Foreign buyers can legally purchase property in Mauritius through approved schemes like PDS and Smart City, often unlocking permanent residency. Here is everything you need to know before you buy.
Can a foreigner buy property in Mauritius?
Yes — and the process is more straightforward than most people expect. Foreign nationals can legally purchase freehold property in Mauritius through government-approved frameworks such as the Property Development Scheme (PDS) and the Smart City Scheme. Buying through these channels also opens the door to a Mauritius Permanent Residency Permit, making the island one of the few places in the world where a real-estate investment directly converts into the right to live, work, and retire.
What legal frameworks does a foreign buyer use?
Mauritius has designed specific investment vehicles so that foreigners can buy with full title. The main ones are:
- Property Development Scheme (PDS): Replaced the old IRS and RES schemes in 2015. Developments must include a minimum of six residential units and integrate public amenities. No minimum purchase price applies, though most PDS villas and apartments start around USD 200,000.
- Smart City Scheme: Large-scale, mixed-use urban developments combining residential, commercial, and leisure spaces. Popular examples include Moka Smart City and Beau Plan. Foreign buyers enjoy the same residency pathway as PDS.
- Ground+2 Scheme: Allows foreigners to purchase apartments in buildings of at least three storeys. A minimum price of MUR 6 million (roughly USD 135,000) applies. This is the most affordable entry point for a foreign buyer in Mauritius.
- Invest Hotel Scheme (IHS): Lets buyers purchase a hotel room or suite and participate in rental-pool income. Residency rights apply when the purchase exceeds USD 500,000.
Does buying property give you residency?
In most cases, yes. A foreign buyer who acquires a PDS, Smart City, or IHS property worth USD 375,000 or more is eligible to apply for a Permanent Residency Permit valid for 20 years, renewable, and extendable to a spouse and dependants. The permit allows the holder to live and work in Mauritius without a separate work permit. For Ground+2 purchases below that threshold, a standard Occupation Permit or Residence Permit may still be available through other routes.
Where do foreign buyers typically purchase in Mauritius?
Grand Baie & the North
The most popular corridor for lifestyle buyers. Grand Baie offers restaurants, marinas, and a cosmopolitan community. PDS developments in Pereybere and Cap Malheureux attract French, South African, and European buyers looking for sea-view villas priced from USD 400,000 to well over USD 2 million.
Tamarin & the West
A favourite among surfers, families, and remote workers. Developments around Black River and Tamarin offer mountain-and-lagoon settings at slightly lower price points than the north. Smart City projects in the area are expanding the supply of contemporary apartments.
Moka & the Highlands
Inland living at altitude. Moka Smart City is the island's most ambitious mixed-use development, drawing buyers who want cooler temperatures, proximity to top international schools, and easy access to the motorway network. Apartments here start around MUR 8–12 million.
Belle Mare & the East
Home to Mauritius's finest white-sand beaches and several five-star resorts. IHS units and PDS villas here command premium prices, often USD 600,000 and above, but the rental yield potential is among the highest on the island.
What costs should a foreign buyer budget for?
- Registration duty: 5% of the purchase price (foreigners pay the same rate as citizens in approved schemes).
- Notary fees: Approximately 1–2% of the purchase price.
- EAL (Etat des Lieux) and administrative fees: Variable, typically a few thousand MUR.
- Annual land tax: Minimal for most residential properties.
There is no capital gains tax in Mauritius and no inheritance tax, which makes the island particularly attractive for long-term estate planning.
What should you do before making an offer?
Engage a local notary early — in Mauritius, the notary acts for both parties and is legally responsible for verifying title. Confirm that the development holds valid EIA (Environmental Impact Assessment) approval and check whether the developer is registered with the Economic Development Board (EDB). Never sign a preliminary sales agreement (contrat préliminaire de vente) without independent legal review.
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