How to Purchase Property in Mauritius (2024 Guide)

Purchase Property in Mauritius: A Practical Guide for Foreign Buyers

Foreigners can legally purchase property in Mauritius, but only through specific government-approved schemes, and the process involves more steps than buying in most Western countries. Understanding which scheme applies to your situation, what taxes and fees to budget for, and how to coordinate the physical move once the sale completes will save you significant time and money. This guide covers the full picture, from legal frameworks through to getting your belongings into your new home.

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Who Can Buy Property in Mauritius?

Mauritian citizens can buy any property without restriction. Non-citizens, including permanent residents and holders of the Premium Visa, must purchase through one of the approved foreign investment schemes regulated by the Economic Development Board (EDB). Buying outside these schemes is not permitted and the transaction will not be registered.

The key approved schemes are:

• Property Development Scheme (PDS): Residential units within integrated, large-scale developments. Minimum purchase price is USD 375,000. Purchasing at or above this threshold grants the buyer and their dependants the right to apply for a Mauritian residence permit.
• Smart City Scheme (SCS): Mixed-use developments combining residential, commercial, and leisure space. No minimum price is set by law, though individual projects set their own floor prices.
• Ground Plus One (G+1): Allows foreigners to purchase apartments in buildings of at least two floors above ground. No minimum price applies, though EDB approval is still required.
• Integrated Resort Scheme (IRS) and Real Estate Scheme (RES): Legacy schemes for properties approved before the PDS replaced them. Resales under these schemes are still valid.

A non-citizen cannot purchase bare land, a standalone villa outside an approved scheme, or agricultural land.

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The Purchase Process Step by Step

1. Engage a Notary Early

Property transactions in Mauritius are governed by the Notaries Act. All sales must pass through a Mauritian notary, who drafts both the preliminary agreement (contrat préliminaire de vente or CPV) and the final deed of sale (acte de vente). Your notary will also file the EDB application on your behalf. Engaging a notary before you make an offer is practical, not just procedural, because they can flag title issues before you commit.

2. Sign the Preliminary Agreement

The CPV sets the purchase price, the conditions precedent (EDB approval, mortgage approval if applicable), and the timeline to completion. A deposit of 10 percent is standard at this stage. The CPV is legally binding once signed by both parties and the notary.

3. Apply to the EDB

Your notary submits the application to the Economic Development Board for approval of the non-citizen purchase. Processing typically takes four to eight weeks. The EDB charges an administrative fee, and you will need to provide certified copies of your passport, proof of funds or financing, and the signed CPV.

4. Complete the Sale

Once EDB approval is received, the final acte de vente is signed before the notary and the balance of the purchase price is transferred. The notary registers the deed with the Conservator of Mortgages. Registration transfer duty is 5 percent of the purchase price for non-citizens (citizens pay a reduced rate). Notary fees are regulated by law and typically run between 1 and 1.5 percent.

5. Apply for Your Residence Permit (If Applicable)

If you purchased under the PDS at USD 375,000 or above, your notary can assist in filing the residence permit application through the EDB portal. The permit is tied to ownership and lapses if you sell the property.

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Budgeting for the Full Cost of Purchase

Beyond the purchase price, buyers should budget for:

• EDB application fee: approximately MUR 10,000
• Transfer duty: 5 percent of the sale price
• Notary fees: 1 to 1.5 percent
• Land transfer tax: 5 percent (paid by the seller, but confirm this is not passed through in the contract)
• Mortgage arrangement fees if financing through a Mauritian bank: typically 1 to 2 percent
• Annual property tax (Taxe Foncière): a modest annual charge based on the rental value of the property

Foreign buyers financing in a foreign currency should factor in exchange rate risk across the months between signing the CPV and completing the sale.

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Arranging Your Move After Completion

Once you hold the keys, the practical work of moving in begins. Mauritius is an island, which means every item coming from abroad arrives by air or sea. Planning the logistics well in advance of your completion date avoids storage costs and delays.

Freight Forwarding and Removals to Mauritius

For international shipments, you will need a licensed freight forwarding company experienced with Mauritian customs. Removals to Mauritius typically arrive by sea freight in either a full container load (FCL) or a shared groupage container (LCL). Transit times from Europe run six to eight weeks; from South Africa, two to three weeks. Your freight forwarder handles customs clearance, but you will need to provide a detailed inventory, your passport, your EDB approval letter, and proof of residence in Mauritius. Returning residents and new residents importing household effects for the first time may qualify for duty exemptions, so confirm your eligibility with your forwarder before the shipment departs.

Moving insurance is strongly recommended for international shipments. Standard freight contracts limit carrier liability to a fraction of the actual value of goods. A dedicated moving insurance policy covers the replacement value of your belongings against loss, damage, and theft during transit and loading. Obtain quotes from at least two insurers and read the exclusions carefully, particularly around fragile items and electronics.

Transportation Services and Moving Trucks in Mauritius

Once your container clears customs at Port Louis, a local removals company will handle the final delivery to your property. Transportation services in Mauritius for household moves typically use covered trucks ranging from small panel vans to large flatbed trucks with tail lifts. If you are moving within the island, for example from a temporary rental to your newly purchased property, moving truck rental in Mauritius is available through several local operators, though availability is limited and advance booking is advisable, particularly during the busy December to January period.

For urgent situations, same day moving services in Mauritius exist but are primarily offered by smaller operators for local moves. These are suitable for moving a few pieces of furniture or appliances rather than a full household. Confirm the operator's insurance coverage before engaging them.

Storage Services in Mauritius

If your completion date and your arrival date do not align, or if your container arrives before your property is ready, storage services in Mauritius are available through several logistics companies near Port Louis and in the north of the island. Facilities range from shared warehousing to dedicated climate-controlled units suitable for artwork, wine, or sensitive electronics. Monthly rates vary significantly by unit size and climate control requirements, so obtain written quotes in advance.

Moving Supplies in Mauritius

If you are packing locally sourced items or doing a partial pack yourself, moving supplies in Mauritius including boxes, bubble wrap, packing tape, and furniture blankets are available from hardware stores and some logistics companies in Port Louis, Ebene, and Grand Baie. Supply is not as extensive as in larger markets, so if you have specific requirements, bring them with your shipment or order in advance.

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Common Mistakes Foreign Buyers Make

Skipping independent legal advice. The developer's notary represents the transaction, not you specifically. Engaging your own legal adviser to review the CPV before signing is money well spent.

Underestimating the timeline. From signed CPV to registered deed, allow three to five months. Planning a move before EDB approval is confirmed creates unnecessary pressure.

Ignoring ongoing costs. Body corporate levies in PDS developments can be substantial, sometimes MUR 5,000 to MUR 20,000 per month, depending on the amenities. Ask for audited accounts before committing.

Booking removals too late. International shipping lines and reputable freight forwarders book up quickly. Engage your removals company as soon as you have a likely completion date, even if it later shifts.

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Summary

Purchasing property in Mauritius as a foreigner is a structured process with clear rules. Stick to the approved schemes, engage a notary from the outset, budget for all transaction costs, and plan your international freight and local transportation well in advance of completion. The process is predictable when you follow the correct sequence.