Mozambique land rights are governed by the DUAT system, which provides individuals and entities with a 50-year renewable right to use and benefit from land. While the state retains ownership of all land, this framework allows for structured agricultural development and investment across the country's 36 million hectares of arable soil.
The DUAT System
What Is DUAT?
Feature
Detail
Full name
Direito de Uso e Aproveitamento da Terra
Translation
Right to Use and Benefit from Land
Duration
50 years (renewable)
Ownership
State retains ownership; user gets use rights
Transferable
Yes (with government approval)
Inheritance
Yes (passes to heirs)
Mortgage
Yes (can be used as collateral)
Types of DUAT
Type
Who Gets It
Size
Duration
Cost
Individual DUAT
Single farmer
1-10 ha
50 years
~$0.50/ha/year
Community DUAT
Local community
Unlimited
Perpetual
Free
Commercial DUAT
Company/investor
10-10,000 ha
50 years
$1-5/ha/year
Special DUAT
Large projects (>1,000 ha)
1,000-50,000 ha
50 years
Negotiated
How to Acquire a Commercial DUAT
Step
Action
Time
Cost
1
Identify land (must be unused or with community consent)
PDF ebook, instant download. $5 of every copy buys seed for a farmer.
Land Costs by Province
Province
DUAT Cost (per ha/year)
Land Quality
Best For
Maputo
$5
Good
Horticulture, vegetables
Gaza
$2
Fair
Maize, sorghum, livestock
Sofala
$2
Good
Rice, cashew, Gorongosa
Zambezia
$1.50
Excellent
Tea, coconut, cassava
Nampula
$2
Good
Cashew, sesame, cotton
Cabo Delgado
$3
Fair
Coconut, tourism
Niassa
$1
Good
Forestry, livestock, carbon
Tete
$1.50
Fair
Sorghum, livestock, mining
Manica
$2
Excellent
Horticulture, fruit, coffee
Inhambane
$3
Fair
Cashew, coconut, tourism
Legal Protections for US Investors
Protection
How It Works
BIT (Bilateral Investment Treaty)
US investors can use international arbitration if DUAT is expropriated
DUAT registration
Legally registered in National Land Cadastre
Mortgage
DUAT can be mortgaged (bankable)
Transfer
DUAT transferable with government approval
Renewal
Automatic renewal after 50 years if terms met
Community rights
Community consultation required (cannot be bypassed)
Impact on the Smallholder Farmer
For a smallholder farmer in Mozambique, the DUAT system provides the security of tenure necessary for long-term planning. By securing rights to their land, farmers are better positioned to invest in their seasonal inputs—such as seeds and fertilizers—knowing their efforts are protected on legally recognized plots. This stability is essential for improving yields and participating in community-based cooperative efforts, such as those coordinated by the COJAZ cooperative in Zambezia.
Frequently asked questions
What happens to land ownership in Mozambique?
All land belongs to the state, and individuals or companies obtain the right to use and benefit from the land through a DUAT.
How long is a DUAT valid?
A commercial or individual DUAT is valid for 50 years and is renewable if the terms are met.
Is community consultation mandatory for land use?
Yes, community consultation is a legal requirement in the application process and cannot be bypassed when securing land for commercial purposes.
Supporting Mozambican Agriculture
Maputo Bridge Capital, founded by Anselmo Boaventura in Fort Worth, Texas, works to bridge the gap for smallholder farmers. You can sponsor a farmer for as little as $25, which provides them with the necessary seeds and fertilizer through local shops. MBC verifies the fields and provides documentation for every gift. Please note that these sponsorships are strictly gifts and not investments. Learn more about how you can contribute at Sponsor a Farmer.
