How To Buy Property In Mauritius As A Foreigner

How to Buy Property in Mauritius as a Foreigner

Foreigners can legally buy property in Mauritius, but only through specific government-approved schemes and at minimum price thresholds. Getting that framework right before you start viewing properties saves months of wasted effort. This guide covers the approved schemes, the legal process, the costs involved, and what to arrange once the purchase completes.

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What the Law Actually Allows

Mauritius does not permit unrestricted foreign land ownership. Non-citizens must purchase through one of the schemes authorised by the Economic Development Board (EDB). Outside these schemes, foreigners cannot hold freehold residential property.

The approved frameworks are:

• PDS (Property Development Scheme) — integrated residential developments of at least six residential units on a minimum of one arpent of land. The minimum purchase price is USD 375,000.
• Smart City Scheme — mixed-use developments combining residential, commercial, and leisure components. No fixed minimum price, but units must be within an approved Smart City project.
• IRS and RES (legacy schemes) — older frameworks that preceded the PDS. Existing IRS and RES properties can still be resold to foreigners under their original scheme rules.
• G+2 Scheme — apartments in buildings of at least three storeys above ground. The minimum price is MUR 6 million (approximately USD 135,000 at mid-2024 rates). This scheme opened apartment ownership to foreigners at a lower entry point.
• Invest Hotel Scheme — purchase of hotel units that are managed by the hotel operator and can be used by the owner for a capped number of nights per year.

Purchasing through an approved scheme also entitles the buyer to apply for a Mauritius residence permit, provided the purchase price meets the relevant threshold (USD 375,000 for most schemes).

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Step-by-Step: The Buying Process

Step 1 — Choose Your Scheme and Property

Identify which scheme suits your budget and lifestyle. A standalone villa in a PDS development differs substantially from a G+2 apartment in terms of price, community, and ongoing levies. Visit properties in person where possible. Mauritius is a small island, but the north, west, and southeast coasts have distinct characters and infrastructure levels.

Step 2 — Engage a Notary

In Mauritius, property transactions are handled by a notary (notaire), not a solicitor. The notary is a public officer appointed by the state. Both buyer and seller typically use the same notary, though you may appoint your own. The notary carries out title searches, drafts the deed, and registers the transaction with the Registrar-General.

Engage a notary early. They will confirm whether the specific unit you want is within a properly constituted scheme and whether the developer holds all necessary approvals.

Step 3 — Sign the Preliminary Agreement (Contrat Préliminaire de Vente)

Once you agree on price and terms, a preliminary agreement is signed and a deposit (typically 10% of the purchase price) is paid. This document binds both parties. Read it carefully before signing. Key points to check include the completion date, penalty clauses for late delivery (for off-plan purchases), and what happens if EDB authorisation is delayed.

Step 4 — Apply for EDB Authorisation

The sale of a PDS, IRS, RES, or G+2 property to a foreigner requires authorisation from the EDB. The developer or notary typically submits this application. Processing times vary but allow four to eight weeks. Authorisation is not automatic: the EDB checks that the property qualifies under the scheme and that the buyer meets the criteria.

Step 5 — Sign the Deed of Sale (Acte de Vente)

Once EDB authorisation is granted, the notary prepares the final deed. Both parties sign before the notary. The balance of the purchase price is paid at this point, either by bank transfer or through a mortgage if you have arranged financing. The notary then registers the deed with the Registrar-General, and title passes to you.

Step 6 — Apply for Your Residence Permit

If your purchase qualifies, submit your residence permit application to the EDB or the Passport and Immigration Office. You will need the registered deed, proof of payment, and standard identity documents. The permit is typically issued within a few weeks of a complete application.

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Costs to Budget For

Buying property in Mauritius involves several transaction costs beyond the purchase price:

• Registration duty: 5% of the purchase price (paid by the buyer)
• Notary fees: approximately 1% to 1.5% of the purchase price, subject to a fee scale
• Land Transfer Tax: 5% of the purchase price (paid by the seller, but worth confirming it is not passed on in the contract)
• EDB application fee: a fixed administrative fee, currently MUR 10,000 for most scheme applications
• Annual levy: PDS and IRS properties attract an annual levy of USD 500 per residential lot, payable to the government
• Body corporate levies: ongoing monthly or quarterly fees for maintenance of common areas within the development

Budget roughly 7% to 8% of the purchase price to cover all transaction costs.

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Financing: Can Foreigners Get a Mortgage?

Several Mauritian banks offer mortgage financing to non-resident buyers, but the conditions are more restrictive than for residents. Loan-to-value ratios for non-residents are typically capped at 60% to 70% of the purchase price. You will need to demonstrate offshore income or assets. Some buyers use international private banks or home-country financing secured against other assets. Arrange financing in principle before signing the preliminary agreement.

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Organising Your Move After Purchase

Once contracts are signed, the practical work of relocating begins. Mauritius has a functioning but limited local market for moving services, so planning ahead is essential.

Freight forwarding and removals: If you are shipping household goods internationally, use a freight forwarder with specific experience in Mauritius customs clearance. Mauritius Revenue Authority rules on duty-free importation of personal effects apply only to returning residents and new residents meeting certain criteria. Confirm your duty status before shipping. Specialist removals companies handle the documentation, packing, and customs formalities that a general courier will not.

Moving insurance: Standard freight insurance covers loss or damage in transit, but policies vary significantly in what they exclude. Take out moving insurance that is specific to international household removals rather than relying on the carrier's default liability, which is usually calculated by weight rather than actual value.

Local logistics on arrival: Once your goods clear customs at Port Louis, you need local transportation services to move them to your property. Availability of moving truck rental in Mauritius is more limited than in larger countries. In practice, most people use a local removals company that provides both the vehicle and crew rather than self-drive truck rental. If your goods arrive and your property is not ready, short-term storage services are available through bonded warehouses near the port and through some removals operators who offer temporary storage as part of their service.

Same day moving: For local moves within Mauritius, same day moving services exist for smaller loads. These are useful if you are moving between a temporary rental and your purchased property, or if you need to shift furniture and personal items quickly once you take possession.

Moving supplies: Packing materials (boxes, bubble wrap, tape, wardrobe boxes) are available from hardware stores and some supermarkets in Mauritius, but the range is narrower than in Europe or North America. If you have specific packing requirements, bring critical supplies with you or order them in advance through a local removals company.

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Common Mistakes to Avoid

• Viewing and reserving a property before confirming it falls within an approved scheme
• Signing a preliminary agreement without engaging a notary first
• Underestimating transaction costs and not budgeting the annual levy
• Assuming a mortgage will be straightforward to arrange after signing
• Shipping household goods without checking duty implications in advance
• Leaving local logistics (truck, storage, moving insurance) until after arrival

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FAQ

Can a foreigner buy any property in Mauritius?

No. Foreigners can only purchase residential property through government-approved schemes such as the PDS, Smart City Scheme, G+2 Scheme, or legacy IRS and RES developments. Freehold land purchases outside these schemes are not permitted for non-citizens.

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

For PDS and most scheme properties that also confer a residence permit, the minimum is USD 375,000. The G+2 Scheme allows apartment purchases from approximately MUR 6 million (around USD 135,000), but the residence permit entitlement requires meeting the higher threshold.

Does buying property in Mauritius give you residency?

Yes, purchasing an approved scheme property at or above USD 375,000 entitles the buyer to apply for a Mauritius residence permit. The permit is not automatic: you must apply separately and provide the registered deed and proof of payment.

How long does the buying process take?

From signing the preliminary agreement to receiving the registered deed typically takes three to six months for off-plan properties, or six to ten weeks for completed resale properties, depending on EDB authorisation processing times.

What taxes apply when buying property in Mauritius?

The buyer pays 5% registration duty on the purchase price. The seller pays 5% Land Transfer Tax. Notary fees add approximately 1% to 1.5%. Budget around 7% to 8% of the purchase price for total transaction costs.

Can I ship my household goods to Mauritius duty-free?

Duty-free importation of personal effects is available to qualifying returning residents and new residents under specific conditions set by the Mauritius Revenue Authority. Non-qualifying imports may attract customs duty. Confirm your eligibility with a freight forwarder or customs agent before shipping.

Are there storage services available in Mauritius for incoming shipments?

Yes. Bonded warehouses near Port Louis and some local removals operators offer short-term storage services for goods that arrive before your property is ready. Book storage in advance, particularly during peak relocation periods.