DUAT Mozambique: Complete Guide to Land Rights and Investment
September 2026
What Is DUAT?
DUAT (Direito de Uso e Aproveitamento da Terra) is Mozambique's land use rights system. In Mozambique, all land belongs to the state — individuals and companies cannot own land outright. Instead, they hold DUAT rights, which grant them the right to use and benefit from the land.
Types of DUAT
1. DUAT by Occupation (Customary Rights)
Mozambican citizens in rural areas automatically have DUAT rights over land they have occupied and used customarily for generations. These rights are recognized without formal registration.
2. DUAT by Authorization (Formal Rights)
For commercial use, investors must apply for a formal DUAT from the government. This involves:
- Application to the Provincial Directorate of Agriculture
- Community consultation (required by law)
- Environmental impact assessment (for large projects)
- Cadastral survey and mapping
- Approval by the Provincial Governor or Minister
3. DUAT by Cessão (Transfer)
DUAT rights can be transferred between parties through a Cessão de DUAT. This is the mechanism used by COJAZ cooperative to acquire 500 hectares of land in Zambézia.
The COJAZ DUAT Case Study
Location: Povoado de Muaquiua, Zambézia, Mozambique GPS: -16.70389, 37.37083 Size: 500 hectares Transfer Type: Cessão de DUAT
Transfer Details
- Cedente (Transferor): Herança indivisa aberta por óbito de Memuna Usse Bernardo (falecida 27/03/2026). Represented by Abade Figueiredo Talgo, BI 020100190934B, residente em Maputo.
- Cessionária (Transferee): COJAZ (Registo 101668401, NUIT 401342966). President: Zito Arcanjo Domingos.
- Legal Representative: Anselmo Djadju de Castro Boaventura, Mozambican lawyer (Advogado). Office: Rua das Mahotas, n.º 50, 1.º A, Maputo.
- Status: Pending — the formal DUAT registration is being processed.
DUAT and Foreign Investment
US-Mozambique Bilateral Investment Treaty (BIT)
The US-Mozambique BIT, in force since 2005, protects American investors in Mozambique. It guarantees:
- Fair and equitable treatment
- Full protection and security
- Protection against expropriation
- Free transfer of capital and profits
- International arbitration for disputes
How Foreigners Can Access Land
Foreign investors cannot own land in Mozambique but can:
- Partner with a Mozambican entity that holds DUAT rights
- Apply for a DUAT for a specific investment project (requires government approval)
- Lease land from a DUAT holder
- Acquire DUAT rights through a Cessão (transfer) from a current holder
Key Requirements for DUAT
- Community consultation: The local community must consent to the land use
- Investment plan: A viable development plan must be presented
- Environmental compliance: Projects must meet environmental standards
- Mozambican partner: Foreigners typically need a local partner
DUAT and Satellite Verification
At Maputo Bridge Capital, we verify DUAT claims using satellite imagery. The Sentinel-2 satellite photographs every farm in our portfolio every 5 days at 10-meter resolution.
This means:
- Land boundaries can be verified from space
- Crop health is monitored continuously (NDVI)
- Land use changes are detected automatically
- Carbon sequestration can be verified for carbon credit projects
Common DUAT Questions
How long does DUAT last?
- For Mozambican citizens: Indefinite (permanent)
- For commercial investors: 50 years, renewable
- For community land: Customary, permanent
Can DUAT be sold?
DUAT rights can be transferred (Cessão) but not "sold" in the traditional sense — the state remains the ultimate owner. The transfer must be registered with the cadastral authority.
What if there is a dispute?
Land disputes in Mozambique are resolved through:
- Community mediation (first step)
- District land tribunals
- Provincial courts
- International arbitration (for foreign investors under BIT)
Is DUAT needed for carbon credits?
Strictly speaking, no. Carbon credits require trees growing on the land, verified by satellite. The DUAT provides legal certainty over who owns the carbon rights, but the satellite verifies the actual sequestration regardless of land title status.
Conclusion
DUAT is Mozambique's unique land rights system that balances state ownership with private use rights. For investors, it provides a legal framework for accessing land while ensuring community consent. For farmers like COJAZ, it provides legal certainty over 500 hectares of agricultural land.
With satellite verification, blockchain logging, and M-Pesa payment, MBC provides a new layer of transparency and trust over Mozambican land rights.
Maputo Bridge Capital connects US investors to Mozambican farmers via satellite credit scoring, M-Pesa mobile money, and blockchain verification.
Invest: maputobridgecapital.com/investments Contact: anselmo.boaventura@maputobridgecapital.com Phone: +1 (516) 360-8323
