Mauritius attracts international property buyers with its tropical lifestyle, political stability, modern infrastructure and attractive investment opportunities. However, foreigners cannot freely purchase every property available on the local market.
Property acquisition by non-citizens is governed by the Non-Citizens (Property Restriction) Act. Foreign buyers must purchase through an authorised scheme or obtain the required government approval before completing the transaction.
This guide explains the principal ways foreigners can legally purchase property in Mauritius.
Can Foreigners Buy Property in Mauritius?
Yes, foreigners can purchase property in Mauritius, but only through specific legal routes.
The main options include:
* Property Development Scheme properties
* Smart City Scheme properties
* Apartments in qualifying Ground plus Two developments
* Invest Hotel Scheme properties
* Existing IRS and RES properties
* Certain serviced residential plots within approved developments
* A residential property of at least USD 500,000 for eligible residence permit holders
The correct purchasing route depends on the type of property, its legal classification, the buyer’s residence status and the intended use of the property.
Property Development Scheme
The Property Development Scheme, commonly known as PDS, allows non-citizens to purchase residential properties in approved developments.
PDS projects may include:
* Villas
* Apartments
* Penthouses
* Townhouses
* Private gardens and swimming pools
* Security and property management services
* Shared leisure and recreational facilities
A foreign buyer purchasing a qualifying residential property for more than USD 375,000 may be eligible to apply for a residence permit. This permit generally remains valid for as long as the buyer continues to own the qualifying property.
The buyer’s spouse and eligible dependants may also be able to apply for residence permits.
Smart City Scheme
The Smart City Scheme allows foreigners to purchase residential property within approved mixed-use developments.
These projects may combine:
* Residential properties
* Offices and business facilities
* Shops and restaurants
* Schools and medical facilities
* Leisure areas
* Green spaces
* Modern infrastructure
Smart City properties can be suitable for buyers who want to live, work and invest within a planned and integrated community.
Foreign buyers should verify that the specific residential unit is officially approved for acquisition by non-citizens.
Ground Plus Two Apartments
A foreigner may purchase an apartment in a condominium development consisting of at least two floors above the ground floor. This is generally referred to as the Ground plus Two or G+2 scheme.
The apartment must have a minimum purchase price of Rs 6 million, or its equivalent in an approved foreign currency. Prior approval from the Economic Development Board is required.
A foreigner does not necessarily need to hold an Occupation Permit or Residence Permit before purchasing an eligible G+2 apartment.
Where the purchase price is at least USD 375,000, the buyer may be eligible to apply for a residence permit that remains valid while the buyer owns the property.
Existing IRS and RES Properties
The Integrated Resort Scheme and Real Estate Scheme were earlier frameworks that allowed foreigners to purchase luxury properties in Mauritius.
Although new projects are generally developed under more recent schemes, foreigners may still purchase qualifying resale properties in existing IRS and RES developments.
These properties may include luxury villas, beachfront residences, apartments and properties situated within golf or resort developments.
Buyers must confirm the property’s eligibility and obtain the necessary approval before completing the purchase.
Invest Hotel Scheme
The Invest Hotel Scheme allows foreign investors to purchase a room, suite, apartment or other qualifying unit within an approved hotel development.
The property is normally managed by the hotel operator and may form part of a rental programme. The owner may receive income generated from the unit, subject to the hotel’s management agreement.
Personal use may be restricted to a specific number of days per year. Buyers should carefully review:
* The hotel management agreement
* Personal occupancy restrictions
* Rental income arrangements
* Management charges
* Maintenance costs
* Resale conditions
An Invest Hotel Scheme property should therefore be considered differently from a conventional residential apartment or villa.
Can a Foreigner Buy an Ordinary House or Land?
Foreigners cannot generally purchase an ordinary house, residential plot or agricultural land in Mauritius in the same manner as a Mauritian citizen.
However, certain exceptions are available.
An eligible main holder of a Residence Permit, Occupation Permit or Permanent Residence Permit may apply to purchase one residential property for a minimum price of USD 500,000.
This special route is subject to prior approval and several conditions. The property must be intended for the buyer’s personal residence and may include:
* A standalone house
* A villa
* A residential apartment
* Non-agricultural bare land
* A serviced residential plot
The property or land must not exceed 1.25 arpent. Agricultural land, State land and property situated on Pas Géométriques are excluded.
Only the main permit holder is normally eligible. A spouse, child, parent or other dependant who obtained residence through the main permit holder cannot independently use this route.
Purchasing through this USD 500,000 route does not provide the buyer with a new residence permit. The buyer must already hold an eligible permit before applying.
Can Foreigners Buy Agricultural Land?
Foreigners cannot normally purchase agricultural land in Mauritius for personal ownership.
A foreign investor interested in an agricultural or commercial project may require a different investment structure and specific authorisation from the relevant authorities.
The buyer should obtain professional legal advice before signing any agreement involving agricultural, industrial or commercial land.
The Property Purchasing Process
1. Determine the Purpose of the Purchase
The buyer should first decide whether the property is intended for:
* Permanent residence
* A holiday home
* Rental investment
* Retirement
* Capital appreciation
* Business purposes
The objective will help determine the most suitable property and acquisition route.
2. Select a Property Eligible for Foreign Ownership
The real-estate agency or developer should provide written confirmation that the property can legally be acquired by a non-citizen.
The buyer should not rely only on an advertisement stating that the property is “available to foreigners.”
3. Appoint a Mauritian Notary
A Mauritian notary plays an essential role in the transaction. The notary will normally:
* Verify the title deed
* Confirm the seller’s ownership
* Check for mortgages and legal restrictions
* Review the property’s permits
* Prepare the preliminary agreement
* Prepare the final deed of sale
* Calculate the applicable duties and fees
* Register and transcribe the transaction
The buyer may appoint an independent notary to protect their interests.
4. Conduct Due Diligence
Before committing to the purchase, the buyer should verify:
* The property’s eligibility for foreign acquisition
* The title deed and ownership history
* Existing mortgages, liens or charges
* Boundaries and land measurements
* Building and Land Use Permits
* Completion certificates
* Co-ownership regulations
* Syndic and maintenance charges
* Rental and resale conditions
* Road access and utility connections
For an off-plan purchase, the buyer should also verify the developer’s approvals, construction guarantees and completion schedule.
5. Sign a Preliminary Agreement
The reservation agreement or preliminary sale agreement should contain conditions protecting the buyer.
These may include:
* Approval from the relevant authorities
* Satisfactory legal due diligence
* Confirmation of financing
* Verification of the title
* A clear completion date
* Conditions for refunding the deposit
A foreign buyer should not pay a substantial, non-refundable deposit before the notary has reviewed the transaction.
6. Submit the Application
Depending on the acquisition route, the application may be submitted through the Economic Development Board to the relevant authority.
Documents may include:
* A completed application form
* Certified passport copies
* A morality or police clearance certificate
* A bank reference
* Proof of funds
* A marriage certificate where applicable
* The preliminary agreement
* A property valuation report
* Site and location plans
* Details of the seller or developer
Additional documents may be requested depending on the property and buyer’s legal structure.
7. Transfer the Purchase Funds
The buyer must provide evidence of the source of funds and comply with banking and anti-money-laundering requirements.
For certain approved property schemes, funds transferred from overseas may be subject to specific currency rules. Buyers should obtain written instructions from the notary, bank and developer before transferring money.
8. Sign and Register the Final Deed
Once approval has been received and all conditions have been satisfied, the buyer and seller sign the final deed before the notary.
The notary then registers and transcribes the deed, after which legal ownership is transferred to the buyer.
Costs to Consider
Foreign buyers should budget for more than the advertised property price.
Additional expenses may include:
* Registration duty
* Notarial fees
* Real-estate agency fees
* Application and administrative charges
* Bank and financing costs
* Currency conversion charges
* Property valuation fees
* Syndic or co-ownership charges
* Insurance
* Property management expenses
Property duties were amended again under the Finance Act 2026. The applicable amount may depend on the property scheme and the date on which the deed is registered. Buyers should request a written cost breakdown from their notary before signing.
Does Purchasing Property Automatically Provide Residency?
Not every property purchase provides a residence permit.
Residency may be available where a qualifying property is purchased under an approved route for at least USD 375,000. The eligibility conditions depend on the property scheme and the buyer’s circumstances.
A property costing Rs 6 million may qualify for foreign acquisition under the G+2 rules, but it will not automatically meet the higher investment requirement for residence.
Property ownership and tax residency are also different matters. Buying property does not automatically make someone a Mauritian tax resident.
Can a Foreign Owner Rent or Resell the Property?
Foreign owners may generally rent or resell an authorised property, subject to the conditions attached to the scheme and the original approval.
Before renting the property, the owner should verify:
* Whether short-term or long-term rental is permitted
* The development’s co-ownership regulations
* Tax obligations on rental income
* Tourism licensing requirements for holiday rentals
* Property management and syndic rules
A resale may require notification or authorisation. If the next buyer is also a non-citizen, that buyer must submit a new application and obtain the required approval.
Work With Experienced Property Professionals
Purchasing property in Mauritius as a foreigner is possible, but the property must fall within an authorised category and the correct approval process must be followed.
Foreign buyers should work with an experienced real-estate agency, a Mauritian notary and, where necessary, an independent legal or tax adviser.
Landora Properties can help international buyers identify properties that are eligible for foreign acquisition, arrange viewings and coordinate with developers, notaries and other professionals throughout the purchasing process.
Contact Landora Properties to discuss your property requirements in Mauritius.
Telephone: +230 5822 6000
Website : www.landora.mu
Disclaimer: This article provides general information and does not constitute legal, tax, financial or immigration advice. Property regulations and transaction costs may change. Buyers should obtain confirmation from the Economic Development Board and a qualified Mauritian notary before making a commitment.