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 looking at real estate in Mozambique, you're probably wondering what's happening with property prices right now and where they're headed.
This blog post covers everything from current housing prices in Mozambique to our forecasts for 2026, 5 years, and even 10 years out.
We constantly update this article with the latest data, so you always get the freshest picture of the Mozambique property market.
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
- Property prices in Mozambique rose about 3% to 6% nominally in 2025, but after adjusting for inflation around 4.4%, real gains were close to zero in most areas.
- Maputo dominates the Mozambique housing market, with price per square meter roughly 50% to 100% higher than secondary cities like Beira or Nampula.
- The central bank's policy rate sits near 9.5% in early 2026, meaning mortgage rates remain expensive at around 15% to 16%, which limits broad buyer demand.
- Prime neighborhoods in Maputo like Polana and Sommerschield often see gross rental yields compress to just 3% to 5%, making them better suited for long-term wealth storage than income generation.
- Two to three bedroom apartments in well-located Maputo neighborhoods are the most liquid property type, attracting both local upper-middle buyers and corporate expat tenants.
- The metical trades around 64 MZN per US dollar in January 2026, and any currency weakness pushes up construction costs for modern buildings that rely on imported materials.
- LNG project momentum, especially the TotalEnergies development, could significantly boost corporate housing demand in Maputo if security and execution stay on track.
- Over 5 years, Mozambique property prices could rise 20% to 35% nationally and 25% to 45% in Maputo, though real gains after inflation may be modest at 5% to 15%.
- Climate risks like cyclones and flooding increasingly affect property desirability and insurance costs, especially in coastal and low-lying areas outside Maputo.
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What are the current property price trends in Mozambique as of 2026?
What is the average house price in Mozambique as of 2026?
As of early 2026, the average house price in Mozambique for a typical urban home falls between $85,000 and $160,000, which translates to roughly 5,400,000 to 10,200,000 Mozambican meticais or approximately €82,000 to €154,000.
When you look at price per square meter, Mozambique urban properties average between $1,400 and $2,300 per square meter, or about 90,000 to 147,000 meticais per square meter, with Maputo sitting significantly higher in the $2,200 to $3,600 range for apartments.
If you're thinking about what most buyers actually pay, the realistic range covering roughly 80% of property purchases in Mozambique in 2026 runs from around $50,000 for modest units in secondary cities up to $250,000 for quality homes in prime Maputo locations, or roughly 3,200,000 to 16,000,000 meticais.
How much have property prices increased in Mozambique over the past 12 months?
Property prices in Mozambique increased by an estimated 3% to 6% in nominal terms over the past 12 months, with Maputo seeing slightly stronger growth around 4% to 8%.
The range of price increases varies quite a bit depending on property type and location, with prime Maputo apartments gaining closer to 6% to 8%, while secondary cities like Beira and Nampula saw more modest increases of 2% to 5%.
The single most significant factor driving this price movement in Mozambique over the past year has been persistent urban demand concentration in Maputo, combined with construction cost pressures from imported materials and currency fluctuations.
Which neighborhoods have the fastest rising property prices in Mozambique as of 2026?
As of early 2026, the top three neighborhoods with the fastest rising property prices in Mozambique are Polana (including Polana Cimento), Sommerschield, and Costa do Sol, all located in Greater Maputo.
These top-performing neighborhoods in Mozambique are seeing annual price growth of approximately 7% to 10% for Polana, 6% to 9% for Sommerschield, and 6% to 8% for Costa do Sol.
The main demand driver explaining why these Maputo neighborhoods are experiencing the fastest price growth is their concentration of expat housing demand, quality infrastructure, and proximity to international schools, embassies, and corporate offices.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Mozambique.
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.
Which property types are increasing faster in value in Mozambique as of 2026?
As of early 2026, the ranking of property types by value appreciation rate in Mozambique places well-located apartments and condos first, followed by townhouses and duplexes in secure compounds, then standalone houses, with large luxury villas appreciating slowest.
The top-performing property type in Mozambique, which is two to three bedroom apartments in prime locations, is seeing annual appreciation of approximately 6% to 9%.
The main reason apartments are outperforming other property types in Mozambique is their combination of affordability for financing, strong rental demand from corporate tenants and upper-middle local buyers, and better liquidity when it comes time to sell.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Mozambique as of 2026?
As of early 2026, the top three factors driving property prices in Mozambique are urban concentration of demand in Maputo, rising construction input costs linked to currency movements, and expectations around major LNG and infrastructure projects.
The single factor with the strongest upward pressure on Mozambique property prices is the persistent flow of housing demand into Greater Maputo, where jobs, services, and infrastructure are concentrated, creating ongoing supply-demand imbalance in desirable neighborhoods.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Mozambique here.
Get fresh and reliable information about the market in Mozambique
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the property price forecast for Mozambique in 2026?
How much are property prices expected to increase in Mozambique in 2026?
As of early 2026, property prices in Mozambique are expected to increase by approximately 4% to 7% nationally over the calendar year, with Maputo likely seeing gains of 5% to 9%.
The realistic range of forecasts from different analysts for Mozambique property price growth in 2026 spans from a conservative 3% to an optimistic 9%, depending heavily on assumptions about LNG project progress and macroeconomic stability.
The main assumption underlying most price increase forecasts for Mozambique is that the central bank will continue its gradual rate-cutting cycle, improving mortgage affordability, while GDP growth strengthens modestly as projected by international institutions.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Mozambique.
Which neighborhoods will see the highest price growth in Mozambique in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Mozambique are Polana, Sommerschield, Costa do Sol, and Triunfo, all within Greater Maputo.
These top Maputo neighborhoods are projected to see price growth of approximately 7% to 10% in 2026, outpacing the national average by several percentage points.
The primary catalyst driving expected growth in these Mozambique neighborhoods is sustained corporate and expat housing demand, particularly if LNG-related business activity increases and brings more international professionals to Maputo.
One emerging neighborhood in Mozambique that could surprise with higher-than-expected growth is Katembe, where infrastructure improvements are gradually transforming accessibility, though outcomes remain project-dependent.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Mozambique.
What property types will appreciate the most in Mozambique in 2026?
As of early 2026, the property type expected to appreciate the most in Mozambique is well-located two to three bedroom apartments and condos in prime Maputo neighborhoods.
The projected appreciation for top-performing apartments in Mozambique in 2026 is approximately 6% to 9%, supported by strong rental demand and relatively better financing accessibility.
The main demand trend driving appreciation for apartments in Mozambique is the combination of corporate tenant demand, upper-middle local buyers seeking manageable price points, and the practical advantages of modern buildings with backup utilities and security.
The property type expected to underperform in Mozambique in 2026 is large luxury villas, which face a thin buyer pool and longer selling times, especially when priced in US dollars for a limited market.
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.
How will interest rates affect property prices in Mozambique in 2026?
As of early 2026, the impact of current interest rate trends on Mozambique property prices is moderately supportive, as the central bank has been gradually cutting rates, though mortgage costs remain high enough to limit mass-market demand.
The current benchmark MIMO rate in Mozambique sits around 9.5%, with commercial mortgage rates typically near 15% to 16%, and the expected direction is further gradual easing if inflation stays controlled.
In Mozambique, a 1% change in interest rates typically affects property affordability by shifting monthly mortgage payments by roughly 8% to 10%, which can meaningfully change how much home a middle-class buyer can afford, though this mainly impacts the mid-market apartment segment rather than cash-heavy prime purchases.
You can also read our latest update about mortgage and interest rates in Mozambique.
What are the biggest risks for property prices in Mozambique in 2026?
As of early 2026, the three biggest risks for property prices in Mozambique are an inflation or currency shock that forces interest rates back up, fiscal instability and public payment delays that reduce confidence, and climate events like cyclones that damage properties and raise costs.
The single risk with the highest probability of materializing in Mozambique is continued fiscal pressure and payment delays, which the central bank has already flagged as a concern affecting domestic economic confidence and transaction volumes.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Mozambique.
Is it a good time to buy a rental property in Mozambique in 2026?
As of early 2026, buying a rental property in Mozambique can be a reasonable decision if you focus on rentable mid-market apartments in prime Maputo locations and set conservative yield expectations around 5% to 7% gross.
The strongest argument in favor of buying a rental property in Mozambique now is that you can acquire quality stock at prices that may look attractive in hindsight if LNG projects accelerate and corporate housing demand increases significantly.
The strongest argument for waiting before buying a rental property in Mozambique is that interest rates remain high, yields in prime areas are often compressed to just 3% to 5% gross, and macro risks including fiscal instability could create better buying opportunities later.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Mozambique.
You'll also find a dedicated document about this specific question in our pack about real estate in Mozambique.
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.
Where will property prices be in 5 years in Mozambique?
What is the 5-year property price forecast for Mozambique as of 2026?
As of early 2026, cumulative property price growth in Mozambique over the next 5 years is expected to reach approximately 20% to 35% nationally, with Maputo potentially seeing gains of 25% to 45%.
The range of 5-year forecasts for Mozambique spans from a conservative 15% to 20% if macro shocks dominate, up to an optimistic 40% to 50% if LNG investments fully materialize and the economy strengthens significantly.
The projected average annual appreciation rate for Mozambique property over the next 5 years works out to roughly 4% to 6% per year in nominal terms, though real gains after inflation may be more modest at 1% to 3% annually.
The key assumption most forecasters rely on for their 5-year Mozambique property predictions is that the country maintains relative macroeconomic stability, inflation stays in the mid-single digits, and major investment projects continue moving forward.
Which areas in Mozambique will have the best price growth over the next 5 years?
The top three areas in Mozambique expected to have the best price growth over the next 5 years are Greater Maputo's prime belt (Polana, Sommerschield, Costa do Sol), selected Matola corridors with good commuting access, and Triunfo with its lifestyle amenities.
The projected 5-year cumulative price growth for these top-performing areas in Mozambique ranges from 30% to 50% for prime Maputo neighborhoods, compared to 20% to 35% for the broader national market.
This largely mirrors our shorter-term forecast because the fundamental drivers remain the same: jobs, infrastructure, and services concentrate in Maputo, though over 5 years the gap between prime and secondary areas may widen further.
The currently undervalued area in Mozambique with the best potential for outperformance over 5 years is Matola, where practical mid-market housing attracts consistent local demand and prices have more room to grow than already-expensive prime Maputo.
What property type will give the best return in Mozambique over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over 5 years in Mozambique is mid-market apartments and condos with two to three bedrooms in well-located Maputo neighborhoods.
The projected 5-year total return for top-performing apartments in Mozambique, combining appreciation and rental income, could reach approximately 45% to 70% cumulative, assuming 5% to 7% gross rental yields plus 25% to 40% capital growth.
The main structural trend favoring apartments over the next 5 years in Mozambique is the growing urban middle class seeking affordable, secure, and financeable housing, combined with corporate tenant demand that supports stable rental income.
The property type offering the best balance of return and lower risk over 5 years in Mozambique is townhouses or duplexes in secure compounds, which offer slightly lower volatility than apartments while still benefiting from strong rental demand.
How will new infrastructure projects affect property prices in Mozambique over 5 years?
The top three major infrastructure projects expected to impact Mozambique property prices over the next 5 years are the LNG developments in Cabo Delgado with their Maputo-based corporate housing spillover, major power grid expansions, and road and bridge improvements in Greater Maputo.
In Mozambique, the typical price premium for properties near completed infrastructure projects ranges from 10% to 25%, with the largest premiums seen where transport links significantly reduce commute times or where utility reliability improves dramatically.
The specific Mozambique neighborhoods that will benefit most from these infrastructure developments include Katembe (if bridge and ferry access improves further), Matola nodes along major transport corridors, and any Maputo areas where power and water reliability upgrades complete.
How will population growth and other factors impact property values in Mozambique in 5 years?
Mozambique's population is growing at roughly 2.5% to 3% annually, and combined with accelerating urbanization, this is expected to add meaningful demand pressure to urban housing markets over the next 5 years, particularly in Greater Maputo.
The demographic shift that will have the strongest influence on Mozambique property demand is the growth of young households seeking their first homes, combined with a gradually expanding middle class with formal employment and mortgage access.
Migration patterns in Mozambique, including rural-to-urban movement and some return of diaspora professionals, are expected to concentrate housing demand even more heavily in Maputo and its immediate corridors over the next 5 years.
The property types and areas that will benefit most from these demographic trends in Mozambique are affordable apartments in practical Maputo neighborhoods and mid-market housing in Matola, where young families can realistically afford to buy or rent.
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 is the 10 year property price outlook in Mozambique?
What is the 10-year property price prediction for Mozambique as of 2026?
As of early 2026, cumulative property price growth in Mozambique over the next 10 years is expected to reach approximately 60% to 110% nationally, with Maputo potentially seeing gains of 80% to 140%.
The range of 10-year forecasts for Mozambique spans from a conservative 40% to 60% if the country faces persistent macro challenges, up to an optimistic 120% to 150% if major investments succeed and economic stability strengthens significantly.
The projected average annual appreciation rate for Mozambique property over the next 10 years works out to roughly 5% to 8% per year in nominal terms, though real gains will depend heavily on inflation outcomes.
The biggest uncertainty factor in making 10-year Mozambique property price predictions is whether major investment projects, particularly LNG, will deliver sustained job creation and economic growth, or whether security and execution risks will limit their impact.
What long-term economic factors will shape property prices in Mozambique?
The top three long-term economic factors that will shape property prices in Mozambique over the next decade are macroeconomic stability (inflation and currency management), execution of major investment projects (especially LNG and power infrastructure), and urbanization combined with formal job creation.
The single long-term economic factor that will have the most positive impact on Mozambique property values is successful LNG project execution, which could generate sustained corporate housing demand, boost government revenues, and create economic spillover effects across Greater Maputo.
The single long-term economic factor that poses the greatest structural risk to Mozambique property values is persistent fiscal pressure and potential currency instability, which could raise financing costs, reduce buyer confidence, and erode real returns for property owners.
You'll also find a much more detailed analysis in our pack about real estate 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 |
|---|---|---|
| Instituto Nacional de Estatística (INE) | Mozambique's official statistics agency for inflation and population data. | We used INE to anchor real vs nominal price calculations using CPI inflation. We also sized demand pressure using population and urban growth shares. |
| Banco de Moçambique - Money Market | The central bank's official publication for policy rates and mortgage conditions. | We used it to explain financing affordability and credit-driven demand. We translated rate direction into price pressure forecasts for 2026. |
| Banco de Moçambique - MPC Communiqué | The central bank's formal decision note with explicit policy rationale. | We used it to connect inflation expectations and fiscal delays to housing demand. We treated it as the reasoning behind rate decisions. |
| Banco de Moçambique - Foreign Exchange | The official FX reference for USD/MZN conversion rates. | We used it to convert Maputo prices quoted in USD into meticais consistently. We also analyzed FX impact on construction costs. |
| Banco de Moçambique - CEPI Report | Official central bank inflation analysis and forecasting publication. | We cross-checked INE inflation trends and the single-digit inflation baseline. We framed inflation surprise risks for housing demand. |
| World Bank - Mozambique Economic Update | A top-tier international institution for macro diagnostics and sector context. | We triangulated the near-term macro story shaping housing demand. We leaned on it for Mozambique-specific constraints like FX and fiscal pressure. |
| World Bank - Mozambique MPO | Clear, sourced growth outlook from an international institution. | We anchored our 2026 to 2027 demand scenarios on income and confidence projections. We used its risk list when stress-testing price forecasts. |
| IMF - Mozambique Article IV Report | Primary source for fiscal, FX, and financial stability assessments. | We triangulated macro constraints affecting mortgage markets and foreign buyer sentiment. We kept forecasts grounded beyond real estate factors. |
| UN DESA - World Urbanization Prospects | The UN's standard dataset for long-run urbanization demand drivers. | We explained why Maputo keeps capturing demand over 5 to 10 years. We justified why price growth is location-concentrated. |
| Savills - Mozambique Overview | Global real estate firm with professional market positioning insights. | We used it mainly to identify prime neighborhoods like Polana and Sommerschield. We cross-checked these calls against local listings. |
| Pam Golding - Maputo Listings | Major brokerage with transparent, queryable listing data. | We sampled asking prices by property type and area for apartments and houses. We normalized into price-per-sqm bands for analysis. |
| Property24 Mozambique | Large regional listings platform with high volume and consistent filters. | We used it as a second independent sample to reduce single-broker bias. We identified which property types have enough listings to analyze. |
| Properstar - Maputo Rentals | Aggregates rental listings across portals for rent-level sanity checks. | We estimated rent bands by area and type to infer gross yields. We cross-checked yields against purchase prices from other sources. |
| Trading Economics - Mozambique Inflation | Transparent aggregator helping verify release timing and levels. | We used it only to confirm alignment with latest inflation prints. We still treated INE as the official source of truth. |
| Reuters - LNG Project Updates | Major wire service with reliable reporting on energy investments. | We tracked LNG momentum affecting corporate housing demand. We used project news to assess sentiment and high-end demand outlook. |
| AP News - Infrastructure Projects | Reputable news source for major infrastructure developments. | We identified real, time-bound projects affecting property values. We applied conservative housing transmission assumptions. |
Get the full checklist for your due diligence in Mozambique
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
If you want to go deeper, you can read the following: