Buying Property in Mauritius as a Foreigner
Mauritius welcomes foreign property investors through several approved schemes that allow non-citizens to purchase residential property on the island. These schemes provide legal certainty, quality standards, and — for investments of USD 375,000 or more — a pathway to permanent residence.
The Mauritius real estate market has shown steady appreciation over the past two decades, driven by the growing expatriate community, foreign investment, and the island's increasing attractiveness as a residential and business destination. With no annual property tax, no capital gains tax, and no inheritance tax, Mauritius offers one of the most favourable fiscal environments for property investment in the world.
Approved Schemes for Foreign Buyers
Property Development Scheme (PDS)
The PDS is the flagship scheme for foreign property investment in Mauritius. PDS developments are high-end residential projects approved by the Economic Development Board, typically featuring luxury villas, townhouses, and apartments with resort-style amenities. Key features:
- Minimum investment — No minimum for purchase, but USD 375,000+ qualifies for permanent residence
- Property types — Villas, penthouses, apartments, townhouses
- Amenities — Golf courses, beach access, spas, restaurants, concierge services
- Rental potential — Many PDS developments offer rental management services, generating returns of 3-6% annually
- Notable developments — Anahita (east coast), Heritage Villas Valriche (south), Mont Choisy Le Parc (north), Azuri (northeast), La Balise Marina (west)
Smart City Scheme
Smart Cities are modern mixed-use developments that combine residential, commercial, and leisure components with sustainable design and smart technology. Purchasing a residential unit in a Smart City for USD 375,000+ qualifies for permanent residence. Key Smart City developments include Heritage City (Beau Plan), Mon Trésor (near airport), Moka Smart City (central), and Cap Tamarin (west coast).
Ground+2 Apartments
Since 2016, foreigners can purchase apartments in buildings of at least two floors above ground level (R+2). The minimum investment is MUR 6 million (approximately USD 130,000). This scheme does not automatically grant permanent residence, but investments of USD 375,000+ can qualify. Ground+2 apartments are available throughout the island, offering more affordable entry into the Mauritius property market.
Regions and Prices
| Region | Character | PDS Villa (USD) | Apartment (USD) | Monthly Rent (USD) |
|---|---|---|---|---|
| Grand Baie (North) | Tourist hub, beaches, nightlife | 500K – 3M | 130K – 600K | 500 – 2,000 |
| Tamarin/Black River (West) | Surf, mountains, laid-back | 400K – 2M | 130K – 500K | 400 – 1,500 |
| Flic en Flac (West) | Long beach, family-friendly | N/A | 130K – 400K | 400 – 1,200 |
| Beau Plan/Pamplemousses (North) | Smart city, modern | 375K – 1.5M | 150K – 400K | 500 – 1,200 |
| Moka (Central) | Business hub, smart city | 400K – 1.5M | 130K – 500K | 400 – 1,000 |
| East Coast (Anahita area) | Luxury resort, golf | 500K – 5M+ | 200K – 800K | 800 – 3,000 |
| South (Bel Ombre/Valriche) | Secluded, nature | 375K – 3M | N/A | 600 – 2,000 |
The Purchase Process
- Property selection — We help you identify suitable properties based on your budget, lifestyle preferences, and investment objectives
- Due diligence — We verify the legal status of the property, the developer's approvals, and the PDS/Smart City certification
- Reservation — You sign a reservation agreement and pay a deposit (typically 10-25%)
- Sale agreement — A notarial deed (acte de vente) is prepared and signed before a Mauritius notary
- Payment — Balance of the purchase price is paid (can be structured in instalments for off-plan purchases)
- Registration — The deed is registered with the Registrar General. Registration duty of 5% of the purchase price is payable
- PR application — If the investment is USD 375,000+, we submit your permanent residence application
Transaction Costs
| Cost | Rate / Amount | Paid By |
|---|---|---|
| Registration duty | 5% of purchase price | Buyer |
| Notary fees | 1-2% of purchase price | Buyer |
| Agency commission | 2-5% of purchase price | Seller (usually) |
| Legal fees | USD 1,000 – 3,000 | Buyer |
| Land transfer tax | Included in registration duty | Buyer |
Rental Market
If you prefer to rent before buying — or as a long-term option — the Mauritius rental market offers a wide range of furnished and unfurnished properties:
- Furnished apartments — Widely available in Grand Baie, Flic en Flac, Tamarin, Moka, and Port Louis. Short-term (monthly) and long-term leases available
- Unfurnished houses — More common in residential suburbs. Lower rents but require furnishing investment
- Lease terms — Typically 12 months with 1-3 months deposit. Shorter leases (3-6 months) available at premium rates
- Lease currency — Leases can be denominated in MUR, USD, or EUR depending on negotiation
Rental Investment Returns
Many foreign buyers purchase Mauritius property as an investment, renting it out when not in personal use. Typical rental yields:
- PDS villas (with rental management) — 3-6% net annual yield
- Apartments (long-term lease) — 4-7% net annual yield
- Short-term rental (Airbnb-style) — Variable, potentially higher but with management overhead and seasonal fluctuation
Rental income is subject to Mauritius income tax at 15%, but various deductions (management fees, maintenance, depreciation, interest) can significantly reduce the effective rate.
No Capital Gains Tax
Mauritius does not levy capital gains tax on the sale of property. This means the full capital appreciation on your investment is retained when you sell. Combined with the 0% inheritance tax, Mauritius property is an extremely tax-efficient asset class for international investors.
Find Your Property in Mauritius
Sunibel Corporate Services assists foreign buyers with every aspect of the Mauritius property purchase process — from property selection and due diligence to legal documentation, PR applications, and rental management. Contact us for personalised property guidance.