Property · 6 min read
The DUAT: what foreign buyers must know about land
The single most important sentence in Mozambican property: you cannot own land. You can hold a right to use it, and that right has terms.
What the DUAT actually is
The Direito de Uso e Aproveitamento da Terra is a State-granted right to use land for a defined purpose and term, commonly fifty years and renewable. Buildings and improvements can be privately owned and transferred.
Verification comes before offer
Check that the DUAT exists, that its term and purpose match the intended use, that the holder is who they claim to be and that municipal rates and encumbrances are clear. Much of this sits in physical provincial records.
Development obligations are real
Rights are granted against a development plan. Non-implementation can put the right at risk, which matters especially for speculative land holdings.
Community land requires consultation
Where land is occupied or community-held, a documented consultation process is required. A defect here typically surfaces at financing or exit, when it is most damaging.
Practical guidance for buyers
Budget for SISA transfer tax, notary and registration fees, insist on registration before final payment, and never rely on a promise of a DUAT that has not been issued.