Can Foreigners Buy Property In Mauritius?

Foreigners can buy property in Mauritius, but only under specific legal frameworks. Not every house, apartment, villa or plot qualifies for foreign ownership, and approval is required before the transaction can be completed.

This is where many transactions go wrong. Buyers often assume that Mauritius is fully open to foreign ownership. Sellers often assume that a foreign buyer can purchase any property if both parties agree. Both assumptions are incorrect.

Mauritius allows foreign nationals to acquire approved real estate, hold freehold property in qualifying schemes and, in certain cases, obtain residency through property acquisition. But the property must qualify, the buyer must be eligible and the correct approval process must be followed.

If you are new to the market, read this guide together with our Understanding Mauritius Real Estate guide, our Mauritius Foreign Ownership Guide and our Invest In Mauritius Real Estate page.

Can Foreigners Buy Property In Mauritius?

Yes. Foreigners can buy property in Mauritius, but only in specific categories approved for non-citizen acquisition.

The main foreign ownership routes include:

• Integrated Resort Scheme
• Real Estate Scheme
• Property Development Scheme
• Smart City Scheme
• Qualifying G+2 apartments
• Other specific government-approved projects

Outside these categories, a non-citizen generally cannot buy normal residential property in Mauritius. This applies even where a willing seller and willing buyer have already agreed on the price.

The Main Legal Routes For Foreign Buyers

Foreign buyers should first identify which legal route applies to the property. This determines the approval process, residency potential, minimum price requirements and transaction structure.

IRS, RES And PDS Developments

IRS, RES and PDS developments were created to allow foreign acquisition within controlled real estate structures. These schemes remain among the safest routes for foreign buyers because the project itself is designed for non-citizen ownership.

Depending on the project and property value, these schemes may allow:

• Freehold ownership
• Purchase of completed or off-plan property
• Notarial registration
• Foreign currency acquisition
• Resale to eligible local or foreign buyers
• Residency eligibility where the value threshold is met

Buyers should still review the developer, permits, reservation agreement, payment schedule, delivery risk, co-ownership rules and resale conditions before committing.

For buyers comparing approved property options, our Invest In Mauritius Real Estate page explains how approved schemes fit into the wider investment landscape.

Smart City Projects

Smart City developments are approved master-planned projects. Foreigners may acquire eligible residential property inside a Smart City subject to the scheme conditions and approval process.

A Smart City may include apartments, villas, townhouses, mixed-use property and lifestyle facilities. Because the project is already approved under a specific framework, it can provide a clearer route than trying to purchase ordinary residential property outside an approved structure.

Smart City property can be attractive for buyers who want lifestyle access, urban planning, amenities, professional management and potential residency. However, each project still needs proper legal, notarial and financial due diligence.

The G+2 Scheme: Buying Apartments Outside Luxury Developments

The G+2 route allows foreigners to buy certain apartments in Mauritius outside IRS, RES, PDS and Smart City projects. This route is useful, but it is often misunderstood.

For a G+2 apartment to qualify, the property must generally be an apartment in a condominium building of at least ground plus two floors, with a minimum purchase price of MUR 6 million and approval before completion.

Can Any G+2 Or G+3 Building Be Sold To A Foreigner?

No. This is one of the most common seller mistakes in Mauritius.

A building may physically have enough floors, but still fail the legal or technical requirements needed for non-citizen acquisition. The notary must confirm the structure, permits, condominium status, ownership documents and eligibility before an application is made.

Sellers should not advertise internationally before checking whether the property qualifies. If the structure is not eligible, the sale may fail after negotiation, reservation or deposit stage.

Important For Sellers: You Cannot Always Sell To A Foreigner

Mauritius has strong international demand, but not every property can be sold to a foreign buyer. A seller can only sell legally to a non-citizen if the property falls within an approved ownership route.

A property should normally be:

• Inside an IRS, RES, PDS or Smart City project
• A qualifying G+2 apartment
• Part of another approved structure allowing non-citizen acquisition

Before targeting foreign buyers, sellers should verify eligibility with the notary and relevant professionals. This protects the seller from wasted marketing, failed agreements and reputational damage.

Owners preparing to sell should also read our Sell Property In Mauritius guide and our article on How To Choose The Right Real Estate Agent In Mauritius.

Minimum Price Requirements

Different thresholds apply depending on the route used.

The declared price should reflect the real market value of the property. Artificial undervaluation can create problems during due diligence, financing, approval or registration.

Residency Through Property In Mauritius

A foreign buyer may become eligible for residency through property acquisition when the property qualifies and the purchase value meets the applicable threshold.

Residency through property generally requires:

• Acquisition of qualifying residential property
• Minimum value of at least USD 375,000
• Approval under the correct legal framework
• Proper registration of the transaction
• Continued ownership of the property

The residence permit generally remains linked to ownership of the qualifying property. If the property is sold, the residence basis may end unless the buyer qualifies under another permit route.

Buyers evaluating Mauritius as a relocation or retirement base should also read our Retire In Mauritius Expat Guide 2026.

Approval Process For Foreign Property Purchase

The exact approval process depends on the property category, scheme, buyer profile, payment structure and notarial review. However, the transaction should never be treated as a normal local sale.

A foreign acquisition usually follows a structured process:

• Initial eligibility check
• Buyer qualification and source of funds review
• Reservation or preliminary agreement
• Notary due diligence
• Preparation of the non-citizen acquisition application
• Submission to the relevant authority
• Approval before completion
• Signature of deed
• Registration
• Payment of duties and applicable fees

Typical documents may include passport copies, proof of funds, reservation agreement, site plan, permit documents, scheme documents, notary certificate, bank confirmation and source of funds information.

Taxes And Costs When Buying Property In Mauritius

Buyers and sellers should calculate the full cost of the transaction before signing. The exact tax and duty position should always be confirmed by the notary, especially where foreign ownership, approved schemes, company structures or legislative updates are involved.

For current tax context and upcoming fiscal changes, read our Mauritius Finance Bill 2025–2026 analysis. Tax treatment can change, and buyers should avoid relying on outdated assumptions.

Can Foreigners Buy Land In Mauritius?

Foreign acquisition of land in Mauritius is highly restricted. A foreign buyer should not assume that vacant land, agricultural land, residential land or beachfront land can be purchased freely.

In practice, non-citizens usually have a clearer route through approved residential schemes, Smart City projects or qualifying apartments rather than ordinary land. Land acquisition may be possible only through specific approved structures or special authorisation.

For a focused explanation, read our guide: Can Foreigners Buy Land In Mauritius?

Can Foreigners Buy Commercial Property In Mauritius?

Foreign acquisition of commercial property is more complex than buying an approved residential unit. The answer depends on the property type, buyer structure, intended use, approval requirements and whether the acquisition is being made personally, through a company, or through an investment structure.

Commercial property may include offices, retail units, warehouses, hospitality assets, mixed-use spaces or business premises. Each category can carry different approval, licensing, planning and tax implications.

Foreign investors considering commercial property should obtain notarial, legal, tax and regulatory advice before committing to a transaction.

Can Foreigners Own Property Through A Company Or SCIA?

Some buyers explore company structures, family ownership structures or Société Civile Immobilière d’Attribution arrangements when acquiring or holding property in Mauritius.

These structures can be useful in certain cases, but they must be handled carefully. A structure does not automatically bypass non-citizen property restrictions, approval rules, tax obligations or banking requirements.

For a dedicated explanation, read our guide: SCIA Mauritius Property Ownership Structure.

Can Foreigners Rent Out Property In Mauritius?

Foreign owners may be able to rent out qualifying property, subject to the legal structure, co-ownership rules, management regulations, tax obligations and any scheme-specific restrictions.

This is particularly important in approved developments where rental management, short-term rental rules, syndic regulations or resort operator conditions may apply.

Before purchasing with rental income in mind, buyers should verify:

• Whether rentals are allowed
• Whether short-term rental is permitted
• Whether management is mandatory
• Expected occupancy and realistic rental yield
• Maintenance, syndic and management fees
• Tax treatment of rental income
• Exit strategy if rental performance is weaker than expected

Can Foreigners Get A Mortgage In Mauritius?

Foreign buyers may be able to obtain financing in Mauritius, but bank appetite varies depending on the buyer profile, residency status, property type, currency, income source, loan-to-value ratio and supporting documents.

Some buyers purchase in cash. Others use financing from Mauritian banks or overseas banks. The approval process can take time, especially where source of funds, foreign income or offshore structures are involved.

A buyer should not sign a binding commitment assuming that financing will automatically be approved.

Can Foreigners Inherit Property In Mauritius?

Inheritance depends on the ownership structure, marital status, succession planning, nationality, applicable law, will, heirs and how the property was acquired.

Foreign owners should discuss estate planning with a qualified notary or legal adviser. This is particularly important for family purchases, second homes, retirement properties and company ownership structures.

Buying Off-Plan Property In Mauritius

Many foreign buyers purchase off-plan property inside approved developments. This can provide access to newer schemes, staged payments and potential capital appreciation before completion.

However, off-plan purchase also carries construction, delivery, financing, developer and market risks.

Before buying off-plan, review:

• Developer track record
• Building permit and project approvals
• Payment schedule
• Reservation agreement
• Completion timeline
• Construction guarantees where applicable
• Escrow or payment protection arrangements
• Resale restrictions
• Management and co-ownership rules

Due Diligence Before Buying

Foreign buyers should not rely only on brochures, sales presentations or online listings. Due diligence protects the buyer before capital is committed.

Common Mistakes Foreign Buyers Make

• Assuming any property in Mauritius can be purchased
• Assuming any apartment qualifies under G+2
• Signing before approval is properly addressed
• Trusting verbal confirmation instead of notarial review
• Ignoring minimum price requirements
• Failing to check permits and condominium documentation
• Trying to buy ordinary land without understanding restrictions
• Not verifying source of funds and bank requirements early
• Confusing residency eligibility with automatic permanent residence
• Underestimating ongoing syndic, management and maintenance costs

Common Mistakes Sellers Make

• Advertising to foreigners without confirming eligibility
• Assuming a house with multiple levels qualifies as G+2
• Confusing physical height with legal condominium eligibility
• Failing to provide permits and plans to the notary
• Listing below the applicable minimum price
• Accepting a foreign buyer without checking approval requirements
• Creating delays because the property file is incomplete
• Marketing internationally without a proper mandate and compliance process

Sellers targeting international buyers should also read our guide on How To Choose The Right Real Estate Agent In Mauritius.

Why Mauritius Remains Attractive To Foreign Buyers

Mauritius remains attractive because it combines lifestyle appeal with a structured legal framework for qualifying foreign property ownership.

Key strengths include:

• Approved freehold ownership routes
• Residency through qualifying property
• Stable legal and banking environment
• International lifestyle appeal
• No general capital gains tax in many ordinary resale scenarios
• No inheritance tax in the general framework
• Strong coastal and lifestyle demand
• Access to approved developments built for foreign ownership

This is why Mauritius continues to attract investors, retirees, relocation buyers and international families seeking a secure base in the Indian Ocean.

For retirement-focused buyers, read our Retire In Mauritius Expat Guide 2026.

Final Thoughts

Foreigners can buy property in Mauritius, but only when the property qualifies under the law and the correct approval process is followed.

The safest routes are usually IRS, RES, PDS, Smart City developments and qualifying G+2 apartments. Ordinary houses, standalone villas, residential land and agricultural land should never be assumed eligible without proper verification.

For buyers, the first step is not browsing random listings. It is understanding the ownership framework. For sellers, the first step is not advertising internationally. It is confirming whether the property can legally be sold to a non-citizen.