 to $305 |
| Coop | Central practical premium | 10M to 35M MZN $157k to $548k |
110k to 220k MZN $1,722 to $3,443 |
10,220 to 20,440 MZN $160 to $320 |
| Bairro Central | Urban commute | 8M to 30M MZN $125k to $469k |
100k to 210k MZN $1,565 to $3,286 |
9,290 to 19,510 MZN $145 to $305 |
| Alto Maé | Central value | 7M to 22M MZN $110k to $344k |
85k to 170k MZN $1,330 to $2,660 |
7,895 to 15,795 MZN $124 to $247 |
| Malhangalene | Middle-class central | 6M to 20M MZN $94k to $313k |
80k to 155k MZN $1,252 to $2,426 |
7,430 to 14,400 MZN $116 to $225 |
| Laulane | Value and growing | 5M to 16M MZN $78k to $250k |
65k to 120k MZN $1,017 to $1,878 |
6,040 to 11,150 MZN $94 to $174 |
| Matola central | Family suburban | 4.5M to 18M MZN $70k to $282k |
55k to 110k MZN $861 to $1,722 |
5,110 to 10,220 MZN $80 to $160 |
| Infulene / Tsalala | Entry and budget | 3M to 10M MZN $47k to $157k |
40k to 85k MZN $626 to $1,330 |
3,715 to 7,895 MZN $58 to $124 |
| Ponta do Ouro / Ponta Mamoli | Coastal leisure luxury | 15M to 85M MZN $235k to $1.33M |
120k to 260k MZN $1,878 to $4,069 |
11,150 to 24,155 MZN $174 to $378 |
How much more do you pay for properties in Mozambique when you include renovation work, taxes, and fees?
In Mozambique in 2026, a buyer should usually add about 5% to 8% for taxes and buying costs, and about 15% to 40% in total if the property also needs meaningful renovation.
For a $200,000 property in Mozambique, which is about 12.8 million MZN, taxes and basic fees may add about $10,000 to $16,000, or about 640,000 to 1 million MZN. If the home needs renovation, the final budget can easily rise to about $230,000 to $280,000, or about 14.7 million to 17.9 million MZN.
For a $500,000 property in Mozambique, which is about 32 million MZN, taxes and basic fees may add about $25,000 to $40,000, or about 1.6 million to 2.6 million MZN. With heavier renovation, the final budget can move closer to $575,000 to $700,000, or about 36.7 million to 44.7 million MZN.
For a $1,000,000 property in Mozambique, which is about 63.9 million MZN, taxes and basic fees may add about $50,000 to $80,000, or about 3.2 million to 5.1 million MZN. If the property needs serious upgrading, the final budget can reach about $1.15 million to $1.4 million, or about 73.5 million to 89.5 million MZN.
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
| Extra cost | Type | Estimated cost range |
|---|---|---|
| SISA transfer tax | Tax | Usually 2% of the property value. On a 12.8 million MZN property, this is about 256,000 MZN, or about $4,000. This is one of the clearest tax items to plan for. |
| Stamp duty | Tax and document duty | Usually about 0.2% to 0.4% of the property value. On a $200,000 property, this is about $400 to $800, or about 26,000 to 51,000 MZN. The exact amount can vary by document and transaction structure. |
| Notary and registration | Fees | Usually about 0.5% to 1.5% of the property value. On a $500,000 property, this can mean about $2,500 to $7,500, or about 160,000 to 479,000 MZN. Buyers should check the exact registration path before signing. |
| Legal due diligence | Professional fee | Often about 1% to 2% of the property value. This is important in Mozambique because buyers must check title, land-use rights, seller authority, and any unpaid charges. On a $500,000 home, this can be about $5,000 to $10,000. |
| Agent fee, if paid by the buyer | Brokerage | Often 0% to 3% of the property value, depending on the agreement. In some deals the seller pays the agent, but buyers should not assume this. Always ask for the fee structure in writing. |
| Bank valuation and mortgage administration | Financing fee | Often about 0.5% to 1.5% if the purchase is financed. This can be expensive because mortgage credit in Mozambique is not cheap. Cash buyers may avoid some of these costs. |
| Light renovation | Renovation | Often about 5% to 12% of the purchase price. This can cover painting, small repairs, basic fixtures, and appliance upgrades. On a $200,000 home, this can be about $10,000 to $24,000. |
| Full renovation | Renovation | Often about 15% to 35% of the purchase price. This can include kitchens, bathrooms, electrical work, plumbing, flooring, windows, and structural repairs. On a $500,000 home, this can be about $75,000 to $175,000. |
| Furniture, appliances, generator, and AC | Fit-out | Often about 3% to 12% of the purchase price. This matters in Mozambique because backup power, cooling, and imported appliances can be costly. Premium homes need a larger fit-out budget. |
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 in Mozambique in 2026, or about 6.4 million MZN, there is a market, but it is mostly entry-level: a 55 to 70 square meter existing apartment in Matola central, a small 2-bedroom existing house in Infulene or Tsalala, or an older 1 to 2-bedroom apartment in Laulane or outer Maputo.
With $200,000 in Mozambique in 2026, or about 12.8 million MZN, you can look at an 80 to 100 square meter existing apartment in Alto Maé or Malhangalene, a 100 to 140 square meter family house in Matola, or a smaller 2-bedroom older apartment in Polana B or Coop.
With $300,000 in Mozambique in 2026, or about 19.2 million MZN, you can look at a 110 to 130 square meter apartment in Polana or Coop, an existing family house in Costa do Sol, or a newer 2 to 3-bedroom apartment in a better Maputo building with parking and security.
With $500,000 in Mozambique in 2026, or about 32 million MZN, you can look at a large 3-bedroom apartment in Polana or Sommerschield, a 4-bedroom family villa in Costa do Sol or Triunfo, or a sea-view home in Catembe or Ponta do Ouro if the title and condition are clear.
With $1,000,000 in Mozambique in 2026, or about 63.9 million MZN, you can look at a luxury villa in Sommerschield, a large sea-view home in Triunfo, Costa do Sol, Catembe, or Ponta Mamoli, or a penthouse-style apartment in Polana.
With $2,000,000 in Mozambique in 2026, or about 127.8 million MZN, the market is very thin because this is above normal residential demand. This budget can target a diplomatic-style compound in Sommerschield or Polana, a top beachfront villa in Ponta Mamoli or Ponta do Ouro, or a multiple-unit residential asset in central Maputo.
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 we trust it | How we used it |
|---|---|---|
| Banco de Moçambique | It is Mozambique’s central bank and the best official source for inflation, rates, currency, and macro conditions. | We used it to understand the financial background around the Mozambique housing market in 2026. We also used it to explain why mortgages remain difficult for many buyers. |
| Banco de Moçambique 2025 Annual Report notice | It confirms that the 2025 annual report was released on 1 June 2026, which makes it fresh for this article. | We used it as a timing anchor for the June 2026 macro context. We did not use it as a house-price index because Mozambique does not publish a full official residential transaction-price index. |
| Instituto Nacional de Estatística, Mozambique | It is Mozambique’s official statistics agency and the key source for inflation and population statistics. | We used it to anchor the inflation context. We cross-checked inflation with IMF and central-bank information before estimating real price changes. |
| IMF Mozambique country page | The IMF publishes official country surveillance, macro forecasts, and risk analysis for Mozambique. | We used it to frame GDP, inflation, and external financing conditions. We also used it to avoid relying only on property listings. |
| Property24 Mozambique | It is one of the more visible property portals in Mozambique and gives live asking-price evidence. | We used it to observe asking prices by area and property type. We treated the data as asking-price evidence, not final sale-price evidence. |
| Property24 Mozambique property trends | It is useful because it separates listing data from sold-price data, even if Mozambique coverage is limited. | We used it to confirm that portal data is not a complete national transaction dataset. We adjusted asking prices downward when estimating likely closed-sale values. |
| Pam Golding Properties Mozambique | Pam Golding is an established regional real-estate firm with professional listings and visible price data. | We used it to benchmark upper-middle and luxury homes in Maputo, Matola, Catembe, and coastal markets. We treated its listings as one input, not the whole market. |
| Mulima Imobiliária | It is a local real-estate agency with specific Maputo apartment listings and metical-denominated prices. | We used it to cross-check Polana apartment prices in local currency. We used these listings to calibrate mid-to-premium apartment examples. |
| Numbeo Mozambique property-price page | It is not official, but it gives transparent user-reported price-per-square-meter data. | We used it only as a sanity check for price-per-square-meter ranges. We did not rely on it alone because user-reported data can be noisy. |
| PwC Worldwide Tax Summaries, Mozambique | PwC’s tax summaries are widely used to understand country tax rules. | We used it to verify the 2% SISA property transfer tax. We then combined that with other buyer-cost assumptions. |
| World Bank Doing Business archive, Mozambique | The World Bank archive gives standardized information on property registration procedures and costs. | We used it to estimate transaction friction around registration. We combined it with tax, legal, notary, and renovation assumptions. |
| Wise exchange-rate history | It provides exchange-rate history that is useful when official tables are not easy to reuse. | We used it to approximate June 2026 currency conversion. We rounded the working rate to about 1 USD for 63.9 MZN and 1 EUR for 73.8 MZN. |
| Club of Mozambique inflation report | It reports local economic news and cites official inflation information from Mozambique. | We used it as a secondary cross-check for the 2025 inflation backdrop. We did not use it as a primary property-price source. |
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