Buying Property in Mauritius as a Foreigner — The Complete Guide

Mauritius has one of the most clearly structured foreign property ownership frameworks in the Indian Ocean. Foreigners cannot buy land freely on the open market — but through government-approved schemes, they can purchase high-quality freehold villas, apartments, and plots at developments approved by the Economic Development Board (EDB).

Buying through these schemes also grants you a residence permit — one of the most compelling property-plus-residency packages in the world.

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Can Foreigners Buy Property in Mauritius?

Direct answer: Foreigners can buy freehold property in Mauritius, but only through designated schemes. Buying land or residential property outside these schemes is not permitted for non-citizens.

The approved schemes:

Scheme	Min. purchase	Residency
PDS (Property Development Scheme)	USD 375,000	Yes — for buyer, spouse, dependants
Smart City Scheme (SCS)	USD 375,000	Yes
G+2 Apartment Scheme	USD 375,000	Yes

The most common route for most buyers is PDS — standalone villas and villa-estate living in resort-style settings.

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The PDS Explained

Under PDS:

• Property must be purchased from a developer who holds PDS approval from the EDB
• Minimum purchase price of USD 375,000 (approximately MUR 17 million at current rates)
• Purchase includes a residence permit for the buyer, spouse, and dependent children up to age 24
• Residence permit is valid for as long as the property is owned — there is no minimum stay requirement
• No income requirement (unlike the Retirement or Occupation Permit routes)

What you get with a PDS property:

• Freehold title (actual title deed in your name — not leasehold)
• A residence permit for your whole family
• Access to premium resort-style amenities (pools, gyms, security)
• The ability to rent the property out when not in residence

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Where Are the PDS Developments?

North Coast (Grand Baie, Balaclava, Trou aux Biches): Large resort complexes, often with marina or beach club access. Easy access to Grand Baie's amenities.

West Coast (Tamarin, La Gaulette, Rivière Noire): Increasingly popular — beautiful mountain backdrops, world-class kitesurfing.

East Coast (Trou d'Eau Douce, Belle Mare, Mahébourg): The classic luxury resort corridor. Home to the island's finest hotels (One&Only, Four Seasons, Constance).

South Coast (Bel Ombre): Heritage Resorts group's integrated development — golf, spa, restaurants, beach club, and village-style living all within one development.

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The Buying Process

Step 1: Choose your development and property

Work with a reputable property agency familiar with PDS stock. Key questions to ask the developer: Is EDB approval current? What are the annual levies? What is the rental yield? What is the delivery timeline?

Step 2: Reservation

Pay a reservation deposit (typically EUR 5,000–20,000) to hold the property off the market while due diligence is completed.

Step 3: Legal due diligence

You must use a Mauritius notaire (notary). The notaire conducts title searches, checks planning approvals, and prepares the sale documents. Budget MUR 80,000–150,000 for notaire fees.

Important: The notaire acts for the transaction, not exclusively for you. Consider also hiring your own lawyer to review the contract independently.

Step 4: Preliminary Sales Agreement (PSA)

A binding contract signed by both parties, involving payment of a 10% deposit. The PSA specifies the completion date, conditions, and penalties for default.

Step 5: EDB Application

The buyer and developer jointly apply to the EDB for approval of the purchase. This is the formal step that enables the residence permit to be issued. Processing time approximately 4–6 weeks.

Step 6: Deed of Sale

Signed at the notaire's office. The balance of the purchase price is transferred. Title passes to the buyer. The residence permit application proceeds.

Step 7: Residence Permit

Following EDB approval and deed of sale, the residence permit is issued to the buyer, spouse, and qualifying dependants.

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Costs and Fees

Cost	Amount
Notaire fees	~1% of purchase price
Registration duty (stamp duty)	5% of purchase price
EDB permit processing fee	Approximately MUR 10,000
Annual service charges (levy)	MUR 50,000–200,000
Rental management fee	15–20% of gross rental income

Total transaction costs (legal, stamp duty, and fees): budget approximately 6–8% over the purchase price.

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Financing the Purchase

Mauritius banks offer mortgages to non-residents purchasing PDS property:

• MCB, AfrAsia, and Bank One are the most active in this market
• Loan-to-value ratio: typically up to 70% for non-residents
• Interest rates: typically 4–6% in MUR

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Typical Rental Yields

Many PDS buyers rent their properties through the development's management company.

Typical gross rental yields: 3–5% for villas; slightly higher for apartments.

Important: Rental income earned in Mauritius is subject to Mauritius income tax (15% flat rate). You must declare rental income and file a Mauritius tax return.

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What to Watch Out For

Under-construction risk: Many PDS properties are sold off-plan. Ensure the developer has solid financial backing, check EDB approval is current, and have your notaire insert penalty clauses for late delivery.

Service charge escalation: Annual levies can increase significantly. Review the management company's track record.

Rental management contracts: Some developments require you to use the in-house rental management company. Review the management contract carefully — terms vary widely.

Currency exposure: Most PDS transactions are denominated in USD or EUR. If your income is in GBP or ZAR, you're taking currency risk.