How to Buy Property in Mauritius as a Foreigner (2026 Guide)
Learn exactly how foreigners can buy property in Mauritius, which schemes unlock residency, and what the process, costs and pitfalls really look like.
Mauritius has become one of the most foreigner-friendly property markets in the Indian Ocean, pairing a stable economy and English-French legal system with clear schemes that let non-citizens own real estate and gain residency. But foreigners cannot simply buy any home: ownership is channelled through approved programmes such as the PDS, with thresholds tied to residency. This 2026 guide walks you through who can buy, the step-by-step process, costs and taxes, financing, and the residency-by-investment angle.
Who Can Buy and the Approved Schemes (PDS, IRS, RES, Smart City)
Foreigners cannot freely buy standalone land or any resale home in Mauritius. Non-citizens must purchase within government-approved developments, primarily the Property Development Scheme (PDS), which replaced the older IRS and RES programmes (some legacy units still trade). Smart City projects and approved apartment blocks (ground-plus-two, G+2) are also open to foreigners, often at lower entry prices. Each purchase requires approval from the Economic Development Board (EDB). The headline figure to remember: buying a residence priced at or above roughly USD 375,000 typically grants the buyer and dependants residence permits. Lower-cost apartments are available but usually do not carry automatic residency. Because eligibility rules and minimums are periodically revised, confirm the current scheme list and thresholds with a licensed Mauritian notary before committing.
The Step-by-Step Buying Process
First, engage a licensed Mauritian notaire (the notary is mandatory and acts for the transaction, not one party). Choose an EDB-approved property and sign a reservation agreement, paying a deposit (commonly around 5-25 percent for off-plan, held in escrow). The developer or your lawyer then files for EDB acquisition approval, which usually takes a few weeks. For off-plan PDS units, payments are released in stages tied to construction milestones, secured by a guarantee of future completion (GFA). On completion, the notary registers the deed of sale at the Registrar-General and remits transfer duty. Conduct due diligence on title, planning permits and the developer's track record throughout. Always insist on documents and contracts you understand, and verify each step independently with your own advisor.
Costs and Taxes You Should Budget For
Beyond the purchase price, budget for transaction costs of roughly 5-7 percent. Registration duty (transfer tax) for the buyer is typically around 5 percent of the property value, plus notary fees of about 1-2 percent and a small land transfer tax usually paid by the seller. Mauritius is tax-friendly for owners: there is no annual property tax, no inheritance tax, and no capital gains tax on real estate as of 2026. Rental income and other income are taxed at a flat rate of around 15 percent, and a Solidarity Levy can apply to high earners. VAT may apply to some new builds. These figures are indicative for 2026 and change with each budget, so always have a Mauritian tax advisor confirm the exact duties and any exemptions for your specific scheme.
Financing and Mortgages for Non-Residents
Many foreign buyers pay cash, but local and international banks operating in Mauritius do lend to non-residents, especially for PDS and Smart City properties. Expect loan-to-value ratios typically in the 50-70 percent range, with the balance funded by your own equity. Lenders usually require proof of income, bank statements, a clean credit history and sometimes a relationship with the bank. Loans can be denominated in EUR, USD, GBP or Mauritian rupees, and terms commonly run 10-20 years. Interest rates and approval criteria vary widely by bank and applicant profile, so compare offers and factor in arrangement fees, valuation costs and currency risk. Mortgage availability and terms shift with market conditions, so request current written terms from at least two banks before relying on financing.
Residency by Investment and Common Pitfalls
Buying a qualifying residence (typically from about USD 375,000) entitles the owner, spouse and dependent children to a residence permit valid while you own the property; an investment near USD 500,000 can open routes toward longer-term or permanent residence. Residency does not equal citizenship and has its own renewal and tax-residence rules. Common pitfalls: assuming any cheap apartment grants residency (it usually does not), skipping independent legal due diligence, underestimating service charges and syndic fees in resort developments, and ignoring currency fluctuations on staged payments. Resale liquidity can also be limited since your buyer pool is mostly other foreigners. Treat marketing brochures with caution and verify every residency and tax claim with an independent immigration lawyer and tax advisor.
FAQ
Can foreigners own property freely in Mauritius?
No. Foreigners cannot buy standalone land or ordinary resale homes. Non-citizens must purchase within approved schemes such as the PDS, Smart City projects or qualifying G+2 apartments, each requiring Economic Development Board approval. These rules are stable but periodically updated, so confirm current eligibility with a licensed Mauritian notary before buying.
How much must I invest to get residency in Mauritius?
Buying a qualifying residence priced at or above roughly USD 375,000 typically grants residence permits to the buyer and dependants, while investments near USD 500,000 can open longer-term routes. Thresholds change with policy updates, so verify the exact current minimum and conditions with a Mauritian immigration lawyer before relying on residency.
What taxes apply when buying property in Mauritius?
Buyers usually pay registration duty of around 5 percent plus notary fees of roughly 1-2 percent. Mauritius has no annual property tax, no capital gains tax and no inheritance tax as of 2026, while rental income is taxed at a flat rate near 15 percent. These figures are indicative and should be confirmed with a local tax advisor.
Can non-residents get a mortgage in Mauritius?
Yes. Local and international banks lend to non-residents, mainly for PDS and Smart City units, with loan-to-value ratios typically around 50-70 percent. You will need proof of income, bank statements and a clean credit history. Rates and terms vary by bank, so compare written offers from at least two lenders before committing.
Is buying property in Mauritius a safe investment?
Mauritius offers political stability, a bilingual legal system and attractive tax treatment, but the foreign-owner resale market can be less liquid since your buyers are mostly other expatriates. Yields depend on location and management. As with any cross-border purchase, do independent due diligence and budget for service charges, currency risk and exit costs.
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