Can Foreigners Buy an Apartment in Mauritius?
Yes, foreigners can legally buy an apartment in Mauritius, but the rules depend on the scheme under which the property is sold. Since 2016, the government has progressively opened the residential market to non-citizens through regulated investment frameworks. The short answer: if you buy through an approved scheme and meet the minimum price threshold, you can own freehold property in Mauritius and, in most cases, qualify for a residence permit automatically.
This guide covers everything you need to know before you buy, from legal frameworks to the best locations, costs, and lifestyle considerations.
What Are the Legal Frameworks for Buying an Apartment in Mauritius?
The Property Development Scheme (PDS)
The PDS replaced older schemes (IRS and RES) and is the main route through which foreigners buy residential property in Mauritius today. PDS developments include villas, townhouses, and apartments set within integrated communities that offer amenities such as pools, gyms, and security. A minimum purchase price of USD 375,000 applies, and buying at or above this threshold automatically grants the purchaser (and their dependants) a residence permit.
The Smart City Scheme
Smart Cities are large mixed-use developments combining residential, commercial, and leisure spaces. Foreigners can buy apartments within Smart City projects under similar conditions to the PDS. These developments are designed around the concept of live, work, and play, making them popular with digital nomads and professionals relocating from Europe or South Africa.
Ground Floor Apartments (R+2 Rule)
A regulation change now allows non-citizens to purchase ground-floor apartments in buildings of at least two upper floors (R+2), outside of the formal PDS or Smart City frameworks. The minimum price threshold here is MUR 6 million (approximately USD 135,000). This opened a much wider range of apartments in local residential buildings to foreign buyers, significantly broadening the market.
EDB Approval
All foreign purchases must be notified to or approved by the Economic Development Board (EDB) of Mauritius. A notary registered in Mauritius will handle this process on your behalf. The procedure is well-established and generally straightforward.
Where Are the Best Locations to Buy an Apartment in Mauritius?
Grand Baie and the North Coast
Grand Baie is the most cosmopolitan area on the island. It offers a vibrant social scene, restaurants, boutiques, and easy access to beaches. Apartments here range from compact studios to large penthouses with sea views. The north is particularly popular with French, South African, and British buyers.
Tamarin and the West Coast
The west coast, centred around Tamarin and Black River, attracts surfers, families, and those seeking a more relaxed pace. It is sunnier than other parts of the island and has seen significant Smart City development, including Tamarina and Medine Smart City. Apartment prices here are competitive and the scenery is dramatic.
Pereybere and Cap Malheureux
For buyers wanting a quieter coastal village feel without sacrificing access to amenities, the far north around Pereybere and Cap Malheureux offers charming apartments at a range of price points. The area is less developed than Grand Baie but growing steadily.
Ebene and Moka (Central Plateau)
Buyers who prioritise proximity to business districts and international schools over beachfront living often look at Ebene Cybercity and the Moka Smart City area. These central locations offer modern apartment complexes, shorter commutes, and a growing retail and dining scene.
Beau Plan and the North-East
Beau Plan Smart City near Pamplemousses is an emerging destination with a strong lifestyle offering, including a heritage quarter, restaurants, and wellness facilities. Apartments here appeal to younger professionals and retirees alike.
What Does It Cost to Buy an Apartment in Mauritius?
Purchase Price Ranges
Prices vary enormously by location, scheme, and specification. As a general guide:
- Entry-level apartments (R+2 scheme, local buildings): MUR 6 million to MUR 12 million
- Mid-range PDS or Smart City apartments: USD 375,000 to USD 600,000
- Premium penthouses and sea-view units: USD 700,000 and above
For the most current listings and price comparisons, browsing PropertyFinder.mu gives a reliable snapshot of what is available across all regions and schemes.
Transaction Costs and Taxes
Budget for the following additional costs on top of the purchase price:
- Registration duty: 5 percent of the purchase price (paid by the buyer)
- Notary fees: approximately 1 to 1.5 percent
- EDB application fee: around USD 1,000 for foreign buyers
- Agent commission: typically 2 percent, usually paid by the seller
There is no capital gains tax in Mauritius, which is a significant advantage for investors.
Does Buying an Apartment Give You a Residence Permit?
Yes, under the PDS and Smart City schemes, purchasing an apartment at or above USD 375,000 entitles the buyer and their immediate family to a residence permit valid for the duration of property ownership. This is one of the most attractive features of the Mauritian property market and a key reason why retirees and remote workers choose Mauritius over other Indian Ocean destinations.
Under the R+2 scheme (minimum MUR 6 million), a residence permit is not automatically granted but can be applied for separately through other immigration routes such as the Premium Visa or Occupation Permit.
What Is the Buying Process Step by Step?
- Identify your property through a local agent or a portal such as PropertyFinder.mu
- Agree on a price and sign a preliminary sale agreement (contrat preliminaire de vente)
- Pay a deposit, typically 10 percent
- Your notary submits the EDB notification or application
- Due diligence and title search are conducted
- Sign the deed of sale (acte de vente) before a Mauritian notary
- Pay registration duty and notary fees
- Receive your title deed and, where applicable, apply for your residence permit
The process typically takes two to four months from offer to completion.
What Are the Practical Realities of Living in Mauritius After You Buy?
Mauritius offers a genuinely high quality of life. Healthcare is good, with both public hospitals and private clinics available. International schools in English and French serve expat families well. The climate is warm year-round, though the cyclone season runs from November to April. English and French are both widely spoken, and the island operates on a stable, transparent legal system based on a mix of English common law and French civil law traditions.
The cost of living is moderate by European standards. Groceries, dining, and domestic services are affordable. Imported goods and vehicles carry higher duties, so factor this into your budget.
FAQ
Frequently Asked Questions
Can a foreign national buy an apartment in Mauritius without living there?
Yes. There is no requirement to be a resident before purchasing. You can buy remotely through a notary and a power of attorney, though visiting to inspect the property is strongly recommended.
Is there a minimum price to buy an apartment in Mauritius as a foreigner?
Under the R+2 scheme the minimum is MUR 6 million (roughly USD 135,000). Under PDS and Smart City schemes the minimum is USD 375,000, which also qualifies you for a residence permit.
Are there any restrictions on renting out my apartment in Mauritius?
PDS and Smart City properties can generally be rented out. Short-term rental platforms are widely used. Check the specific development rules and ensure you register with the Mauritius Revenue Authority for rental income tax purposes.
What taxes apply when I buy an apartment in Mauritius?
The main tax is a 5 percent registration duty on the purchase price. There is no capital gains tax in Mauritius. Rental income is subject to income tax, though rates are relatively low.
How long does the buying process take in Mauritius?
From signed preliminary agreement to completion of the deed of sale typically takes two to four months, depending on EDB processing times and the complexity of the transaction.
Do I need a Mauritian bank account to buy an apartment?
You do not legally need a local account to complete the purchase, but opening one in Mauritius makes transferring funds and paying ongoing costs such as maintenance fees and utilities much more convenient.
Where can I search for apartments for sale in Mauritius?
PropertyFinder.mu is a comprehensive property portal covering listings across all regions and scheme types, from affordable local apartments to luxury PDS developments.
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