Property Market Index
Average asking prices, rental yields, price per m², demand levels, and inventory trends for foreign-eligible property across Mauritius — tracked quarterly by the Mauritius Life team.
Market average price/m²
USD 1,815
Foreign-eligible residential
Average gross yield
5.8%
Long-term furnished rental
YoY price growth
+6.2%
USD terms, all areas
Foreign buyer share
38%
Of all PDS transactions
Area-by-area market data
PDS
+7.2%
YoY price growth
Entry price
USD 380k
Mid-range
USD 680k
Luxury
USD 1.8m
Price / m²
USD 2,150
Gross yield
5.8%
Net yield (est.)
3.6%
Demand
Very High
Inventory
Low
Highest foreign buyer demand. Premium for lagoon views and walkable amenities. Holiday let market strongest here.
PDS / Smart City
+8.1%
YoY price growth
Entry price
USD 320k
Mid-range
USD 580k
Luxury
USD 1.4m
Price / m²
USD 1,750
Gross yield
5.4%
Net yield (est.)
3.3%
Demand
High
Inventory
Moderate
Fastest growing market in 2025/26. Surf and outdoor lifestyle driving younger buyer profile. Sustainable upside.
PDS / Apartments
+5.4%
YoY price growth
Entry price
USD 280k
Mid-range
USD 520k
Luxury
USD 1.1m
Price / m²
USD 1,580
Gross yield
6.2%
Net yield (est.)
3.9%
Demand
High
Inventory
Moderate
Best net yield relative to entry price. Long-term rental demand from expats and medics (Wellkin proximity). Value pick.
PDS
+5.8%
YoY price growth
Entry price
USD 340k
Mid-range
USD 620k
Luxury
USD 1.5m
Price / m²
USD 1,680
Gross yield
5.1%
Net yield (est.)
3.1%
Demand
Moderate
Inventory
Moderate
Privacy and space are the premium. Lower density, larger plots. Appeal to lifestyle buyers over pure investors.
Smart City / PDS
+6.8%
YoY price growth
Entry price
USD 420k
Mid-range
USD 850k
Luxury
USD 3.2m
Price / m²
USD 2,480
Gross yield
6.8%
Net yield (est.)
4.2%
Demand
Very High
Inventory
Very Low
Heritage and Four Seasons estate premium. Highest price/m². Holiday let command rates unmatched in Mauritius. Ultra-low inventory.
Smart City / Apartments
+4.1%
YoY price growth
Entry price
USD 200k
Mid-range
USD 380k
Luxury
USD 0.8m
Price / m²
USD 1,250
Gross yield
5.6%
Net yield (est.)
3.4%
Demand
Moderate
Inventory
Good
Wellkin Hospital proximity, good schools, and Smart City amenities drive demand. More affordable entry. Families preferred.
Price per m² comparison
Rental yield by area
| Area | Gross yield (long-term) | Net yield (est.) | Holiday let gross | Foreign buyer demand |
|---|---|---|---|---|
| Grand Baie | 5.8% | 3.6% | 6.5–9.2% | Very High |
| Tamarin | 5.4% | 3.3% | 5.8–7.5% | High |
| Flic en Flac | 6.2% | 3.9% | 5.5–7.1% | High |
| Black River | 5.1% | 3.1% | 4.8–6.5% | Moderate |
| Beau Champ | 6.8% | 4.2% | 7.1–10.8% | Very High |
| Moka / Highlands | 5.6% | 3.4% | 4.2–5.8% | Moderate |
Net yield estimates assume 15% management fee, 1% maintenance, 0.5% insurance, and 8% vacancy allowance. Holiday let yields assume professional short-let management. All figures indicative — actual returns depend on specific property, management quality, and market conditions.
Market context — Q3 2026
Demand drivers
- +Continued South African capital outflow — ZAR weakness driving USD-denominated property demand
- +European buyers (French, German, British) seeking lifestyle and tax efficiency
- +Remote work normalisation expanding the pool of permit-eligible buyers
- +USD 375,000 residency threshold unchanged since 2023 — accessible to a wider buyer base than at peak
- +New Smart City completions in Tamarin and Moka absorbing demand
Supply constraints
- −Land in PDS-eligible coastal zones is finite — no new freehold coastal land can be released
- −Planning restrictions on building height in key areas (Grand Baie, Flic en Flac)
- −EDB approval process creates a lag of 18–36 months from land to delivery
- −Beau Champ estate completions near sellout — remaining units priced at premium
- −Material and labour costs have risen ~22% since 2022, supporting resale values
Historical price trend — Grand Baie PDS (USD/m²)
| 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | Q3 2026 |
|---|---|---|---|---|---|---|
USD 1,340 | USD 1,480 +10% | USD 1,650 +11% | USD 1,810 +10% | USD 1,980 +9% | USD 2,050 +4% | USD 2,150 +5% |
Source: Mauritius Life compiled data from PDS scheme agent disclosures, notarised deed registrations, and EDB published transaction records. Grand Baie mid-market 2-bed apartments in PDS-registered developments used as index. Data reviewed quarterly.
Frequently asked questions
What is the average property price in Mauritius?
USD 550,000–650,000 for a mid-range 2-bed PDS apartment; USD 700,000–1.2 million for a 3-bed villa. Entry-level Ground+2 apartments from USD 135,000. Luxury above USD 2 million.
What is the rental yield in Mauritius?
Gross yields average 5.8% for long-term rentals. Holiday let yields reach 6–10% in Grand Baie and Beau Champ. Net yields after costs typically 3–4.5%.
Which area has the highest property prices in Mauritius?
Beau Champ (east) leads at USD 2,480/m². Grand Baie (north) is second at USD 2,150/m². Moka (central) is the most affordable at USD 1,250/m².
Is Mauritius property a good investment in 2026?
Yes for well-located foreign-eligible property. 4–8% USD price growth YoY in top areas, strong rental demand, no CGT, and a credible residency pathway make it an attractive combination for long-term investors.
Property buying guide →
How foreigners purchase property, scheme types, and the legal process.
Property calculators →
Calculate buying costs and rental yield for any property.
Area guides →
Lifestyle, schools, healthcare, and local amenities by area.