How to Buy Property in Mauritius

Buying property in Mauritius as a foreign national is straightforward once you understand which schemes apply to you, what the legal process involves, and what costs to plan for. Foreign buyers are not permitted to purchase all categories of Mauritian real estate, but the government has created structured routes that give non-citizens full ownership rights with a clear legal framework. Getting the eligibility question right before you start viewing properties saves significant time and money.

Can Foreigners Buy Property in Mauritius?

Foreign nationals can buy residential property in Mauritius under specific government-approved schemes. Purchasing outside these schemes is not permitted for non-citizens. The main routes available are:

• Property Development Scheme (PDS): Replaces the older IRS and RES schemes. Allows foreigners to buy villas, apartments, or penthouses within approved integrated developments. A minimum purchase price of USD 375,000 applies.
• Smart City Scheme: Properties within designated smart city developments are open to foreign buyers with no minimum price threshold, though in practice most units exceed USD 375,000.
• Ground Floor Apartment (G+2 Scheme): Foreigners may purchase ground-floor apartments in buildings of at least two upper floors, subject to approval from the Economic Development Board (EDB).
• Invest Hotel Scheme (IHS): Allows purchase of hotel rooms or suites within approved hotels, with the option to place the unit in a rental pool.

Mauritians and holders of a Mauritius Permanent Residence Permit can buy property without these restrictions.

What Purchasing Under a PDS Development Qualifies You For

A purchase of USD 375,000 or more under an approved scheme automatically qualifies the buyer and their dependants for a Mauritius residence permit. The permit is tied to property ownership and remains valid as long as you hold the asset. This makes the property purchase a dual transaction: a real estate investment and a residency pathway at the same time.

The Step-by-Step Purchase Process

Step 1: Engage a Notary and a Local Lawyer

Property transactions in Mauritius are governed by Mauritian civil law, which follows the French Napoleonic code. A notary is legally required to complete the transaction. Engaging an independent lawyer to review the preliminary agreement before you sign is strongly recommended, particularly for off-plan purchases.

Step 2: Sign the Preliminary Agreement (Contrat Préliminaire de Vente)

Once you have agreed on a price, a preliminary agreement is drawn up. This document sets out the terms of sale, the agreed price, the deposit amount (typically 10 percent of the purchase price), and the conditions precedent. Read this document carefully. Conditions typically include EDB approval and, for off-plan units, construction milestones.

Step 3: EDB Approval

For foreign buyers, the transaction must be approved by the Economic Development Board. Your notary or developer typically manages this application. Processing times vary but generally run between four and eight weeks.

Step 4: Sign the Deed of Sale (Acte de Vente)

Once EDB approval is granted, the final deed of sale is signed before the notary. The balance of the purchase price is paid at this stage. Title is transferred and registered with the Conservator of Mortgages.

Step 5: Apply for Your Residence Permit

If your purchase qualifies under the USD 375,000 threshold, you can apply for a residence permit through the EDB following title transfer. Permits are issued to the buyer and qualifying dependants.

Costs to Budget Beyond the Purchase Price

Buyers frequently underestimate the total cost of acquisition. The main additional costs are:

• Registration duty: 5 percent of the purchase price for most transactions (some first-time buyer exemptions apply for Mauritian citizens, not foreign buyers).
• Notary fees: Approximately 1 to 1.5 percent of the purchase price.
• Legal fees: Variable, but budget 0.5 to 1 percent for independent legal review.
• EDB application fee: A modest administrative fee, currently around MUR 10,000.
• Agent commission: Typically 2 to 3 percent, usually paid by the seller but worth confirming.

Total transaction costs for a foreign buyer typically run between 6 and 8 percent of the purchase price on top of the agreed price.

Financing: Can You Get a Mortgage in Mauritius?

Several Mauritian banks offer mortgage financing to foreign buyers purchasing under approved schemes. Loan-to-value ratios for non-residents are generally lower than for residents, commonly in the range of 50 to 70 percent. Interest rates are set in Mauritian rupees or, for some products, in the currency of the loan. Currency risk is a factor worth discussing with your bank if your income is in a different currency.

Some buyers finance purchases from home-country equity release or international lenders. Both approaches work, but confirm with your notary that the payment mechanism is acceptable before committing.

Planning Your Move: Logistics After the Purchase

Once contracts are exchanged and a completion date is set, the practical work of relocating begins. Mauritius is an island, which means every item you bring from abroad arrives by sea or air freight. Planning this early avoids rushed decisions and unnecessary cost.

Freight Forwarding and International Removals

Shipping household goods to Mauritius requires a licensed freight forwarder experienced with Mauritian customs procedures. Customs clearance for personal effects is subject to specific documentation requirements, including a detailed inventory, proof of residence, and in some cases an import permit for restricted items. Working with a freight forwarding specialist who handles removals to Mauritius regularly reduces the risk of delays at port.

For buyers arriving from Europe, South Africa, or Asia, sea freight transit times range from two to six weeks depending on origin. Plan your shipping date around your completion date so goods do not arrive before you have keys.

Storage Services in Mauritius

If your property is not immediately ready for occupation, or if you are arriving before your container clears customs, short-term and long-term storage services are available in Mauritius. Reputable providers offer climate-controlled units suitable for furniture and sensitive items. Booking storage in advance is advisable during peak relocation months (typically October through January).

Moving Trucks and Same-Day Moving Services

Once your goods clear customs or if you are moving locally within Mauritius, moving truck rental and same-day moving services are available from local providers. Same-day moving services are practical for buyers who have been renting while waiting for their purchase to complete and need to shift belongings quickly to their new property. Local moving companies generally cover all regions of the island.

Moving Supplies

Packing materials including boxes, wrapping paper, bubble wrap, and tape are available from hardware stores and specialist suppliers in Mauritius. If you are packing items locally before a move, sourcing moving supplies early is sensible. Some freight forwarders and removal companies supply packing materials as part of their service.

Moving Insurance

Moving insurance is a separate consideration from building and contents insurance for your new property. Standard freight contracts limit carrier liability, often to a low per-kilogram rate that does not reflect the actual value of goods. A specialist moving insurance policy covers goods in transit at full replacement value. This is particularly important for high-value items such as art, electronics, and antique furniture. Confirm whether your freight forwarder includes transit cover or whether you need to arrange this independently.

Transportation Services Within Mauritius

Mauritius has a network of bus routes, taxis, and car hire options. For new residents, owning or leasing a vehicle is practical given that public transport does not reach all residential areas efficiently. International driving licences are recognised for a limited period; converting to a Mauritian licence is required for long-term residents. Transportation services including airport transfers and regular commuting options are well established in the main urban corridors.

Key Takeaways

• Foreign buyers must purchase through an approved scheme (PDS, Smart City, G+2, or IHS).
• A purchase of USD 375,000 or more qualifies for a Mauritius residence permit.
• Budget 6 to 8 percent above the purchase price for transaction costs.
• EDB approval is mandatory and typically takes four to eight weeks.
• Plan freight forwarding, storage, and moving insurance well before your completion date.
• Same-day moving and local transportation services are available once you are on the island.