Invest in Mauritius real estate: how to buy, where to buy, what it costs, and what's available now.

Foreign buyers in Mauritius must purchase within an EDB-approved scheme — principally the Property Development Scheme (PDS) or Smart City Scheme. The process runs: select an EDB-approved development and unit; sign a reservation agreement; instruct an independent Mauritian notaire to prepare the deed; submit an EDB application with draft deed, proof of funds, and identity documentation; receive EDB approval (typically 4–8 weeks); sign the final deed before the notaire and pay the balance; register title with the Registrar General. For qualifying purchases of USD 375,000+, the Residence Permit application is filed with EDB at the same time as the property application. The entire process is manageable remotely until the notarial signing stage.

The main routes are: (1) Property Development Scheme (PDS) — the standard route for residential property open to foreign buyers. Covers new developments and resale of legacy IRS/RES stock. Full freehold title. EDB approval required. (2) Smart City Scheme — mixed-use townships (Moka/Côte d'Or, Beau Plan). Different lifestyle profile from coastal PDS. USD 500,000+ for Residence Permit. (3) G+2 residential — apartments in buildings of ground + 2 floors or above. Open to foreign buyers in certain locations outside the PDS framework. (4) IRS/RES resale (now classified PDS) — resale units from legacy integrated resort and real estate schemes. Same rights as current PDS. EDB approval still required. Outside these frameworks, foreign nationals cannot acquire property in Mauritius as individuals.

There is no absolute minimum for a foreign buyer within the PDS framework — the minimum is set by what EDB-approved developments offer, which in practice starts around USD 200,000–250,000 for smaller apartment units in some schemes. However, the Residence Permit qualifying threshold is USD 375,000 — buyers below this threshold acquire the property without residence eligibility. For Smart City Scheme, the Residence Permit threshold is USD 500,000. For buyers seeking a premium coastal villa within a branded resort scheme, entry typically starts around USD 500,000–750,000. Grand Baie PDS apartments start from approximately USD 375,000–400,000 for qualifying one- and two-bedroom units.

The main acquisition costs beyond the purchase price are: Registration Duty — 5%, paid by the buyer on notarial completion; Land Transfer Tax — 5%, technically payable by the seller but often factored into pricing (confirm treatment at reservation); Notarial fees — regulated, approximately 1% of transaction value; Buyer's advocate fees — additional independent legal counsel, approximately 0.5–1%; EDB application fee — approximately MUR 50,000; Residence Permit application — additional EDB fee if applicable. Total additional cost for a typical PDS transaction is approximately 6–8% of purchase price. There is no VAT on residential PDS purchases, no CGT on disposal, and no annual property tax in Mauritius.

Yes — if the purchase is within an EDB-approved PDS development at USD 375,000 or above (USD 500,000 for Smart City Scheme). The Residence Permit covers the buyer, spouse, and dependent children. It is issued by the EDB following title registration and is valid as long as ownership is maintained. It does not include the right to work — a separate Occupation Permit is required for employment or self-employed activity. Permanent Residence Permit can be applied for after three years of continuous residence. The Retired Non-Citizen Permit is a separate route for retirees based on monthly income transfer (USD 1,500/month) — it does not require property ownership.

The strongest locations for international buyers are: Grand Baie and Pereybère (north coast) — most liquid, deepest secondary market, highest international buyer recognition, PDS apartments from USD 375,000+; Tamarin and Black River (west coast) — expat and lifestyle community, golf estates, nature access, villas from USD 450,000+; Beau Champ (east coast) — exclusive, Four Seasons area, lower density, premium pricing from USD 700,000+; Balaclava and Pointe aux Cannoniers (northwest) — accessible, coastal character, slightly lower entry than Grand Baie; Moka/Côte d'Or (Smart City) — inland, cooler, international schools, different buyer profile. Choose the zone based on primary use — lifestyle relocation buyers often prefer Tamarin or Grand Baie; investment-oriented buyers with resale liquidity as a priority should weight Grand Baie.

Realistic net yields for Mauritius PDS property: managed resort schemes — 3–5% net after management fee (10–15%), maintenance, service charges, and vacancy; furnished long-let residential — 3–4% net, stable demand from expat and long-stay tenants; short-let holiday rental — 3–5% net after platform costs, management, and tropical maintenance. Developer yield projections are almost always gross figures calculated before costs — they are not a reliable basis for comparison. Mauritius is not an income-first market. The primary value drivers are capital preservation, 0% CGT, lifestyle utility, and Residence Permit optionality. Buyers seeking 7%+ net yield should consider Zanzibar (Anantara, 8–12% net) or Bali (6–10% net) instead.

Yes. Most PDS developments permit short-let and long-let rental. Some resort schemes operate a managed rental pool — owners opt in and the management company handles bookings, guests, and maintenance in exchange for a fee (typically 10–15% of gross rental revenue). Outside of a managed pool, owners can rent independently through platforms or agents, subject to the development's community rules. Rental income is subject to Mauritius income tax for non-resident owners under the Income Tax Act. Confirm the specific rental rules and tax obligations for the development and your tax residency situation with a Mauritian tax adviser before relying on rental income projections.

The typical timeline for a PDS purchase from reservation to registered title is 3–6 months. The EDB approval stage — which runs after the deed is prepared but before signing — typically takes 4–8 weeks. Notarial deed preparation takes 2–4 weeks once the reservation is signed and documentation is assembled. For Residence Permit applications filed alongside the property application, EDB typically processes both concurrently. For resale PDS (IRS/RES legacy) transactions, the timeline is similar — EDB approval is still required even on a secondary market transaction. For off-plan PDS, the reservation and payment schedule are confirmed immediately; title registration occurs at development completion, which may be 12–36 months from reservation depending on construction stage.

Not necessarily. The advisory, project selection, reservation, and EDB application stages are all manageable remotely. A Power of Attorney can be granted to a Mauritian advocate or notaire to represent the buyer at the notarial signing and registration stages. Some buyers complete the entire process without visiting until post-completion. However, visiting the development, the zone, and the island before committing to a purchase is always recommended — particularly for lifestyle or long-stay buyers whose satisfaction with the asset depends heavily on the physical environment. We facilitate remote advisory for international buyers and can coordinate introductions to the island when travel is planned.

No to both. Mauritius does not levy capital gains tax on the disposal of property by individuals. There is no annual property ownership tax equivalent to the UK council tax or French taxe foncière. These two features — combined with a straightforward acquisition process, clear title framework, and Residence Permit availability — make Mauritius one of the most tax-efficient holding environments for international real estate ownership in the Indian Ocean region. Rental income is subject to income tax in Mauritius; the applicable rate depends on the owner's tax residency status and the Double Tax Agreement (DTA) between Mauritius and the owner's home country.

The Property Development Scheme (PDS) covers residential developments — predominantly coastal and peri-coastal — that are approved by the EDB for foreign buyer acquisition. PDS is the dominant route for beachfront, sea-view, and lifestyle residential product in Grand Baie, Tamarin, Beau Champ, and similar zones. Residence Permit threshold: USD 375,000. The Smart City Scheme covers integrated mixed-use townships — Moka (Côte d'Or), Beau Plan — that combine residential, commercial, education, and leisure infrastructure in a non-coastal setting. These are inland, cooler-climate, urban-convenience environments suited to families prioritising international schools and modern infrastructure over beach access. Smart City Residence Permit threshold: USD 500,000. The correct choice depends on the buyer's primary use — coastal lifestyle vs urban convenience.

We are based in Mauritius and advise international buyers through the full acquisition process — from PDS scheme selection and zone shortlisting through to EDB approval coordination, notarial process management, and post-completion support. We work across multiple developers and resale stock, are not tied to any single developer's inventory, and provide independent position throughout. Our advisors hold NAR REALTOR® membership and the Certified International Property Specialist (CIPS) designation. We are bilingual in English and French and work remotely with buyers who have not yet visited the island. Contact us on WhatsApp at +230 5256 5725 to start a conversation about Mauritius — no obligation, and we typically respond within business hours.