What is the minimum price a foreigner must pay to buy property in Mauritius?

Under the PDS scheme, the minimum purchase price for foreign buyers is USD 375,000. Apartments in qualifying buildings of ground plus two storeys have a lower threshold of MUR 6 million.

Are Mauritius housing prices rising or falling in 2025?

Prices in coastal and premium segments have continued to rise steadily, driven by strong foreign demand and limited supply. Inland and central plateau properties remain more stable and affordable.

Can I get a mortgage in Mauritius as a foreign buyer?

Yes, several Mauritian banks offer mortgages to non-residents, though terms vary. Loan-to-value ratios for foreigners are typically lower than for residents, often capped at 60 to 70 percent.

Does buying property in Mauritius give me residency?

Yes. Purchasing a qualifying property through an approved scheme such as PDS or Smart City automatically entitles the buyer and their dependants to a residence permit for the duration of ownership.

Which area of Mauritius offers the best value for money on housing?

The south and central plateau regions offer the most affordable housing prices. The west coast, particularly Tamarin and Riviere Noire, offers a balance between lifestyle appeal and relative affordability compared to the north.

Are there annual property taxes in Mauritius?

Mauritius does not levy an annual property ownership tax in the traditional sense, but land transfer tax applies on resale. Owners in gated communities pay monthly maintenance levies to their management company.

Mauritius Housing Prices: Complete Guide 2…

Mauritius Housing Prices: What to Expect in 2025

Mauritius housing prices range from around USD 100,000 for a modest apartment in inland towns to well over USD 2 million for a luxury beachfront villa in premium coastal areas. The market is tiered, transparent, and increasingly accessible to foreign buyers through official schemes, making it one of the most attractive property destinations in the Indian Ocean region.

What Is the Average Property Price in Mauritius?

Averages in Mauritius are best understood by property type rather than a single national figure, because location and classification drive prices dramatically.

Apartments (inland towns such as Quatre Bornes or Rose Hill): MUR 3 million to MUR 7 million (approximately USD 65,000 to USD 155,000)
Apartments (coastal areas such as Grand Baie or Flic en Flac): MUR 6 million to MUR 20 million (approximately USD 130,000 to USD 440,000)
Townhouses and terraced homes: MUR 5 million to MUR 15 million depending on location and finish
Standalone villas (non-beachfront): MUR 12 million to MUR 40 million
Luxury beachfront villas and IRS/RES/PDS scheme properties: USD 375,000 upward, with trophy homes exceeding USD 3 million

Exchange rates fluctuate, so always confirm current MUR to USD or EUR equivalents before budgeting.

How Do Mauritius Housing Prices Vary by Region?

North Mauritius: Grand Baie, Pereybere and Surrounds

The north is the most internationally recognised area and commands some of the highest prices outside the luxury resort corridor. Grand Baie remains the lifestyle hub, with apartments starting around MUR 8 million and villas easily reaching MUR 50 million or more. Demand from European and South African buyers keeps this market competitive year-round.

West Mauritius: Tamarin, Black River and Flic en Flac

The west coast has grown rapidly over the past decade. Tamarin in particular attracts a younger, active demographic drawn by surf culture and mountain scenery. Prices here are slightly more accessible than the north, though premium developments along the coastline are closing the gap. Expect MUR 6 million to MUR 30 million for quality properties.

East Mauritius: Belle Mare, Trou d'Eau Douce

The east coast is quieter and more exclusive. It is home to several five-star resort clusters and some of the island's most prestigious PDS (Property Development Scheme) estates. Entry-level villas within gated communities start around USD 400,000, while larger homes exceed USD 1.5 million.

South Mauritius: Mahebourg, Blue Bay

The south offers some of the best value on the island. Prices are lower, scenery is dramatic, and the pace of life is slower. Local buyers dominate this market, though interest from relocating expats is growing. Residential properties can be found from MUR 3 million, making it an attractive option for budget-conscious buyers.

Central Plateau: Curepipe, Vacoas, Quatre Bornes

The central highlands are cooler, more urban, and traditionally popular with Mauritian families. Properties here are the most affordable on the island. A comfortable family home can be purchased from MUR 4 million to MUR 10 million, though foreigners purchasing outside approved schemes face restrictions (see below).

Can Foreigners Buy Property in Mauritius?

Yes, but with specific conditions. Foreign nationals cannot simply buy any property on the open market. Purchases must go through one of the government-approved schemes:

PDS (Property Development Scheme): The current primary route, replacing older IRS and RES frameworks. Properties must be priced at a minimum of USD 375,000.
Smart City Scheme: Mixed-use developments combining residential, commercial and leisure, with no minimum price threshold for foreign buyers in some cases.
Ground plus two apartment buildings: Foreigners may purchase apartments in buildings of at least two storeys above ground level, with a minimum price of MUR 6 million.

Purchasing through an approved scheme also grants residency rights in Mauritius, which is a significant draw for those seeking to relocate permanently. Browse current listings across all scheme types at PropertyFinder.mu.

What Drives Mauritius Housing Prices Up or Down?

Several factors influence where a property sits on the price spectrum:

Proximity to the coast: Beachfront and sea-view properties carry a significant premium, often 30 to 60 percent above comparable inland homes.
Development quality and amenities: Gated estates with pools, security, and concierge services command higher prices and hold value better.
Foreign buyer demand: Increased interest from South Africa, France, the UK and increasingly China and the Middle East sustains prices in premium zones.
Infrastructure and accessibility: Properties near major roads, international schools, and private hospitals attract higher valuations.
Tourism performance: A strong tourism economy supports short-term rental yields, which in turn supports capital values in coastal areas.
Currency fluctuations: Since many premium properties are priced in USD or EUR, the MUR exchange rate affects affordability for local buyers.

What Are the Additional Costs When Buying Property in Mauritius?

Beyond the purchase price, buyers should budget for:

Registration duty: Typically 5 percent of the purchase price for most transactions
Notary fees: Approximately 1 to 2 percent
Agent commission: Usually 2 to 3 percent, often paid by the seller
Annual property tax (land transfer tax): Applicable on resale transactions
Maintenance levies: Common in gated estates and apartment complexes, ranging from MUR 3,000 to MUR 20,000 per month depending on facilities

Always engage a qualified Mauritian notary before signing any agreement. Legal due diligence is essential, particularly for foreign buyers navigating scheme requirements.

Is Mauritius Property a Good Investment?

Mauritius has delivered consistent capital appreciation in coastal and premium segments over the past two decades. Rental yields in tourist-facing areas typically range from 4 to 7 percent gross annually, with short-term holiday rentals via platforms outperforming long-term leases in peak season zones. The stable political environment, strong rule of law, and double taxation agreements with numerous countries make it a credible long-term investment destination.

For those considering a move rather than pure investment, the quality of life return is equally compelling: world-class healthcare, international schooling, a low crime rate, and a multicultural, English-speaking society.

Mauritius Housing Prices: Complete Guide 2025