Can foreigners buy property in Mauritius?

Yes. Foreign nationals can buy property through approved schemes: PDS, Smart City and G+2 apartments. A minimum purchase of USD 375,000 under PDS or Smart City entitles the buyer to a Permanent Residence Permit.

Is Mauritius property a good investment?

Yes. Mauritius offers no capital gains tax, no inheritance tax and a flat 15% income tax. Prime coastal villas have seen 8–12% annual appreciation. Strong expat rental demand supports yields of 4–7% long-term and up to 14% for short-term holiday lets.

Which area of Mauritius is best to buy property?

The West (Tamarin, Black River) is the lifestyle leader. Grand Baie in the North has the best infrastructure and expat community. The East (Belle Mare) offers the finest beaches. The South is most affordable. Central Mauritius suits rental-yield investors.

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Mauritius Property: Your Complete Buying Guide 2026

5 min read

·17 July 2026

From beachfront villas in Grand Baie to golf-course estates in Beau Champ, Mauritius property offers world-class living and a clear path to residency. Here is everything you need to know before you buy.

What makes Mauritius property such a compelling investment in 2026?

Mauritius property combines political stability, a 15% flat income-tax rate, no capital-gains tax, and genuine tropical lifestyle in one package. Foreign buyers who purchase a qualifying property worth USD 375,000 or more automatically receive a Mauritian residence permit — making it one of the most straightforward residency-by-property programmes in the world. Demand from European, South African and Asian buyers has kept the prime market resilient, while a growing digital-nomad community is fuelling the long-term rental sector.

Where are the most popular locations to buy property in Mauritius?

The North — Grand Baie and Pereybere

The north coast is the island's social hub. Grand Baie offers a lively marina, restaurants and strong short-term rental yields of 5–7% gross on well-managed villas. Pereybere appeals to buyers who want the same lagoon access with a quieter village feel. Apartments here start around MUR 6 million (≈ USD 130,000) for locals; IRS/PDS villas open to foreigners typically begin at USD 400,000.

The West — Tamarin and Black River

Tamarin has evolved from a surf village into one of the island's most sought-after residential addresses. The Black River district attracts families and retirees with its mountain backdrop, nature reserves and proximity to Cascavelle shopping mall. PDS estates such as Tamarina Golf Estate offer residency-qualifying villas with golf and spa amenities from around USD 500,000.

The East — Belle Mare and Beau Champ

The east coast is home to Mauritius's longest stretches of white-sand beach. Anahita and Heritage Villas Valriche are flagship integrated resort scheme (IRS) developments here, with luxury villas ranging from USD 600,000 to several million dollars. The east suits buyers prioritising exclusivity and five-star hotel facilities on their doorstep.

The South — Bel Ombre

Still emerging, the south offers dramatic scenery and lower entry prices. Heritage Le Telfair and the surrounding estate have put Bel Ombre on the luxury map, and savvy buyers are acquiring plots and villas ahead of further infrastructure investment.

Can foreigners legally buy property in Mauritius?

Yes — but only within government-approved schemes. The main frameworks are:

PDS (Property Development Scheme): The current catch-all scheme replacing IRS and RES. Minimum purchase price of USD 375,000 for foreigners. Grants a residence permit to the buyer and dependants.
IRS (Integrated Resort Scheme): Older luxury developments still operating under original rules; minimum USD 375,000.
Smart City Scheme: Mixed-use urban developments such as Moka and Bagatelle. Foreigners may purchase residential units; residency permit applies at the same USD 375,000 threshold.
Ground+2 Apartments: Since 2016, foreigners can buy apartments in buildings of at least three floors above ground, with a minimum price of MUR 6 million (≈ USD 130,000) — though this category does not automatically confer residency.

Purchases outside these schemes require prior approval from the Prime Minister's Office and are rarely granted to non-citizens.

What are the typical buying costs and taxes?

Budgeting accurately is essential. On top of the purchase price, expect:

Registration duty: 5% of the property value (paid by the buyer)
Notary fees: approximately 1–2%
Agency commission: typically 2–3% plus VAT, paid by the seller in most transactions
Annual land tax (TAN): modest, based on assessed land value

There is no capital-gains tax and no inheritance tax in Mauritius, which significantly improves the long-term return profile compared with many European markets.

Is now a good time to buy Mauritius property?

Prime Mauritius property prices rose an estimated 8–12% in USD terms between 2022 and 2024, driven by limited PDS supply and strong demand from South African and French buyers diversifying out of their home markets. With the government actively promoting the island as a global business hub and new Smart City projects under construction in Moka and Highlands, analysts expect continued price appreciation in well-located stock. Rental demand is equally robust: the tourism sector recorded over 1.3 million arrivals in 2024, underpinning short-stay yields.

Get in touch with PropertyFinder Mauritius

Ready to explore your options? Our team of local property specialists can arrange viewings, explain residency requirements in detail and connect you with trusted notaries and legal advisers. Contact PropertyFinder Mauritius today to start the conversation, or browse our full range of villas, apartments and PDS estates at property for sale in Mauritius.

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