Buying Property in Mauritius as a Foreigner

Can foreigners buy property in Mauritius?

Yes — but with important restrictions. Mauritius allows non-citizens to purchase residential property, but only within specific government-approved development schemes. A foreigner cannot simply approach any property on the open market and buy it as they would in the UK, Australia, or South Africa.

The restriction exists to protect the local property market. Mauritians — the majority of whom are not wealthy — would be quickly priced out if the entire island's housing stock were open to international buyers with access to hard currency. The approved schemes are specifically designed to channel foreign capital into new, purpose-built developments while ring-fencing the general housing market for locals.

This creates a dual market: a local market for Mauritians, and an approved-scheme market for foreign buyers. The approved-scheme market is priced in US dollars and euros, is of a generally higher specification, and offers legal certainty and, in most cases, a path to residency.

The approved property schemes

Mauritius has four main frameworks through which foreigners can legally purchase residential property. Each has different rules around minimum price, residency entitlement, and the type of property available.

PDS — Property Development Scheme

The PDS is the current primary scheme for foreign buyers in Mauritius. It replaced the old IRS (Integrated Resort Scheme) and RES (Real Estate Scheme) in 2015. PDS developments must be approved by the Economic Development Board (EDB) and meet minimum standards for size, facilities, and infrastructure.

PDS properties are typically villas, townhouses, or apartments within gated estates — often with communal pools, gardens, and security. The buyer receives full freehold title. There is no government-set minimum purchase price for PDS itself, but the Residence Permit entitlement requires a price of at least USD 375,000.

IRS — Integrated Resort Scheme (resale)

IRS was the predecessor to PDS and was used to develop some of Mauritius's most prestigious resort-residential estates, including Anahita, Heritage, and Tamarina Golf Estate. No new IRS developments are approved — the scheme is closed — but properties built under IRS can be resold to foreign buyers on the secondary market.

IRS properties tend to be larger and more luxurious than typical PDS developments, and are often located within full-service resort estates with hotel facilities. Expect to pay a premium over standard PDS stock.

Smart City Scheme

Mauritius's Smart City framework allows the development of large mixed-use urban zones with residential, commercial, and institutional uses. Foreign buyers can purchase residential units within approved Smart Cities — including Moka Smart City, Mon Trésor Smart City, and others — with no minimum price threshold.

Smart City apartments are generally the most affordable approved-scheme option for foreign buyers, with studio and one-bedroom units available from around USD 150,000–180,000. Residency is not automatic at this level; a separate permit application is required.

Ground + 2 Apartments

Foreigners may purchase apartments in residential buildings of at least ground floor plus two upper storeys, in authorised zones, without any minimum price. This is the least regulated and most accessible route — no EDB approval is required, and the apartment does not need to be within a resort estate.

The trade-off is that there is no automatic residency entitlement from this type of purchase regardless of price. Buyers who want residency must apply separately under an Occupation Permit or Premium Visa.

Residency through property purchase

One of the most compelling features of the Mauritius property market for international buyers is the residency pathway built into qualifying purchases.

How it works

Purchasing a PDS or IRS property at or above USD 375,000 automatically entitles the buyer to a Mauritius Residence Permit. The permit is issued to the buyer, their spouse, and dependent children under the age of 24. It is valid for the duration of the property ownership and does not need to be renewed annually.

What the Residence Permit allows

A property-linked Residence Permit allows you to live in Mauritius indefinitely. It does not, however, automatically grant the right to work locally. To work for a Mauritius-registered employer or operate a business locally, you need an Occupation Permit in addition to the Residence Permit. The two can be held simultaneously.

Path to Permanent Residence

After ten years of continuous residence under a property-linked Residence Permit, you can apply for a Permanent Residence Permit (PRP), which is valid for 20 years and does not lapse if you sell the property. After holding the PRP for two years, citizenship and a Mauritius passport can be applied for. Mauritius allows dual citizenship.

Property prices in Mauritius (2026)

Mauritius property prices are quoted in US dollars by convention, even though the transaction and all legal fees are denominated in Mauritian Rupees. The exchange rate used for conversion is the prevailing bank rate at the date of the deed of sale.

PDS villas

Entry-level PDS villas in second-tier locations (Black River hinterland, parts of the south coast) start at around USD 375,000–420,000. Mid-range three-bedroom villas with pools in Grand Baie, Tamarin, or Flic en Flac typically range from USD 500,000 to USD 900,000. Luxury properties in premium resort estates — Anahita, Heritage, Tamarina, and the Grand Baie coast — range from USD 1.2 million to USD 4 million+.

Smart City and Ground+2 apartments

Studio apartments in Moka Smart City and similar approved zones start from approximately USD 150,000. One-bedroom units: USD 180,000–280,000. Two-bedroom: USD 280,000–450,000. Three-bedroom apartments in premium buildings: USD 380,000–600,000.

Market trends

Mauritius property prices have shown consistent growth over the past decade, driven by sustained demand from South African, French, British, and increasingly UAE-based buyers. Annual price appreciation in the PDS segment has averaged 6–9% per year in the most sought-after areas. The post-COVID period saw particularly strong demand, and inventory at the entry-to-mid level remains tight.

The buying process — step by step

Buying property in Mauritius as a foreigner follows a well-defined legal process. Unlike the UK or Australia, there are no property solicitors — the notary (notaire) is the sole legal professional involved and handles both parties.

Step 1: Offer and preliminary agreement

Once you agree on a price with the seller, a preliminary agreement (contrat préliminaire or promise de vente) is signed. This is a legally binding document. A deposit of 5–10% of the purchase price is typically paid at this stage and held in escrow by the notary. The preliminary agreement will include conditions precedent — usually EDB approval (for PDS) and, if relevant, mortgage approval.

Step 2: EDB approval

For PDS and Smart City transactions, the notary submits an application to the Economic Development Board for approval of the foreign purchase. The EDB reviews the buyer's identity, the transaction structure, and the source of funds. Approval typically takes 10–21 working days. This step does not apply to Ground+2 apartment purchases.

Step 3: Due diligence

Your notary conducts a title search at the Mauritius Registrar-General's office to confirm the seller has clear and unencumbered title to the property. Any mortgage or charge registered against the property must be discharged before or at completion. You should also instruct an independent structural survey of the property.

Step 4: Deed of sale and registration

Once EDB approval is received and due diligence is complete, the deed of sale (acte de vente) is prepared by the notary and signed by both parties at the notary's office. The notary then registers the deed at the Registrar-General's office, which transfers legal ownership. This typically takes 1–2 weeks after signing.

Step 5: Residence Permit (if applicable)

For qualifying PDS/IRS purchases, the notary or the EDB submits the Residence Permit application simultaneously with or shortly after registration of the deed. The permit is typically issued within 10–21 working days of the EDB receiving the complete file.

Timeline summary

From offer acceptance to completion: 2–4 months is typical. The EDB approval stage is the main variable — if the buyer's documentation is complete and correct, it tends to run at the faster end; complications with source of funds documentation or corporate structures can extend it.

Costs and taxes

Understanding the full cost of acquisition is essential for budgeting. The headline purchase price understates the total cash required by approximately 7–10%.

No capital gains tax

Mauritius has no capital gains tax. If you purchase a property for USD 500,000 and sell it five years later for USD 750,000, the USD 250,000 gain is entirely tax-free in Mauritius. This is a significant advantage compared with buying in the UK, France, South Africa, or Australia, where capital gains attract meaningful tax.

Annual costs

PDS and resort estate properties typically charge annual management levies for communal services, gardens, security, and maintenance of shared facilities. These range from USD 2,000 to USD 8,000 per year depending on the estate and the size of the property. Budget for this in addition to local utility bills (electricity, water, internet).

Mortgages for foreign buyers

Several Mauritius banks offer mortgage finance to non-resident foreign buyers. This is not a given in many countries, but Mauritius's banking sector has actively positioned itself as a service hub for international buyers.

Which banks offer mortgages to foreigners?

The Mauritius Commercial Bank (MCB), State Bank of Mauritius (SBM), and AfrAsia Bank are the most active lenders to non-resident foreign buyers. Bank One and HSBC Mauritius also have products for international buyers, though terms vary.

Typical terms

Non-resident buyers can typically borrow up to 60–70% of the property's appraised value (LTV). Interest rates are quoted in the currency of the mortgage — MUR-denominated mortgages currently run at approximately 7–9% per annum; USD-denominated mortgages are available from some banks at lower rates linked to SOFR or the bank's own base rate. Loan terms of up to 20–25 years are available for buyers under 55.

What banks require

A Mauritius bank account (required before the mortgage can be disbursed), proof of income (pay slips or audited accounts for self-employed), two years of bank statements, property valuation report, and evidence of the preliminary agreement. For PDS purchases, EDB approval is also required before drawdown.

Best areas to buy property in Mauritius

The right location depends on your purpose — lifestyle, retirement, rental income, or capital growth. Here is a brief summary of the six priority areas for international buyers.

Each area guide includes detailed property price data, rental yield estimates, school information, lifestyle scores, and FAQs specific to that location.

Common pitfalls to avoid

Frequently asked questions