How to Buy a House in Mauritius: Complete Guide
7 min read
How to Buy a House in Mauritius as a Foreign National
Buying a house in Mauritius as a foreigner is legally possible, but the process is more structured than in many other countries. Foreign nationals can only purchase residential property through specific government-approved schemes, and each scheme carries its own price thresholds, approval requirements, and residency benefits. Understanding the rules before you begin saves significant time and prevents costly mistakes.
This guide covers the full purchase process, the costs you should budget for, and the practical logistics of getting your belongings to Mauritius once the deal closes.
Can Foreigners Buy Property in Mauritius?
Foreign nationals cannot freely purchase any property in Mauritius. Ownership is permitted only within government-regulated frameworks. The main approved schemes are:
- Property Development Scheme (PDS): Integrated residential developments open to foreign buyers with no minimum purchase price, though most units are priced above USD 375,000.
- Smart City Scheme (SCS): Mixed-use developments combining residential, commercial, and leisure space. Foreign buyers may purchase residential units within these zones.
- Ground Floor Apartment Scheme (G+2): Allows foreigners to buy ground-floor apartments in buildings of at least three floors, priced at a minimum of USD 375,000.
- Invest Hotel Scheme (IHS): Lets buyers purchase a hotel unit and use it for a defined number of days per year while the hotel manages the property commercially.
Purchasing outside these schemes, such as buying a standalone local house on the open market, is not permitted for non-citizens unless they hold permanent residency or citizenship.
Residency benefit: A foreign national who purchases property valued at USD 375,000 or above within an approved scheme qualifies for a Mauritian residence permit, valid for as long as they own the property.
Step-by-Step: The Property Purchase Process
Step 1: Choose an Approved Development
Identify a property within one of the approved schemes. Work with a licensed real estate agent registered with the Estate Agents Authority (EAA). Agents must display their licence number; verify it before signing anything.
Step 2: Engage a Notary
In Mauritius, property transactions are handled by a notary (notaire), not a solicitor. The notary drafts all legal documents, verifies title, and registers the transaction. Both buyer and seller typically share the same notary, though you may appoint your own. The notary's fee is regulated by law and is calculated as a percentage of the purchase price.
Step 3: Sign the Preliminary Agreement (Contrat Préliminaire de Vente)
Once you agree on a price, you sign a preliminary sale agreement. A deposit of 10 percent of the purchase price is standard at this stage. This agreement is legally binding on both parties.
Step 4: Apply for Government Approval
Foreign buyers must submit an application to the Economic Development Board (EDB) for approval to purchase. Your notary typically manages this submission. Processing time is usually four to eight weeks.
Step 5: Sign the Deed of Sale (Acte de Vente)
Once EDB approval is granted, the notary prepares the final deed. Both parties sign before the notary, the balance of the purchase price is transferred, and the deed is registered with the Registrar-General. Ownership transfers at this point.
Costs to Budget For
Beyond the purchase price, buyers should account for:
- Registration duty: 5 percent of the purchase price (paid by the buyer)
- Notary fees: Approximately 1 to 1.5 percent of the purchase price
- EDB application fee: A fixed administrative fee (confirm the current amount with the EDB directly, as it is subject to revision)
- Agent commission: Typically 2 to 3 percent, usually paid by the seller, but confirm in writing
- Mortgage costs: If financing through a Mauritian bank, factor in arrangement fees and valuation costs
Total transaction costs typically add 6 to 8 percent on top of the purchase price.
Financing a Property Purchase in Mauritius
Several Mauritian banks offer mortgage products to foreign nationals, including Absa, MCB, and SBM. Loan-to-value ratios for non-residents are generally lower than for residents, often capped at 60 to 70 percent of the property value. You will need to demonstrate stable income, provide audited accounts or payslips, and pass standard anti-money-laundering checks. Pre-approval before you make an offer strengthens your negotiating position.
Moving to Mauritius After You Buy: Logistics That Matter
Completing the purchase is only part of the process. Getting your household goods to the island requires planning across several interconnected services.
Freight Forwarding and International Removals
For international shipments, you need a licensed freight forwarder with experience in Mauritius customs procedures. Freight forwarding to Mauritius typically involves full container load (FCL) or less-than-container-load (LCL) sea freight, with transit times of roughly 20 to 30 days from Europe and 10 to 20 days from South Africa or Asia. Your freight forwarder handles the bill of lading, customs declarations, and import permits. Removals to Mauritius are subject to customs duty unless you qualify for a returning resident or new resident exemption, which requires documentation from the EDB or the Passport and Immigration Office.
Transportation Services in Mauritius
Once your container clears customs at Port Louis, local transportation services in Mauritius handle the final delivery to your property. Confirm in advance that the vehicle can access your street, particularly in hillside residential areas where road widths vary considerably.
Moving Truck Rental in Mauritius
If you are moving between properties locally or collecting items from a storage facility, moving truck rental in Mauritius is available through several operators. Rates vary by vehicle size and duration. Book in advance during peak periods (December to February and July to August) when demand is higher.
Same Day Moving in Mauritius
For smaller moves or urgent transfers, same day moving services in Mauritius are offered by a number of local operators. These are practical for studio apartments, single-room contents, or office relocations where scheduling a full removal crew days in advance is not feasible.
Storage Services in Mauritius
If your property is not ready for occupation when your container arrives, storage services in Mauritius allow you to hold goods securely until you can take delivery. Look for climate-controlled facilities, particularly for wooden furniture, electronics, and artwork, given the island's humidity levels. Short-term and long-term storage contracts are both available.
Moving Supplies in Mauritius
Packing materials including boxes, bubble wrap, and tape are available locally, though supply can be inconsistent outside Port Louis and Ebene. If you are packing yourself before a local move, source moving supplies in Mauritius early. Many removal companies also supply materials as part of a managed packing service.
Moving Insurance in Mauritius
Standard freight insurance covers goods in transit at a declared value, but policies vary in what they cover for breakage versus total loss. Moving insurance in Mauritius is available through local brokers and through international removal companies. Read the excess clauses carefully and document the condition of high-value items with photographs before packing.
Key Timelines to Expect
| Stage | Typical Duration |
|---|---|
| Property search and offer | 2 to 8 weeks |
| EDB approval | 4 to 8 weeks |
| Mortgage approval (if applicable) | 3 to 6 weeks |
| Deed signing and registration | 1 to 2 weeks after approval |
| International freight transit | 10 to 30 days depending on origin |
| Customs clearance in Mauritius | 5 to 15 working days |
From offer to keys in hand, allow three to five months in total. Building the moving timeline around the expected customs clearance date avoids paying for unnecessary storage.
Practical Checklist Before You Buy
- Confirm the development is listed on the EDB's approved scheme register
- Verify your agent's EAA licence number
- Appoint a notary before signing any preliminary agreement
- Open a Mauritian bank account early to facilitate fund transfers
- Obtain a Tax Identification Number (TIN) from the Mauritius Revenue Authority
- Check whether your nationality requires a visa before travelling for property viewings
- Get written confirmation of all fees from your agent, notary, and bank before committing
Häufige Fragen
Can a foreigner buy a house in Mauritius?
Yes, but only within government-approved schemes such as the Property Development Scheme (PDS), Smart City Scheme, Ground Floor Apartment Scheme, or Invest Hotel Scheme. Foreign nationals cannot purchase standard residential property on the open local market.
What is the minimum price to buy property in Mauritius as a foreigner?
For most approved schemes, the minimum purchase price that qualifies a foreign buyer for a residence permit is USD 375,000. Some scheme categories have no formal minimum, but in practice most developments are priced above this threshold.
Does buying property in Mauritius give you residency?
Yes. A foreign national who purchases property valued at USD 375,000 or more within an approved scheme is entitled to apply for a Mauritian residence permit. The permit remains valid for as long as the buyer owns the property.
How long does the property buying process take in Mauritius?
From accepted offer to completed deed of sale, the process typically takes three to five months. The main variable is the Economic Development Board approval, which usually takes four to eight weeks.
What are the total buying costs when purchasing property in Mauritius?
Buyers should budget an additional 6 to 8 percent on top of the purchase price, covering registration duty (5 percent), notary fees (around 1 to 1.5 percent), and EDB application fees.
How do I ship my belongings to Mauritius when I move?
International household goods are shipped by sea freight through a licensed freight forwarder. Transit times range from 10 to 30 days depending on origin. Goods must clear customs at Port Louis, and import duty exemptions may apply if you qualify as a new or returning resident.
Is moving insurance necessary when relocating to Mauritius?
Moving insurance is strongly recommended. Standard freight policies cover goods in transit but vary significantly on breakage versus total loss terms. Photograph high-value items before packing and review excess clauses carefully before selecting a policy.
Are storage services available in Mauritius if my property is not ready?
Yes. Several operators offer short-term and long-term storage in Mauritius. Climate-controlled facilities are advisable for furniture, electronics, and artwork given the island's humidity.