Buying Property in Mozambique

Name: Mozambique
Address: MZ

Property rights, purchase process, costs, and considerations for foreign residents.

Updated: August 2026

Who can buy

Foreigners can acquire houses, apartments, or shops in urban areas. Agricultural land and strategic areas face tighter rules; in everyday speech “imóvel” means a building, not bare land.

Land belongs to the State. DUAT (Right of Use and Benefit of Land) works like a long-term lease: it has a term, renewal steps, and periodic fees; not outright ownership of the soil. Locally registered companies also acquire corporate property. Always confirm DUAT validity with the Ministry of Land and Environment and registration at the Land Registry.

Purchase process

Identify property and negotiate price (MZN or USD)
Due diligence: land registry certificate, seller's commercial certificate, tax clearances
Preliminary purchase agreement (CPCV) with a lawyer
Payment; often in tranches tied to milestones (registration, key handover)
Registration at the Land Registry and DUAT renewal or update when the term expires

Historic Correios building in Maputo — Historic Baixa buildings
Homes and shops in older Baixa blocks need careful inspection; structure, roof, plumbing, and paperwork.

Indicative costs

Budget 5–10% of the purchase price for legal and tax costs, in addition to the negotiated price.

Stamp duty on real estate transactions
Lawyer and notary fees
Land registry fees
Real estate agent commission (if applicable)
Outstanding municipal taxes and condominium fees; verify before closing

Maputo Marginal — Location
The Marginal, Polana, and established avenues hold demand; weigh traffic, building fees, and title paperwork.

Prometheus Building, Maputo — Land and DUAT
Land belongs to the State. DUAT (Right of Use and Benefit of Land) works like a long-term lease; it has a term, renewal steps, and fees; it is not outright ownership of the soil. Confirm validity, renewal conditions, and any built structure with a lawyer and notary.

Risks and due diligence

Verify there are no mortgages, liens, or disputes over the property. Land without a regularized DUAT is risky. In coastal and tourist zones, confirm building permits and urban compliance.

Avoid cash payments without documentation. Use bank transfers and official receipts.

Traditional house in Maputo — Residential property
Before paying a deposit, request land-registry and tax certificates and confirm building permits.

Practical tips

Property purchase is a long-term decision. Legislation and practices evolve. Confirm current requirements with local professionals.

Hire an independent Mozambican lawyer; not only the seller's
Visit the property and neighborhood multiple times before committing
Consider renting in the same area first before buying
Assess liquidity; resale can take months

Considering buying property in Mozambique?

Get guidance on due diligence, registration, and local legal partners.