Smart City

What Is a Smart City in Mauritius?

A Smart City in Mauritius is a large-scale, mixed-use development built under the Smart City Scheme, a government framework introduced in 2015 and administered by the Economic Development Board (EDB). Each Smart City is designed to integrate residential property, commercial offices, retail, leisure, and public infrastructure within a single master-planned zone. The scheme's defining goal is to create self-contained urban environments where people can live, work, and access services without depending on Mauritius's main road network.

As of 2025, several Smart Cities are at various stages of development across the island, including Moka City, Cap Tamarin on the west coast, and Medine Cascavelle. Each is developed by a private promoter under a framework agreement with the government, which grants specific tax incentives and planning rights in exchange for meeting defined development standards.

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Can Foreign Nationals Buy Property in a Smart City?

Yes. Foreign nationals — including non-residents — can purchase residential property within an approved Smart City without requiring a prior authorisation from the Prime Minister's Office, which is a requirement under other foreign ownership routes. This makes Smart Cities one of the more straightforward legal pathways for international buyers in Mauritius.

The key conditions are:

• The property must be located within an officially gazetted Smart City zone.
• The unit type must be a qualifying residential property (apartments, villas, townhouses, or penthouses offered by the promoter).
• There is no minimum purchase price threshold under the Smart City Scheme itself, unlike the Property Development Scheme (PDS), which requires a minimum of USD 375,000.

This absence of a price floor makes Smart Cities accessible to a broader range of buyers, including those purchasing smaller apartments or off-plan units at earlier stages of development.

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Does Buying in a Smart City Grant a Residence Permit?

Yes, under current EDB rules, a foreign national who purchases a qualifying residential unit in a Smart City at a price of USD 375,000 or above becomes eligible to apply for a Mauritian residence permit. The permit extends to the buyer's spouse and dependants.

If the purchase price falls below USD 375,000, the buyer still has full legal ownership rights but does not automatically qualify for the residence permit on the basis of the property purchase alone. Other permit routes — such as the Occupation Permit for investors or retirees — may still be available depending on the buyer's circumstances.

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How the Buying Process Works in a Smart City

The purchase process for a Smart City property follows the same broad structure as other freehold property transactions in Mauritius, with a few scheme-specific steps.

Step 1: Reservation and Preliminary Agreement

Once you identify a unit, the promoter will present a reservation agreement and a draft preliminary sale agreement (often called a VEFA — Vente en l'État Futur d'Achèvement — for off-plan purchases). This document sets out the price, payment schedule, specifications, and completion timeline. A reservation deposit, typically 1–2% of the purchase price, is paid at this stage.

Step 2: Due Diligence and Legal Review

A Mauritian notary will verify the title deed, confirm the property sits within the gazetted Smart City boundary, and check that the promoter holds the necessary permits. Buyers are strongly advised to instruct an independent notary rather than relying solely on the promoter's notary.

Step 3: Signing the Deed of Sale

For completed properties, the Deed of Sale is signed before a notary and registered with the Registrar-General's Department. For off-plan units, payments are staged according to construction milestones, and the final deed is signed upon completion and delivery.

Step 4: Registration and Title Transfer

The notary lodges the deed for registration. Transfer duties and registration fees are paid at this stage. The buyer receives a certified copy of the registered deed, which constitutes proof of ownership.

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Costs to Budget For

Understanding the full cost of acquisition prevents surprises at the notary's desk. Below are the standard costs associated with a Smart City property purchase.

| Cost Item | Typical Rate | |---|---| | Transfer duty (buyer) | 5% of purchase price | | Notary fees | ~1–2% of purchase price | | Registration fee | Fixed, currently MUR 5,000 | | EDB registration (residence permit application) | USD 500 per applicant | | Annual property tax (LEC) | Variable by municipality |

Note that transfer duty exemptions or reductions may apply in specific circumstances — for example, for first-time buyers of residential property below a certain value. A notary can confirm whether any exemption applies to your transaction.

There are no ongoing Smart City-specific levies beyond normal municipal rates, though most developments charge a service charge or body corporate fee for shared infrastructure maintenance. This fee varies significantly between promoters and projects and should be confirmed in writing before signing.

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What to Look for When Comparing Smart City Developments

Not all Smart Cities are at the same stage of maturity. Some are fully operational with schools, medical facilities, and commercial tenants already in place. Others are still in early construction phases, which affects both lifestyle and investment risk.

Key questions to ask when evaluating a Smart City development:

• What is the current completion percentage of the overall masterplan? A development that is 20% built carries different risk than one that is 80% complete.
• Who are the anchor commercial tenants? The presence of established employers, retailers, or healthcare providers signals genuine mixed-use activity rather than a residential-only estate.
• What is the service charge, and what does it cover? Road maintenance, security, landscaping, and utilities infrastructure can all be included or excluded.
• What is the promoter's track record? Established Mauritian property groups with completed projects carry lower delivery risk than newer entrants.
• Is the property freehold or leasehold? Most Smart City residential units are freehold, but confirm this in the preliminary agreement.

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Using a Property Finder to Identify Smart City Listings

Property Finder Mauritius is a property search platform that lists residential and commercial properties across Mauritius, including units within Smart City developments. The platform allows buyers to filter by scheme type, location, price range, and property category, which is useful when comparing Smart City options against PDS or IRS developments.

The service is free to use for buyers. Listings are submitted by registered agents and promoters, and each listing typically includes pricing, floor plans, and scheme eligibility details. For buyers researching remotely — particularly those based in the UK, Europe, or South Africa — a centralised listing platform reduces the time spent contacting individual promoters and gives a clearer picture of the market at a given price point.

When using any listing platform, treat published prices as indicative. Promoters frequently adjust pricing as phases sell out, and the price shown online may not reflect the current availability or any negotiated terms. Always request a formal price list directly from the promoter or their appointed agent before making decisions.

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Key Takeaways for International Buyers

• Smart Cities are government-approved, mixed-use developments where foreign nationals can buy property without prior government authorisation.
• There is no minimum purchase price under the scheme, though USD 375,000 is the threshold for residence permit eligibility.
• The buying process mirrors standard Mauritian property transactions: reservation, due diligence, deed of sale, and registration.
• Acquisition costs typically add 6–8% on top of the purchase price when notary fees, transfer duty, and registration are combined.
• Comparing developments by completion stage, anchor tenants, and service charge gives a more reliable picture than price alone.