Can Foreigners Buy Property in Mauritius?

What property can a foreigner buy in Mauritius?

For most international buyers considering residential property, the principal routes are:

The exact route matters. Buyers should establish that a particular property is eligible for foreign ownership before progressing with the purchase.

What is the Property Development Scheme?

The Property Development Scheme (PDS) is one of the main frameworks through which non-citizens can buy residential property in Mauritius.

A PDS development is an approved residential project that may include luxury villas, apartments and other residences together with amenities and managed services.

For an international buyer, PDS is important because it provides a clearly recognised framework for foreign ownership.

The Economic Development Board of Mauritius (EDB) — the government body responsible for administering many foreign investment and property acquisition processes — currently states that a non-citizen purchasing a qualifying PDS residential property for at least USD 375,000, or its equivalent, may qualify for a residence permit.

The residence permit generally remains valid for as long as the qualifying property continues to be owned.

For many international buyers looking at Mauritius's established luxury estates, PDS therefore matters for two separate reasons:

• it allows qualifying foreign ownership; and
• a qualifying purchase may also provide a route to Mauritius residency.

What are IRS and RES properties?

Before the Property Development Scheme was introduced, Mauritius used two earlier frameworks:

• Integrated Resort Scheme (IRS)
• Real Estate Scheme (RES)

These schemes helped establish Mauritius's international luxury property market.

Although they are no longer the principal framework for new developments, they remain relevant because existing and resale properties within approved IRS and RES developments can still be available to foreign buyers.

The Economic Development Board continues to recognise qualifying acquisitions and resales under these earlier schemes.

This is particularly important when considering property within an established luxury estate.

A property does not become unsuitable for foreign ownership simply because it was originally developed under an earlier IRS or RES structure rather than today's PDS framework.

Can foreigners buy property under the Smart City Scheme?

Yes.

The Smart City Scheme is a Mauritius government framework encouraging large-scale, mixed-use developments that may combine residential property, offices, retail, leisure facilities and other services.

Qualifying residential property within an approved Smart City development can be purchased by non-citizens.

Current Economic Development Board guidance also provides a route to residency for qualifying acquisitions meeting the applicable investment threshold.

Smart City properties are therefore another option for international buyers, particularly those considering modern mixed-use developments rather than traditional resort or golf estates.

What is a G+2 apartment?

The term G+2 can sound unnecessarily technical.

In simple terms, it refers to an apartment within a qualifying condominium building that has at least two floors above the ground floor.

This route is important because it means that foreign buyers are not restricted only to villas or apartments located inside luxury resort schemes.

Non-citizens may also purchase qualifying apartments in these condominium developments, subject to the required approval.

Current Economic Development Board information states that the acquisition price for this route must be at least MUR 6 million or its equivalent in another convertible currency.

However, there is an important distinction.

The minimum amount required to buy a qualifying G+2 apartment is not the same as the amount required to qualify for property-linked residency.

The current property-linked residency threshold is higher — generally USD 375,000 or its equivalent, subject to the applicable conditions.

This distinction is easily overlooked.

What is the Invest Hotel Scheme?

The Invest Hotel Scheme (IHS) allows qualifying rooms, suites, apartments or villas forming part of approved hotel developments to be sold to individual investors.

This is different from buying a conventional private residence.

The property forms part of a hotel development and may therefore operate within specific hotel-management, rental and personal-use arrangements.

Current Economic Development Board guidance also provides for a residence route where a qualifying IHS property meets the applicable investment threshold and conditions.

For many TLW residential buyers, the Property Development Scheme, existing IRS/RES properties, Smart City residences and G+2 apartments are likely to be more immediately relevant, but IHS remains one of the recognised routes for foreign property ownership.

Can a foreigner buy an ordinary house in Mauritius?

Not in the same unrestricted way as a Mauritian citizen.

Foreign ownership is governed by Mauritius's Non-Citizens (Property Restriction) framework.

In simple terms, this means that a non-citizen must acquire property through a legally permitted route and obtain the appropriate approval where required.

So when an international buyer sees an attractive house advertised locally, the first two questions should be:

• Do I like this property?
• Is this particular property legally available for acquisition by a non-citizen?

This is especially important when looking outside established developments specifically structured for international buyers.

Mauritius's foreign property rules have also evolved over time. Buyers should therefore rely on the rules applying at the date of their transaction rather than older articles or marketing material found online.

Can foreigners buy land in Mauritius?

Foreign acquisition of land is more restricted than the purchase of an eligible completed residence.

Certain approved property developments can include serviced plots — land prepared for residential development with the required infrastructure — which may be available to qualifying foreign buyers.

However, the rules depend on the particular development and acquisition framework.

For example, the Property Development Scheme contains specific rules governing qualifying serviced plots.

Buying a plot also does not necessarily provide the same residency position as purchasing a completed qualifying residence.

A foreign buyer considering land should therefore verify that the specific plot is authorised for non-citizen acquisition rather than assuming that ordinary residential land can be purchased freely.

Does buying property in Mauritius give you residency?

It can — but not every property purchase automatically gives the buyer residency.

This is one of the most important points for an international buyer to understand.

Under several recognised property routes, a qualifying property investment of approximately USD 375,000 or its equivalent can provide a route to Mauritius residency, subject to the applicable rules.

This currently applies to qualifying acquisitions under frameworks including:

• the Property Development Scheme;
• qualifying existing Integrated Resort Scheme and Real Estate Scheme properties;
• the Smart City Scheme;
• qualifying G+2 apartments;
• and certain Invest Hotel Scheme properties.

So there are always two separate questions:

1. Am I legally allowed to buy this property?
2. Does this particular purchase qualify me for residency?

If moving permanently or spending substantial time in Mauritius is part of the buyer's objective, both questions should be considered from the beginning.

Do foreigners need approval to buy property in Mauritius?

Yes.

Foreign property purchases take place within Mauritius's regulatory framework.

The precise process depends on the type of property being acquired.

The Economic Development Board of Mauritius (EDB) administers or participates in the approval process for several categories of foreign property acquisition.

The EDB also operates the Property Acquisition Management System (PAMS), an online system used for certain property acquisition applications involving non-citizens.

In practice, buyers acquiring property within an established development will normally work with the developer, their adviser and a Mauritian notary through the appropriate acquisition process.

Can a foreign owner sell the property later?

Generally, yes.

Qualifying properties owned by international buyers can normally be resold, subject to the rules applying to the particular property scheme and the eligibility of the incoming purchaser.

For example, the Economic Development Board framework provides for resales of qualifying properties developed under the Integrated Resort Scheme, Real Estate Scheme and Property Development Scheme.

So purchasing through one of these frameworks does not mean that the property must be held permanently.

The exact resale procedure and applicable taxes or duties should, however, be checked at the time of sale because regulations can change.

Can foreigners rent out their property?

In many qualifying developments, yes.

But rental arrangements can depend on:

• the property scheme;
• the particular development;
• management regulations;
• and the type of property.

An international buyer considering rental income should establish:

• whether short-term letting is permitted;
• whether long-term letting is permitted;
• whether the estate operates a central rental programme;
• management charges;
• restrictions on personal use;
• and the tax treatment of rental income.

Rental potential should therefore be assessed property by property, rather than assuming that every foreign-owned residence operates under identical rules.

How are international property purchases paid for?

Mauritius introduced revised payment rules for new non-citizen acquisitions under several approved property schemes from 13 December 2024.

These include the:

• Integrated Resort Scheme;
• Real Estate Scheme;
• Invest Hotel Scheme;
• Property Development Scheme;
• and Smart City Scheme.

Under current Economic Development Board guidance, the buyer transfers the acquisition funds into Mauritius from overseas in a recognised hard convertible currency.

The notary then arranges for 85% of the purchase consideration to be paid to the property promoter in Mauritius rupees, while the remaining 15% may be paid in Mauritius rupees or qualifying foreign currency.

Specific financing provisions also exist for higher-value acquisitions exceeding USD 750,000, subject to the applicable requirements.

For a significant international purchase, currency planning can therefore form an important part of the acquisition process.

What costs should a foreign buyer expect?

A Mauritius property purchase can involve several transaction costs, which may include:

• registration duties and taxes;
• notarial fees;
• applicable government or administrative charges;
• financing costs where relevant;
• foreign exchange costs;
• and ongoing estate, management or ownership expenses.

There is deliberately no single percentage quoted in this guide.

Mauritius has recently changed parts of the tax and duty regime applying to property transactions involving non-citizens, including measures contained in the Finance Act 2025.

Older property guides — including some older official documents — may therefore display rates that are no longer appropriate for a transaction taking place in 2026.

For a high-value property acquisition, the sensible approach is to obtain a transaction-specific cost estimate before entering into a binding agreement.

Can British, French or South African citizens buy property in Mauritius?

Yes, provided the property and acquisition route meet Mauritius's rules for non-citizen ownership.

Mauritius does not generally operate one property scheme for British buyers and another for French or South African buyers.

The more important factors are:

• whether the buyer is a Mauritian citizen or non-citizen;
• the property being purchased;
• the scheme or legal framework under which it is offered;
• the purchase price;
• and whether the buyer also wants to qualify for residency.

What should an international buyer check before choosing a property?

Before progressing with a Mauritius property purchase, an overseas buyer should establish seven things:

1. Is this particular property eligible for non-citizen ownership?
2. Under which scheme or legal framework is it being sold?
3. Does the purchase qualify for residency if that is important to me?
4. Are there restrictions on rental, resale or personal use?
5. What are the current acquisition costs?
6. What currency and payment rules apply?
7. Does the location, estate and property actually suit the way I intend to use it?

The legal ownership structure should support the property decision — not replace it.

Once eligibility has been established, the more important question becomes which location, estate and property best suit the buyer's lifestyle, investment objectives and long-term plans.

Buying property in Mauritius as an international buyer

Mauritius has deliberately created recognised frameworks through which international buyers can acquire high-quality residential property.

The result is a market ranging from established golf and resort estates to apartments, Smart City residences and other approved developments.

But the rules are not identical across every property.

The most useful starting point is therefore to establish:

What do you want the property to achieve?

For some buyers, the priority is permanent residence.

For others it may be:

• a second home;
• retirement;
• investment;
• family relocation;
• seasonal living;
• or simply spending part of each year in Mauritius.

Once that objective is clear, choosing the appropriate property and ownership route becomes considerably easier.

Frequently Asked Questions

Can a foreigner legally own property in Mauritius?

Yes. Foreign nationals may legally acquire qualifying property through recognised routes such as the Property Development Scheme (PDS), existing properties developed under the earlier Integrated Resort Scheme (IRS) and Real Estate Scheme (RES), qualifying Smart City properties, G+2 apartments and properties under the Invest Hotel Scheme (IHS).

What does PDS mean in Mauritius?

PDS stands for Property Development Scheme. It is an approved framework allowing qualifying residential developments to sell property to Mauritian and international buyers. A qualifying PDS purchase may also provide a route to residency.

What does IRS mean?

IRS stands for Integrated Resort Scheme. It was one of Mauritius's earlier frameworks for luxury developments available to international buyers. Existing and resale IRS properties remain relevant today.

What does RES mean?

RES stands for Real Estate Scheme. It was another earlier foreign-property framework. Qualifying existing and resale RES properties may still be purchased by non-citizens.

What does G+2 mean?

A G+2 apartment is an apartment in a qualifying condominium building with a ground floor plus at least two additional floors above it. Foreign buyers can acquire qualifying apartments of this type subject to the relevant requirements and approval.

What is the minimum property price for a foreign buyer?

There is no single minimum that applies to every foreign property acquisition. For example, the current minimum purchase price for a qualifying G+2 apartment is MUR 6 million, while the investment level generally associated with property-linked residency under several schemes is USD 375,000 or its equivalent.

Does buying property automatically give me Mauritius residency?

No. A property may be legally available to an international buyer without the purchase automatically qualifying for residency. Under several recognised property frameworks, a qualifying investment of at least USD 375,000 or its equivalent can provide a route to residency.

Can foreigners buy villas in Mauritius?

Yes, where the villa is legally eligible for non-citizen ownership — for example within an approved Property Development Scheme or qualifying existing Integrated Resort Scheme or Real Estate Scheme development.

Can foreigners buy apartments?

Yes. International buyers can purchase apartments within approved property schemes and may also buy qualifying G+2 apartments, subject to the applicable approval and purchase conditions.

Can foreigners buy land?

Foreign acquisition of land is restricted. Certain approved property developments can include serviced plots available to qualifying non-citizens, but buyers should verify that the particular plot is expressly eligible for foreign ownership.

Can foreigners rent out their Mauritius property?

Many qualifying foreign-owned properties can be rented, although estate, development and scheme-specific rules may apply.

Can an international owner sell the property later?

Generally, yes. Qualifying foreign-owned properties can normally be resold subject to the applicable rules and the eligibility of the incoming purchaser.