How to Buy Property in Mauritius: 2026-2027 Guide for Foreigners

Mauritius has become one of the most reliable and transparent destinations for buying property in the region. This is clearly reflected by the 13% increase in foreign direct investment in real estate in 2024. Buying property in Mauritius has gained traction over the past few years especially due to its secure property market, which is stable and well-regulated. The regulations are clear and straightforward, and Mauritius offers a lifestyle that appeals to both investors and families looking to relocate. Foreigners looking to buy property in Mauritius need to understand the different regulatory and administrative implications. With a 15% corporate tax rate, a 20% top personal income tax rate, and no capital gains or inheritance tax, Mauritius offers a balance of business opportunity and lifestyle appeal.

We have a sister real estate agency, Oakbridge Mauritius, which takes a different approach to most agents on the island; they work exclusively for buyers, never representing sellers or taking fees from both sides of a deal. This means they can search the whole market, including off-market properties, with no conflicts of interest. As part of the TBI Group, clients can also get support with residency, banking, and structuring, so the entire process is handled in one place.

Can Foreigners Buy Property in Mauritius?

Foreigners can buy property in Mauritius under approved schemes, making them eligible for permanent residence if the property is over USD 375,000. Foreigners can buy property in Mauritius in these approved property schemes:

• Property Development Scheme (PDS)

• Smart City Scheme

• Integrated Resort Scheme (IRS)

• Real Estate Scheme (RES)

• Ground+2 Apartments (in buildings with at least two floors above ground)

By buying a property in one of these schemes, foreigners are eligible for permanent residence. The residence permit obtained through such an investment remains valid as long as the property is owned. By investing in one of these schemes, you can rest assured that the properties provide transparency, clear ownership rights, quality infrastructure and compliance.

Why Buy Property in Mauritius?

Mauritius combines strong economic fundamentals with a strong legal framework and a consistently high quality of life. For investors, these are key reasons to consider how to buy property in Mauritius now.

• Attractive tax regime: No capital gains or inheritance tax, and low corporate and personal income tax rates.

• Transparent regulation: The property sector is governed by the EDB, ensuring clarity and security in transactions.

• Growing demand: FDI in real estate rose by 13% in 2024 to MUR 24 billion (USD 530 million), making up 73% of total FDI.

• Quality of life: Known as Africa’s happiest country, Mauritius offers safety, good infrastructure, modern healthcare, and a welcoming, multicultural community.

• Respected business and banking jurisdiction: Billions of dollars run through Mauritius in FDI and banks include HSBC, Investec and Standard Chartered.

How to Buy Property in Mauritius: Step-by-Step Process

The process of how to buy property in Mauritius is clear and designed to protect the buyer. Each stage follows legal and procedural steps that ensure compliance and security.

Step 1: Choose the Right Development: Select a property in an EDB-approved scheme. There are various options to suit every lifestyle and budget. When buying property in Mauritius, you can choose from a villa in a Smart City, a beachfront home in a PDS development, or an apartment in a Ground+2 building.

Step 2: Sign a Reservation Agreement: Once you have chosen a property, you will need to sign a Reservation Agreement, most likely a CRP (Contrat de Réservation Préliminaire). A small deposit will need to be made into a notary’s escrow account to reserve your unit while the approval is being processed.

Step 3: Apply for EDB Authorisation: Before you can buy property in Mauritius, you will need authorisation from the EDB. Your notary will then submit the application with documents such as proof of funds, passport copies, and KYC details. It takes a few weeks to obtain approval.

Step 4: Sign the Deed of Sale: After EDB approval, you will sign the Deed of Sale (Acte de Vente) before a Mauritian notary. At this stage, you will pay the remaining balance, and the ownership is formally transferred.

Step 5: Register the Property: The Registrar-General registers the property, making you the official owner. The registration concludes the process of buying the property in Mauritius, with you getting full ownership rights.

Step 6: Apply for a Residence Permit: If you buy a property in Mauritius that exceeds USD 375,000, you can apply for a residence permit that remains valid for as long as you own the property. This applies to you, your spouse, and dependents.

What Foreigners Can and Cannot Buy

Foreigners cannot buy undeveloped or freehold land outside approved schemes. However, serviced land within IRS and Smart City developments can be acquired, subject to EDB conditions. Ownership within these schemes is generally freehold, and resale is permitted to both citizens and non-citizens, provided the EDB grants clearance.

Costs and Taxes When Buying Property in Mauritius

When planning how to buy property in Mauritius, it’s important to consider the associated taxes and fees.

Updated Tax Rates for 2025–2026

From 1 July 2026, both the registration duty and land transfer tax for non-citizens rose from 5% to 10%. These taxes apply to all properties purchased under the PDS, IRS, RES, Smart City, and Ground+2 frameworks. However, it remains unclear whether the new rate will come into effect in July 2026. This will be confirmed in the budget in 2026.

Transaction Type	Current Rate	New Rate (from July 2026)
Registration Duty (non-citizens)	5%	10%
Land Transfer Tax	5%	10%

Additional Costs

• Notary fees: 1% + VAT

• Agency commission: 2% + VAT (no fees if you buy off-plan)

• Escrow and transfer charges: minor bank fees

• Due diligence fees: required for compliance

Financing Your Property Purchase

Foreign buyers can finance up to 70% of a property’s value through Mauritian banks, provided income is generated abroad. All funds must be transferred in foreign currency and converted into Mauritian rupees through an authorised local bank. This structured process ensures transparency and allows free repatriation of your capital and any profits if you later sell the property.

Fractional Ownership When Buying Property in Mauritius

The concept of fractional ownership became law in 2022, allowing more than one investor to buy property in Mauritius together. This applies, for example, when a husband and wife or two business partners want to buy property in Mauritius jointly. If each person invests at least USD 375,000 in the property, both investors independently qualify for permanent residence. This update made it easier for foreigners to buy property in Mauritius and has encouraged more investment in houses, apartments, and villas across the island. The fractional ownership policy remains in effect in 2025.

Best Locations to Buy Property in Mauritius

• Grand Baie and Pereybere: Popular with European buyers; ideal for coastal living and rental yields.

• Tamarin and Black River: Known for mountain views, beaches, and luxury villas.

• Moka and Ebene: Central, close to business districts and international schools.

• Beau Plan and Riviere du Rempart: Emerging Smart City developments offering modern amenities and long-term growth potential.

Common questions about buying property in Mauritius

These are the questions foreigners ask us most. If you are buying mainly as an investment, see our guide to investing in Mauritius real estate and the property schemes.

Can a foreigner buy an apartment in Mauritius?

Yes. To buy an apartment as a foreigner the block must be at least Ground plus two floors (three storeys), with a minimum price of MUR 6 million. Bought at USD 375,000 or more, the purchase qualifies the buyer for permanent residence. The Ground+2 scheme covers buildings across the island, including Grand Baie, Tamarin, Flic en Flac and Ebène.

Can a foreigner buy a villa in Mauritius?

Yes, but only within approved schemes such as the PDS or Smart Cities — the option to buy a villa outside the schemes was removed from 1 July 2026. Beachfront villas are generally only available inside PDS or IRS developments. At USD 375,000 or more you can apply for permanent residence, though villas within the schemes rarely fall below USD 500,000.

Can a foreigner buy land in Mauritius?

Serviced land within a Smart City or IRS scheme is available to foreign buyers. Residential land outside the approved schemes cannot be bought by foreigners; land outside the schemes is only permitted for business purposes, with authorisation from the relevant authorities. It is important to establish whether land is state, leasehold or freehold, as the rights differ.

Can retirees buy property in Mauritius?

Yes, under the same approved schemes. There is also a dedicated pathway within the Property Development Scheme (PDS): buyers over 50 purchasing a senior-living PDS property from USD 200,000 can apply for a residence permit, which can lead to permanent residence for as long as they own the property.

Does buying property in Mauritius give permanent residence?

Buying within an approved scheme at USD 375,000 or more qualifies the buyer for permanent residence, tied to the property and valid for as long as you own it. You do not need a permit before purchasing. For retirees under the PDS senior-living route the threshold is USD 200,000.

Can more than one buyer gain residence from the same property?

Yes. Fractional ownership has been law since 2022, so where co-buyers — for example a couple or two partners — each invest at least USD 375,000 in the same property, each independently qualifies for permanent residence.

Can Indian, South African or UK nationals buy property in Mauritius?

Yes. There are no nationality restrictions within the approved schemes — buyers from any country are eligible provided the purchase meets the scheme conditions. Mauritius also has no capital gains tax and no inheritance tax, and double-taxation agreements with many countries.

How We Can Help

TBI provides comprehensive support for clients interested in buying property in Mauritius, ensuring that every stage of the process is handled with precision. Through our sister company, Oakbridge Mauritius, a boutique real estate agency specialising in high-end properties, we offer access to a refined portfolio of luxury villas, exclusive developments, and premium investment opportunities across the island. Oakbridge’s market knowledge and personalised approach complement TBI’s broader expertise in relocation, business advisory, and legal structuring. Whether purchasing as an individual, through a company, or via a trust, we guide our clients through each legal, financial, and procedural step to ensure a secure and efficient acquisition.

What Can TBI Business Advisors Do For You

• We will have a Zoom/Teams call or email exchange to understand your requirements.

• TBI will advise on the appropriate permit or visa for coming to Mauritius.

• We will send a detailed proposal with clear costs, timeframes and explanations.

• We will assemble the documents and make the application on your behalf.

• TBI can assist with relocation tasks such as helping with schools, accommodation, insurance, choosing locations.

• We can assist with the finding and purchasing of property, and setting up of an entity to purchase through.

• If you need assistance with setting up companies whether as an investor or just creating a business here.

• The directors can act as Commissioner for Oaths.

• We can assist with other business advice and can bring in law firms as and when required.

While every effort is made to ensure that the information given is accurate, the information on this site does not contain legal, tax or any other professional advice. We accept no responsibility or liability due to any information or representation, whether accurate or not, relied upon in the contents. It is an information guide to provide the reader with a useful general, but basic understanding of the different considerations. You must seek local legal, tax or other professional advice before relying on the contents of this site.