Buying Property in Mauritius as a Foreigner

Foreigners can buy property in Mauritius, but only through government-approved routes. In practice this means residential units in an approved scheme, most commonly a Property Development Scheme (PDS) or a Smart City project, or an apartment in a qualifying ground-plus-two development. Buy an eligible property for at least USD 375,000 under an approved scheme and you and your dependents can obtain residence for as long as you hold it. This guide from Mauritius Relo walks through the schemes, the purchase process, the fees and the regions worth shortlisting.

Last reviewed: September 2026.

Can foreigners actually own property in Mauritius?

Yes, within defined rules. Non-citizens cannot simply buy any house or plot of land on the open market. Instead, the state opens specific, regulated channels so that foreign investment flows into approved developments. The main routes are:

• Property Development Scheme (PDS): villas, townhouses and apartments in a planned, amenity-rich development open to foreign buyers.
• Smart City Scheme: integrated mixed-use zones combining residential, commercial and leisure space, also open to non-citizens.
• Ground+2 apartments: apartments in a building of at least ground plus two floors can be bought by foreigners, subject to a minimum price.

These schemes are administered with oversight from the Economic Development Board (EDB). Always confirm the current eligibility rules and price floors with the EDB (edbmauritius.org) before you commit, as thresholds and scheme details can be updated.

What is the Property Development Scheme (PDS)?

The PDS is the successor to earlier foreign-ownership schemes and is now the most common way non-citizens buy in Mauritius. A PDS is a purpose-built residential development, approved by the authorities, that can be sold to citizens, non-citizens and members of the Mauritian diaspora alike. Buyers get freehold title to their unit and shared access to the development's amenities, which often include landscaped grounds, a pool, security and sometimes a clubhouse or beach access. Because the scheme is approved end to end, the legal path for a foreign buyer is clear and well trodden.

What is the Smart City Scheme?

Smart Cities are larger, master-planned districts designed around the idea of live, work and play in one connected zone. They blend housing with offices, retail, healthcare, education and green space, often with a technology and sustainability focus. For a foreign buyer, a residential unit inside a Smart City works much like a PDS purchase: freehold title, clear eligibility and, above the price threshold, a route to residence.

How does buying property give you residence in Mauritius?

Buy a qualifying residential property for at least USD 375,000 under an approved scheme (PDS or Smart City) and you can obtain residence for yourself and your dependents, typically your spouse and children, for as long as you own the property. This is one of the most straightforward routes to living in Mauritius because your right to reside is tied to an asset you control rather than to an employer or a salary.

A few practical points:

• The USD 375,000 figure is a minimum. Many desirable units sit well above it.
• Residence linked to the property lasts while you hold the property; sell it and the associated residence ends.
• Buying property is one of several residence routes. If you are moving for work or remote income instead, the Occupation Permit or the Premium Visa may suit you better (see our dedicated guides).

Last reviewed: September 2026. Confirm the current threshold and the residence conditions with the EDB (edbmauritius.org) before you rely on them.

What is the process for buying property in Mauritius?

The transaction is notary-led and broadly follows this sequence:

1. Shortlist and reserve. Choose an eligible unit in an approved PDS or Smart City development and sign a reservation agreement, usually with a deposit held in escrow.
2. Appoint a notary. In Mauritius the notary is a public officer who drafts and authenticates the deed of sale. The notary handles the legal due diligence and the transfer of title.
3. Regulatory clearance. As a non-citizen buyer, your purchase is processed with the relevant approvals for foreign ownership. Your notary and the developer coordinate this.
4. Preliminary contract. For off-plan purchases you typically sign a reservation then a future sale contract (a VEFA-style sale in a state of future completion), with payments staged against construction milestones.
5. Deed of sale. On completion you sign the authenticated deed before the notary, pay the balance and the applicable duties, and title is registered in your name.
6. Apply for residence. If your purchase qualifies, you then apply for the associated residence permit for you and your dependents.

Engage an independent, English-speaking notary or lawyer early. They will confirm the development's approvals, the title and the payment safeguards before any large sum leaves your account.

What fees and taxes apply when buying?

At a high level, budget beyond the headline price for:

• Registration duty / transfer costs: a percentage of the purchase price payable on transfer.
• Notary fees: a regulated scale based on the price of the property.
• Bank and transfer charges: for moving funds into Mauritius, plus any currency conversion costs.
• Service and syndic charges: ongoing costs for the upkeep of shared amenities in a PDS or Smart City.

Exact rates change and depend on the property and structure, so ask your notary for a full, itemised estimate in writing before you sign, and confirm any tax points with the Mauritius Revenue Authority (mra.mu).

On tax generally, one accurate note for buyers: Mauritius levies no capital gains tax and no inheritance or estate tax, which matters when you come to sell or pass on the property. Personal income tax is progressive rather than a single rate. For anything tax-specific, verify current figures with the MRA (mra.mu). Last reviewed: September 2026.

Which regions are best for buying in Mauritius?

The right region depends on lifestyle, budget and rental potential:

• North (Grand Baie, Pereybere, Cap Malheureux): the busiest expat and holiday-let market, with restaurants, marinas, beaches and nightlife. Strong short-let demand.
• West (Tamarin, Black River, Flic en Flac): a favourite with families and outdoor types, known for dolphins, kitesurfing, hiking and dramatic mountain-and-sea scenery.
• Centre (Moka, Ebene and surrounds): cooler, greener and close to business districts, universities and Smart City developments. Popular with professionals.
• East (Belle Mare, Trou d'Eau Douce): quieter, with some of the island's best beaches and higher-end resort-style estates.
• South (Bel Ombre and the wild south coast): unspoilt and scenic, better suited to those wanting privacy over convenience.

Visit in person, ideally in different seasons, and rent locally for a while before you buy. Proximity to schools, healthcare, the airport and your day-to-day life usually matters more than a brochure view.

Ready to shortlist a property?

Mauritius Relo works with PropertyFinder, our property partner, to help you find eligible PDS and Smart City homes and connect you with reputable notaries and agents. Browse current listings through PropertyFinder, then talk to us about matching a purchase to your residence plans. Practical, honest guidance, from shortlist to signed deed.