Property Prices in Mauritius: What to Expect

What Are Property Prices in Mauritius Right Now?

Property prices in Mauritius range from approximately MUR 5 million (USD 110,000) for a compact apartment in areas like Quatre Bornes or Rose Hill, up to MUR 50 million or more (USD 1.1 million+) for a beachfront or golf-estate villa in Grand Baie or Bel Ombre. The market is split into two distinct segments: the local market, open to Mauritian citizens and residents, and the foreign-buyer market, governed by specific government schemes. Understanding which segment applies to you is the first step to budgeting correctly.

How Do Prices Vary by Region?

Location is the single biggest price driver in Mauritius. Here is a realistic snapshot of current price ranges across the island's key areas:

• Grand Baie & the North Coast: The most sought-after region for both locals and expatriates. Apartments start around MUR 8–12 million; villas typically range from MUR 20–80 million, with ultra-prime waterfront properties exceeding MUR 100 million.
• Tamarin & Black River (West): A favourite with surfers and families. Villas run MUR 15–45 million; townhouses and apartments from MUR 6–12 million. Prices have risen steadily over the past three years as infrastructure improved.
• Beau Bassin, Rose Hill & Quatre Bornes (Central Plateau): The heartland of the local market. Apartments from MUR 4–8 million; houses from MUR 7–18 million. Good value for permanent residents who prioritise amenities over beach proximity.
• Bel Ombre & the South: Quieter and greener. Integrated resort villas within PDS estates start around MUR 18 million (USD 400,000) — the minimum threshold that grants foreign buyers residency.
• Pereybere, Cap Malheureux & Roches Noires: Emerging northern villages where apartments and small villas offer relative value, typically MUR 6–15 million, with strong rental yield potential.

What Can Foreign Buyers Purchase — and at What Price?

Non-citizens cannot buy property on the open local market. They must purchase through one of the government-approved foreign investment schemes:

• PDS (Property Development Scheme): The main route. Minimum purchase price of USD 375,000. Buying at or above this threshold automatically qualifies the buyer — and their dependants — for a Mauritian residence permit.
• Smart City Scheme: Mixed-use developments in designated smart cities. No minimum price for the property itself, but residency is only granted at the USD 375,000 threshold.
• G+2 Scheme: Allows foreigners to purchase apartments in buildings of at least three storeys. Entry prices can be lower — from around MUR 6 million — but this scheme does not confer residency rights.

It is worth noting that foreign buyers pay a 5% registration duty on property purchases, while Mauritian citizens pay a reduced rate. Factor this into your total acquisition cost.

What Is Driving Price Growth in 2025?

Several forces are pushing Mauritius property prices upward:

• Strong foreign demand: South African, French, and increasingly European buyers are relocating to Mauritius for its tax environment, climate, and lifestyle — compressing supply in premium zones.
• Limited coastal land: The island is small. Beachfront and sea-view plots are finite, keeping luxury prices firm even in softer global markets.
• Infrastructure investment: Road upgrades in the west and new commercial hubs around Moka and Ebène are pushing residential values in previously overlooked areas.
• Rental yield appetite: Short-term rental demand from tourists and digital nomads means investors are willing to pay a premium for well-located units, supporting capital values.

Is Now a Good Time to Buy?

Prices have appreciated consistently over the past five years, and the pipeline of new PDS and Smart City inventory remains limited relative to demand. Waiting rarely rewards buyers in this market. That said, due diligence on title, EIA compliance, and developer track record is essential — particularly for off-plan purchases.

Get in Touch With PropertyFinder Mauritius

Whether you are a first-time buyer exploring the local market or an international investor targeting a PDS villa, our team can match you with the right property at the right price. Contact PropertyFinder Mauritius to arrange a viewing or ask any question about the buying process. Ready to start browsing? Explore our full range of properties for sale in Mauritius and find your ideal home today.