The Legal Process Of Buying Property In

The Legal Process of Buying Property in Mauritius: A Clear Guide for Foreign Buyers

The legal process of buying property in Mauritius follows a structured sequence: verify your eligibility under one of the approved foreign ownership schemes, sign a preliminary sale agreement, obtain government approval where required, and complete the transaction before a Mauritian notary. Each stage is governed by clear rules, and understanding them in advance removes the uncertainty that often slows international buyers down.

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Who Can Buy Property in Mauritius? Eligibility for Foreign Nationals

Mauritius does not allow foreigners to purchase land or property freely on the open market. Foreign nationals must buy through one of the government-approved frameworks. The main routes are:

• Property Development Scheme (PDS): The primary route for foreign buyers. Covers residential developments with a minimum purchase price of USD 375,000, which also qualifies the buyer for a residence permit.
• Smart City Scheme (SCS): Mixed-use developments combining residential, commercial, and office space. Foreign buyers can purchase residential units within an approved Smart City.
• Legacy IRS and RES properties: Properties originally developed under the Integrated Resort Scheme or Real Estate Scheme can still be resold to foreign buyers under the same conditions that applied at the time of original approval.
• Ground-plus-two (G+2) scheme: Foreigners may purchase ground-floor apartments in buildings of at least two upper floors, subject to specific conditions set by the Economic Development Board (EDB).

Mauritians and foreign nationals who hold permanent residency may purchase more freely, though restrictions on agricultural land still apply to all buyers.

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Step 1: Property Search and Due Diligence

Before any legal commitment, carry out thorough due diligence. Confirm that the specific development or unit falls within a scheme that permits foreign ownership. Key checks at this stage include:

• Confirming the scheme type (PDS, Smart City, G+2, or legacy IRS/RES)
• Reviewing the title deed and land registry records at the Registrar-General's Department
• Checking for any mortgage, charge, or encumbrance registered against the property
• Verifying the developer's track record for off-plan or new-build listings

Different areas of the island carry different ownership dynamics. The west coast (Albion, Flic en Flac, Tamarin) and the north (Grand Baie, Pereybere) hold the largest concentration of PDS and Smart City developments open to foreign buyers. Port Louis is primarily a commercial hub; house rentals are common for relocating professionals, but residential sales to foreign nationals are less prevalent there than in coastal districts.

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Step 2: The Preliminary Sale Agreement

Once a property is chosen, the buyer and seller sign a Preliminary Sale Agreement (in French, Contrat Preliminaire de Vente, also called a Promise to Sell). This is a legally binding document under Mauritian law and sets the framework for the full transaction.

It typically includes:

• A full description of the property and the agreed purchase price
• The payment schedule and deposit amount (usually 10 percent of the purchase price)
• Conditions precedent, such as obtaining mortgage finance or government approval
• A completion deadline, usually three to six months

A notary is not strictly required at this stage, but engaging one is strongly advisable. Mauritian notaries act as neutral officers of the law rather than advocates for either side, so both parties can use the same notary without a conflict of interest.

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Step 3: Government Approval Where Required

For new purchases under the PDS or Smart City Scheme, the developer will have already obtained EDB approval for the scheme itself. Individual buyers do not generally need separate EDB approval, but they must submit a formal notification to the EDB.

For resale properties under legacy IRS or RES schemes, the buyer must obtain Prime Minister's Office approval before the Deed of Sale can be executed. This process typically takes four to eight weeks and requires:

• Certified copies of passport and proof of address
• A police clearance certificate
• Bank statements or proof of funds
• Completed application forms

Your notary will coordinate this submission on your behalf and track the approval timeline.

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Step 4: Financing and Fund Transfer

Foreign buyers may finance a purchase through a local Mauritian bank or transfer funds from abroad. Mauritius imposes no exchange controls on capital brought in for property investment, making international transfers straightforward.

If using a local mortgage, the bank will conduct its own valuation and legal checks before issuing a mortgage offer. The mortgage must be registered before or simultaneously with the Deed of Sale.

All funds must be transferred in a foreign currency and converted through the Mauritian banking system to satisfy the foreign investment requirement under the relevant scheme. Keep records of these transfers: they are relevant if you later repatriate funds.

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Step 5: The Deed of Sale Before a Notary

The final and most important legal step is the signing of the Deed of Sale (Acte de Vente) before a Mauritian notary. This is the instrument that transfers legal ownership from seller to buyer.

The notary will:

• Read the full deed aloud to both parties (a formal legal requirement under Mauritian law)
• Confirm the identity of all signatories
• Collect the balance of the purchase price or confirm its prior receipt
• Register the deed with the Registrar-General's Department

Registration duties and land transfer tax are payable at this stage (see the costs table below). Your notary will provide a precise breakdown before signing.

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Step 6: Registration and the Title Deed

After signing, the notary submits the deed for registration at the Registrar-General's Department. Once registered, the buyer's name appears on the land register as the legal owner. This registered entry is the Mauritian title deed: it is the definitive proof of ownership.

The notary retains the original deed; the buyer receives a certified copy called an expédition. Keep this document securely: it is required for any future sale, mortgage, or inheritance process.

The entire process from signed preliminary agreement to registered title typically takes three to six months for a straightforward transaction, and slightly longer when Prime Minister's Office approval is required.

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What Does It Cost to Buy Property in Mauritius?

| Cost | Typical Rate | |---|---| | Notary fees | 1.0 to 1.5 percent of purchase price | | Registration duty (buyer) | 5 percent (PDS, Smart City, RES, G+2) | | Land transfer tax (seller pays) | 5 percent | | EDB notification fee | Fixed government fee (confirm with EDB) | | Mortgage registration (if applicable) | 0.5 percent of loan amount |

Key points on duties (Finance Act 2026, in force 13 August 2026):

• Non-citizens buying under PDS, Smart City, RES, or G+2 pay 5 percent registration duty. An earlier increase to 10 percent was repealed; the rate is 5 percent.
• A separate 10 percent duty applies to the seller only on G+2 homes on State land or Pas Geometriques sold to a non-citizen. This is not a buyer cost.
• First-time buyers may qualify for registration duty relief on the first MUR 3 million of a bare land purchase or the first MUR 6 million of a house or apartment purchase, subject to conditions.
• There is no capital gains tax and no inheritance or estate tax in Mauritius.

Always confirm current rates with the Mauritius Revenue Authority (MRA) and the Economic Development Board (EDB) before exchanging contracts, as duties can change with each Finance Act.

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Owning Property in Mauritius: What Happens After You Buy?

Once registered as the legal owner, you can occupy, rent, or resell the property subject to the rules of the scheme under which it was purchased. Key ongoing considerations:

• Residence permit: Purchasing a qualifying PDS or Smart City property at USD 375,000 or above entitles the buyer and their dependants to a residence permit, valid as long as they own the property.
• Rental income: Rental income is taxable in Mauritius. Personal income tax is progressive: 0 percent on the first MUR 500,000 of net income; 10 percent on MUR 500,001 to 1,000,000; 20 percent on MUR 1,000,001 to 12,000,000; and 35 percent above MUR 12,000,000. Confirm your filing obligations with the MRA.
• Resale: A future sale to another foreign buyer follows the same scheme rules and approval process. The 5 percent land transfer tax is paid by the seller.
• No capital gains tax: There is no capital gains tax on property disposals in Mauritius.

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Practical Notes for Foreign Investors and Relocating Professionals

Professionals relocating to Mauritius often start with a rental in Port Louis or in coastal suburbs before committing to a purchase. This is a sensible approach: it allows time to understand the different districts, commute patterns, and lifestyle factors before choosing where to buy.

For those browsing listings from abroad, reputable local agencies can provide virtual tours, legal summaries, and developer documentation so that the early stages of due diligence can be completed before travelling to the island.

If you are also considering setting up a business, the EDB's Occupation Permit (Investor category) requires a minimum initial investment of USD 100,000. The Occupation Permit (Professional category) requires a minimum monthly salary of MUR 50,000. Both permits are valid for 10 years and are renewable. These are separate from the residence permit obtained through property ownership, and the right route depends on your specific circumstances.