Is Mauritius Property a Good Investment in 2026?
Consistent USD price growth, no CGT, strong rental demand, and a residency pathway — but entry prices have risen sharply. An honest investment analysis.
Is Mauritius property a good investment in 2026?
The case FOR investing
1. Price appreciation: Grand Baie PDS properties up from USD 1,340/sqm (2020) to USD 2,150/sqm (Q3 2026) — 60% in six years.
2. No capital gains tax: Zero CGT. Every gain is yours. This changes the maths dramatically vs jurisdictions taxing 20-30% of gains.
3. Structural rental demand: Large and growing expat population paying MUR 80,000-150,000/month for quality properties.
4. Residency bonus: Buying at USD 375,000+ grants a Residence Permit — free if you were planning to buy anyway, with real tax-structuring value.
5. USD denominated: Useful currency diversification for SA, UK, and European buyers.
The case for caution
1. Entry prices have risen: USD 375,000 now buys a modest 2-bed apartment in Grand Baie, not a villa. For a villa with pool: USD 700,000-900,000.
2. Net yields are modest: Gross 5-7% sounds attractive but net after management fees (15-20%), maintenance (1%), insurance (0.5%), and vacancy (8-12%) is typically 3-4.5%.
3. Illiquidity: Takes 3-6 months to sell. No quick exits.
Best opportunities in 2026
- Flic en Flac: Best net yield relative to entry price
- Tamarin: Fastest appreciation, lifestyle buyers driving demand
- Beau Champ: Ultra-low inventory, highest holiday let rates
Verdict
Good for buyers who also value lifestyle, residency, and tax efficiency. Not ideal for pure-yield investors or those needing liquid assets.
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