The short answer: Foreigners can legally buy property in Mauritius, but only through approved government schemes or specific property categories. Once you understand the framework, the process is straightforward — and the rewards, from a tropical lifestyle to a residency permit, are substantial.
This guide walks you through every stage, from eligibility to signing the deed, so you can move forward with confidence.
Who Can Buy Property in Mauritius?
Can Non-Citizens Purchase Real Estate in Mauritius?
Yes — but with important conditions. Mauritian citizens and residents can buy any property freely. Foreign nationals, however, must purchase through one of the government-approved schemes designed to attract international investment while protecting local housing markets.
The main approved channels for foreign buyers are:
- PDS (Property Development Scheme) — the primary route for villas, apartments, and penthouses within integrated, resort-style developments
- Smart City Scheme — mixed-use urban developments combining residential, commercial, and leisure spaces
- G+2 Scheme — allows foreigners to buy apartments in buildings of at least three storeys
- IRS/RES Legacy Properties — older scheme properties still on the resale market
Foreigners may not buy standalone land plots or freehold residential property outside these schemes.
What Are the Key Buying Schemes Explained?
How Does the PDS Scheme Work?
The Property Development Scheme is the most popular route for expatriates. PDS developments are large, managed estates — often gated communities with pools, gyms, restaurants, and 24-hour security. Properties are sold freehold, and there is no minimum purchase price, making it accessible at various budget levels.
A key benefit: purchasing a PDS property for USD 375,000 or more automatically qualifies you for a Mauritian Occupation Permit (residency).
What Is the Smart City Scheme?
Smart Cities are government-designated economic zones — think modern urban hubs with co-working spaces, retail, schools, and residential units all integrated. Buying within a Smart City follows similar rules to PDS and also qualifies for residency at the USD 375,000 threshold. These developments appeal to buyers who want a more urban lifestyle rather than a resort-style villa.
Can I Buy a Simple Apartment as a Foreigner?
Yes, through the G+2 Scheme. This allows foreigners to purchase apartments in buildings with ground floor plus at least two upper storeys. These properties tend to be more affordable than PDS villas and are located in towns and residential neighbourhoods — a practical option for those who want to live among local communities rather than within a private estate.
What Does the Buying Process Look Like Step by Step?
Step 1 — Define Your Budget and Residency Goals
Before viewing a single property, clarify two things: your total budget (including all taxes and fees) and whether you want residency as part of the deal. This determines which scheme suits you and which price bracket to target.
Step 2 — Engage a Local Notary and Legal Adviser
Mauritius uses a Notarial system inherited from French civil law. All property transactions must be completed through a licensed Mauritian notary. Your notary drafts the deed, verifies title, and registers the transaction. It is also advisable to appoint an independent lawyer to review contracts before you sign.
Step 3 — Sign the Preliminary Agreement (Contrat Préliminaire de Vente)
Once you agree on a price, a preliminary sale agreement is signed and a deposit — typically 10% of the purchase price — is paid. This locks in the property. The agreement sets out conditions, timelines, and what happens if either party withdraws.
Step 4 — Obtain Government Authorisation (if required)
For off-plan or new scheme properties, the developer handles most authorisations. For resale PDS or IRS properties, the buyer may need approval from the Economic Development Board (EDB). Your notary will guide you through this step.
Step 5 — Final Deed and Registration
The Acte de Vente (deed of sale) is signed before the notary, the balance is transferred, and the deed is registered with the Registrar General. You are now the legal owner.
What Are the Costs Involved in Buying?
What Taxes and Fees Should I Budget For?
Buying costs in Mauritius are relatively low compared to many European markets. Here is what to expect:
| Cost | Rate / Amount |
|---|---|
| Registration Duty | 5% of purchase price (PDS/resale) |
| Notary Fees | ~1–2% of purchase price |
| Land Transfer Tax | Paid by seller, not buyer |
| EDB Application Fee | USD 1,000 (where applicable) |
| Agent Commission | Typically 2–3%, often paid by seller |
For off-plan new PDS properties, registration duty is often reduced or waived — confirm with your notary. Always budget an additional 7–10% on top of the purchase price to cover all acquisition costs comfortably.
How Do I Find the Right Property?
Where Should I Search for Homes in Mauritius?
The Mauritian property market spans everything from beachfront villas on the west coast to hillside retreats in the cooler central plateau. Popular areas for expatriate buyers include:
- Grand Baie & the North — vibrant, social, excellent amenities
- Tamarin & Black River — surf culture, relaxed lifestyle, popular with families
- Beau Champ & the East — quieter, lush, home to several prestigious PDS estates
- Pereybère & Mont Choisy — affordable coastal living with good infrastructure
For a comprehensive search across PDS developments, Smart City apartments, and G+2 properties, browse listings on Property Finder Mauritius (propertyfinder.mu), which covers the full spectrum of the island's property market.
Does Buying Property Give Me Residency?
What Residency Rights Come With Property Purchase?
Purchasing a qualifying property (USD 375,000 or above in an approved scheme) grants you and your dependants an Occupation Permit, which functions as a combined work and residence permit. This is renewable and can eventually lead to a Permanent Residence Permit after three years of holding the OP.
This makes Mauritius one of the few countries in the world where a single real estate investment unlocks full legal residency — a significant draw for retirees, remote workers, and entrepreneurs alike.
FAQ
Frequently Asked Questions
Can a foreigner buy freehold land in Mauritius?
No. Foreign nationals cannot buy standalone land plots. They must purchase through approved schemes such as PDS, Smart City, or G+2, which grant freehold ownership of the unit or villa but within a regulated development framework.
Is there a minimum price for foreigners buying property in Mauritius?
There is no minimum purchase price to simply buy a property, but you must spend at least USD 375,000 to qualify for a residency Occupation Permit alongside the purchase.
How long does the buying process take in Mauritius?
For resale properties, the process typically takes 2–4 months from signed preliminary agreement to final deed. Off-plan purchases depend on construction timelines, which can range from 12 to 36 months.
Do I need to be in Mauritius to complete the purchase?
Not necessarily. You can grant a Power of Attorney to your notary or legal representative to sign documents on your behalf, allowing the transaction to proceed remotely.
Are there annual property taxes in Mauritius?
Mauritius has no annual property tax (rates) in the traditional sense. There is a National Residential Property Tax applicable to high-value properties, but most standard residential purchases are not affected. Confirm your specific liability with your notary.
Can I rent out my Mauritius property when I'm not using it?
Yes. Most PDS and Smart City properties can be placed in a rental management programme. Rental income earned in Mauritius is subject to local income tax, but Mauritius has a flat 15% rate and several double taxation treaties that may reduce your overall burden.
Where can I search for approved scheme properties in Mauritius?
Property Finder Mauritius (propertyfinder.mu) lists PDS villas, Smart City apartments, G+2 units, and resale properties across all regions of the island, making it a reliable starting point for your search.
Ready to move to Mauritius?
Browse IRS-approved properties, connect with relocation advisers, and find everything you need for your move.
Stay informed about Mauritius
Guides, permit updates, market news — straight to your inbox.