Authored by the expert who managed and guided the team behind the Mozambique Property Pack
Yes, the analysis of Maputo's property market is included in our pack
Maputo's property market is experiencing moderate growth with prices rising 5-8% annually, driven by infrastructure development and foreign investment.
Central apartments average $3,240-$3,500 per square meter while suburban properties in areas like Matola and Costa do Sol offer better value with stronger growth potential. The market faces challenges from high mortgage rates of 22-24%, making it predominantly cash-driven, but long-term prospects remain positive due to urbanization and infrastructure projects.
If you want to go deeper, you can check our pack of documents related to the real estate market in Mozambique, based on reliable facts and data, not opinions or rumors.
As of September 2025, Maputo's property market shows steady growth with central apartments averaging $3,240-$3,500 per m² and suburban areas like Matola experiencing 7-10% annual price increases.
Prime neighborhoods including Polana Cimento, Baixa, and Costa do Sol lead growth while rental yields range from 4.4-7.3% for well-located properties.
| Property Type | Average Price per m² | Annual Growth Rate | Rental Yield |
|---|---|---|---|
| Central Apartments | $3,240-$3,500 | 5-7% | 5-7.3% |
| Suburban Apartments | $1,735 (110,500 MT) | 7-10% | 4.4-6% |
| Luxury Properties | $4,715+ (300,000 MT+) | 4-6% | 4.6-6.5% |
| Prime Land (500m²) | $40,000-$96,000 | 5-8% | N/A |
| Commercial Units | Variable | 4-6% | 4-6% |
Fact-checked and reviewed by our local expert
Alexia Vieira
Founder and President of Fundacion Khanimambo and Humbi Farm
What's the current average price per square meter for apartments, houses, and land in Maputo?
Central Maputo apartments currently cost $3,240–$3,500 per square meter as of September 2025.
Suburban apartments are significantly cheaper at approximately $1,735 per square meter (110,500 MT), with areas like Matola and Costa do Sol showing the strongest price momentum. Luxury properties command premium prices of $4,715+ per square meter (300,000+ MT), particularly in upscale neighborhoods like Polana Cimento and Sommerschield.
Land prices in prime Maputo locations range from MZN 2.5–6 million per 500-square-meter plot, equivalent to approximately $40,000–$96,000 total. Secondary areas like Matola and other emerging districts offer substantially lower land prices, making them attractive for development projects.
The price differential between central and suburban areas reflects infrastructure quality, proximity to business districts, and access to international amenities that expatriate buyers prioritize.
It's something we develop in our Mozambique property pack.
How have property prices in Maputo changed over the past 12 months, and what's the forecast for 2026-2028?
Maputo property prices have increased 5–8% over the past 12 months, with suburban areas like Matola and Costa do Sol experiencing stronger growth of 7–10%.
Central districts showed more moderate appreciation of 5–7%, while luxury segments in established neighborhoods like Polana Cimento and Sommerschield maintained steady 6–8% growth rates. The growth has been driven primarily by infrastructure improvements, including new road connections and shopping centers in emerging areas.
The forecast for 2026–2028 indicates continued moderate growth of 3–7% annually, with location-specific variations expected. Infrastructure projects, including major bridge and road developments, are likely to create new growth corridors that could see higher appreciation rates.
Economic factors including currency stability and foreign investment levels will significantly influence these projections, with the young, urbanizing population providing underlying demand support for the next decade.
Which neighborhoods show the fastest price growth, and which ones are stagnating?
| Neighborhood | Growth Rate (2025) | Market Characteristics |
|---|---|---|
| Polana Cimento | 6–8% | Heritage area with modern amenities, very high expatriate demand |
| Baixa (Downtown) | 5–7% | Rapid transformation with startup/tech sector influx |
| Matola | 5–7% | Infrastructure boom attracting family buyers and investors |
| Costa do Sol | 4–6% | Premium beachfront location popular with expatriates |
| Sommerschield | 4–6% | International schools and embassy zone commanding premium |
| Zimpeto/Marracuene | 4–5% | Emerging budget-friendly areas with new development projects |
| Inner-City Districts | <3% or stagnant | Poor connectivity, limited utilities, or oversupply issues |
What are the rental yields for different property types in central versus suburban areas?
Rental yields in central Maputo range from 4.4% to 7.3% for apartments, with the higher end achieved by well-located properties near business districts and expatriate amenities.
Villas in upscale and beachfront areas typically generate yields of 4.6–6.5%, with premium zones like Costa do Sol and Sommerschield commanding the highest returns. Central commercial units offer comparable yields of approximately 4–6%, though retail and office spaces are tightly held by institutional investors.
Suburban and coastal properties generally produce slightly lower yields due to higher vacancy risks and potential price stagnation in some districts. Areas with poor infrastructure connectivity or oversupply issues may struggle to achieve even 4% yields.
The rental market is strongly influenced by expatriate demand, with properties meeting international standards consistently outperforming local-standard accommodations in terms of both occupancy rates and rental premiums.
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How long does it take to resell a property in Maputo, and how has this changed recently?
Prime central apartments in Maputo currently sell within 2–6 months, while suburban and secondary locations may require 6–12+ months or longer, especially in areas with oversupply.
Market liquidity has improved significantly in growth areas with active infrastructure projects, including Matola, Costa do Sol, and Baixa, where properties often sell faster than the market average. Conversely, liquidity has worsened in stagnant districts with poor connectivity or oversupplied apartment complexes.
The cash-driven nature of the market, with only 15–20% of transactions using bank loans, means that properties priced appropriately for cash buyers tend to move more quickly than those requiring financing.
Properties in neighborhoods with fewer than 12 months of inventory typically resell within the shorter timeframe, while areas with longer inventory cycles face extended marketing periods and potentially lower final sale prices.
What short-term risks could push values down, and what long-term drivers could push them up?
High mortgage rates of 20–24% represent the primary short-term risk, as they limit the buyer pool to cash purchasers and reduce affordability for middle-class Mozambicans.
Economic and currency volatility, along with inflation pressures and political uncertainties, could dampen price growth in the near term. Oversupply risk exists in certain districts following recent construction booms, particularly in secondary suburban locations with multiple new apartment complexes.
Long-term drivers include major infrastructure projects such as new bridges and road connections that will open growth corridors and improve connectivity. The young, urbanizing population creates fundamental demand that should increase over the next decade.
Foreign investment expansion, including regional headquarters establishments, mining sector growth, and NGO/government presence, provides sustained demand for premium properties. These factors support long-term appreciation potential despite short-term market challenges.
How is buyer demand split between locals, expatriates, and investors?
Local buyers dominate the affordable segments but face significant constraints from high interest rates and income levels relative to property prices.
Expatriates and foreign investors drive demand in premium areas including Polana, Sommerschield, Costa do Sol, and Baixa, focusing primarily on high-quality apartments, villas, and commercial units that meet international standards. This segment represents a disproportionate share of transaction value despite lower transaction volume.
Regional and international investors target well-located apartments, mixed-use properties, and land for development projects. Cash buyers in this category have significant leverage in negotiations due to the financing constraints facing other market participants.
The investor segment is particularly active in emerging growth areas where infrastructure improvements are planned or underway, seeking properties with development or value-add potential.
It's something we develop in our Mozambique property pack.
What financing options exist, and how do interest rates affect affordability?
Mortgages are available in Maputo, but interest rates are extremely high at 22–24% for prime borrowers and above 24% for general applicants.
Only 15–20% of property transactions use bank financing, making the market predominantly cash-driven. This creates a significant advantage for cash buyers, including expatriates, foreign investors, and wealthy local buyers who can negotiate better prices and faster closings.
Affordability is severely challenged by the combination of high property prices relative to local incomes and prohibitive interest rates. Most Mozambican buyers are effectively priced out of the formal mortgage market, limiting demand to cash transactions or alternative financing arrangements.
The financing constraints create market segmentation where premium properties accessible to cash buyers appreciate more consistently than mid-market properties dependent on local financing. This dynamic is expected to continue until interest rates decline substantially.
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 much new housing supply is coming to market in 2026-2027?
Substantial new housing supply is planned for Matola, Costa do Sol, Zimpeto, and Marracuene, with several thousand new units projected for completion by 2027.
The development pipeline includes both affordable housing projects targeting local buyers and premium developments aimed at expatriate and investor markets. Government-supported housing initiatives represent a significant portion of the planned supply in suburban areas.
Oversupply risk is emerging in certain locations, particularly new apartment complexes in secondary suburbs where multiple projects are scheduled for simultaneous completion. This could create downward pressure on prices and rental rates in affected areas.
Central Maputo faces more limited new supply due to land constraints and higher development costs, which should support continued price appreciation in prime locations despite broader market supply increases.
Which budget ranges show the strongest buyer activity?
The strongest buyer activity occurs in the $80,000–$250,000 range, particularly for apartments and houses in central and emerging suburban areas.
This price range attracts both expatriate buyers seeking quality housing and investors looking for rental properties with solid yield potential. Properties in established neighborhoods within this budget typically sell faster and maintain better liquidity than higher-priced alternatives.
Oversaturation exists in the high-end luxury segment above $300,000, especially in secondary locations where premium pricing isn't supported by location advantages or amenities. Unfinished properties and those with government restrictions also face limited buyer interest.
Budget-conscious segments below $80,000 show activity but are constrained by financing limitations and quality concerns, with cash buyers having significant advantages in negotiations.
Which property types are most attractive for living, renting, and reselling?
| Investment Goal | Optimal Property Type | Preferred Locations |
|---|---|---|
| Living (Expatriate) | Apartments & Villas | Costa do Sol, Sommerschield, Polana Cimento |
| Living (Local/Budget) | Townhouses & Apartments | Matola, Zimpeto, emerging suburbs |
| Rental Income | Premium Apartments | Central districts, Matola, Sommerschield |
| Rental Volume | Mid-range Apartments | Matola, accessible suburban areas |
| Quick Resale | Apartments & Townhouses | Growth corridors, infrastructure zones |
| Long-term Appreciation | Land & Development Sites | Emerging areas with infrastructure plans |
| Commercial Investment | Office & Retail Spaces | Baixa CBD, prime commercial districts |
Where should you focus your investment based on your goals?
For living purposes, focus on Costa do Sol, Sommerschield, or Polana Cimento with budgets of $120,000–$250,000 for secure apartments, townhouses, or villas that offer international-standard amenities and security.
For rental income generation, target premium central apartments yielding 5–7% or consider Matola properties for volume-based rental strategies with steady tenant demand from local professionals and expatriate workers.
For resale-focused investments, concentrate on up-and-coming zones with infrastructure development including Matola, Baixa, and Zimpeto, while avoiding oversupplied districts. Focus specifically on areas with fewer than 12 months of inventory turnover.
Cash buyers should leverage their advantage in negotiations, particularly in growth corridors where infrastructure improvements are creating value appreciation opportunities. Consider mixed-use properties or development sites in areas with confirmed infrastructure projects.
It's something we develop in our Mozambique property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
For living purposes, target secure, well-serviced central neighborhoods with budgets of $120,000–$250,000 for apartments and townhouses that meet international standards.
For rental yields, premium apartments in central areas or Matola offer the most attractive returns at 5–7%, while for resale potential, focus on growth corridors with infrastructure improvements and avoid oversupplied districts.
Sources
- TheAfricanVestor - Maputo Property Market Analysis
- TheAfricanVestor - Maputo Price Forecasts
- EstimationQS - Building Costs in Mozambique
- Real Estate Market Cap - Maputo Analysis
- TheAfricanVestor - Mozambique Price Forecasts
- Numbeo - Property Investment in Maputo
- TheAfricanVestor - Mozambique Real Estate Trends
- Statista - Commercial Real Estate Mozambique