Buying a House in Mauritius in 2026: A Guide for Foreign Buyers
Originally published on 8 May 2023 — Updated October 2026
Are you considering buying a house in Mauritius to relocate, enjoy a holiday home or make a property investment?
Mauritius has attracted international property buyers for many years thanks to its lifestyle, tropical climate, stability and attractive tax environment.
However, buying a house in Mauritius as a foreigner requires careful planning. Not all properties are directly available for purchase by non-citizens, and certain regulations must be respected.
What types of houses can you buy? What budget should you plan for? What additional costs should you expect? And under what conditions can purchasing property qualify you for a residence permit?
Here are the main points to understand before proceeding with your property purchase in Mauritius.
To explore the properties currently available, browse my selection of real estate developments available to foreign buyers in Mauritius.
Can foreigners buy a house in Mauritius?
Yes, foreigners can legally purchase residential property in Mauritius, provided the acquisition complies with the regulations applicable to non-citizens.
Unlike Mauritian citizens, foreign buyers cannot directly purchase every property available on the local residential market.
However, several government-approved property schemes allow international buyers to acquire residential real estate under a regulated framework.
Property schemes available to foreigners
The main schemes include:
The Property Development Scheme (PDS)
The PDS allows foreigners to purchase residential properties within approved developments. These residences may offer detached villas, townhouses, apartments or penthouses.
Depending on the development, homeowners may also benefit from services such as security, maintenance of communal areas, sports facilities and leisure amenities.
The former IRS and RES schemes
The Integrated Resort Scheme (IRS) and Real Estate Scheme (RES) contributed to the development of numerous residential communities accessible to foreign buyers.
Although these schemes have been replaced by the PDS for new developments, properties within existing IRS and RES residences remain available on the resale market.
The Smart City Scheme (SCS)
Certain Smart City developments also offer residential properties accessible to foreigners, within environments combining housing, shops, services and leisure facilities.
Purchase conditions must be verified for each individual development.
What about apartments in G+2 buildings?
Foreigners may also purchase certain apartments located in buildings with at least two floors above the ground floor, subject to the applicable legal conditions and necessary authorisations.
This scheme applies to apartments, not the traditional purchase of a detached house.
It provides an additional option for buyers looking for a holiday home or property investment in Mauritius.
Can buying a house in Mauritius qualify you for a residence permit?
This is one of the significant advantages offered by certain property developments accessible to foreign buyers.
Purchasing an eligible residential property with a minimum value of USD 375,000 may qualify you for a residence permit in Mauritius.
This possibility applies in particular to purchases made within approved property schemes that meet the relevant regulatory requirements.
Eligible dependants may also benefit, subject to the applicable conditions.
It is important to understand that purchasing property does not automatically grant a residence permit.
The property scheme, purchase price and buyer's circumstances must be reviewed before making any commitment.
If your objective is to settle permanently in Mauritius, residence permit eligibility should be considered from the very beginning of your property search.
What are the tax advantages of buying property in Mauritius?
The Mauritian tax system is one of the factors regularly considered by international property investors. Mauritius offers several attractive features:
The general absence of capital gains tax on property sales under the Mauritian tax system.
No annual property tax comparable to the French taxe foncière.
Double taxation agreements with several countries, including France, aimed at preventing certain situations of double taxation.
The possibility of earning rental income, subject to the tax regulations applicable to the property owner.
Beyond taxation, discover the advantages of living and investing in Mauritius.
How is rental income taxed?
Contrary to a common misconception, rental income is not automatically taxed at a single rate of 15%.
The applicable tax treatment depends on factors including the owner's tax residency status, the nature of the income and the relevant legislation.
Rental income must be declared in accordance with applicable regulations.
Before investing, it is therefore advisable to have your personal situation reviewed by a tax adviser, particularly if you live in France or another country.
What are the costs of buying a house in Mauritius?
The advertised property price does not always represent the total cost of the acquisition.
You should also budget for the expenses associated with the transaction.
Registration and transfer fees – 5%
Registration duties payable by the buyer and taxes payable by the seller depend on the legal framework of the transaction and the regulations in force at the time of signing.
These costs must be confirmed by the notary for each acquisition.
Notary fees – approximately 1.15%
In Mauritius, the notary plays a central role in property transactions.
The notary verifies ownership documents, prepares the deed of sale and handles the necessary registration formalities.
Notary fees are calculated according to the applicable fee schedule.
Real estate agency fees – 2.3% (2% + VAT)
When purchasing a resale property, real estate agency fees may apply according to the agreed terms.
It is important to identify these fees before submitting a purchase offer.
Other expenses to consider
Depending on the property, you should also consider:
Homeowners' association or condominium fees.
House and garden maintenance.
Maintenance of a private swimming pool, where applicable.
Insurance.
Rental management fees if you intend to rent out your property.
These expenses are essential when establishing a realistic budget.
Buying a new house or a resale property?
Both options offer different advantages.
Buying a new property
Purchasing a villa within a new residential development generally allows you to benefit from contemporary construction, modern facilities and, depending on the project, customisation options.
When purchasing off-plan under a Vente en l'État Futur d'Achèvement (VEFA) agreement, payments are made progressively according to the schedule specified in the contract.
However, it is important to carefully examine the guarantees, delivery deadlines and terms of sale.
Buying a resale property
Purchasing an existing property allows you to assess its surroundings, layout, overall condition and facilities before buying.
It may also offer the advantage of being available quickly.
However, you should carefully review any potential renovation work, ongoing charges and conditions governing the transfer of ownership.
The choice between a new property and a resale property ultimately depends on your objectives, budget and priorities.
What are the steps to buying a house in Mauritius?
Buying property abroad requires careful preparation.
1. Define your property project
Do you want to live in Mauritius all year round, own a holiday home or invest in a rental property?
Your objective will determine the type of property to look for, its location and your budget.
2. Identify properties accessible to foreigners
Before arranging any viewings, it is essential to verify that the property can legally be purchased by a non-citizen.
Not all properties offered on the Mauritian market meet this requirement.
3. View and select properties
Location, surroundings, facilities, ongoing charges and resale potential are all important factors to compare.
4. Submit a purchase offer
Once you have selected a property, an offer can be submitted to the seller.
Reservation procedures and contractual conditions should be carefully reviewed.
5. Complete legal and administrative checks
The notary verifies the legal status of the property and prepares the documents required for the transaction.
The authorisations applicable to non-citizens must also be obtained according to the relevant property scheme.
6. Sign the deed of sale
Once the contractual and regulatory requirements have been satisfied, the purchase can be finalised before a notary.
The subsequent registration formalities legally secure the transfer of ownership.
Why work with a real estate professional in Mauritius?
Buying a house in Mauritius involves more than simply selecting a property online.
The property market includes different categories of real estate, specific regulations for foreign buyers and purchasing conditions that may vary from one development to another.
A professional familiar with the local market and property acquisitions by non-citizens can save you valuable time.
Their role may include:
Identifying properties that match your requirements.
Verifying their accessibility to foreign buyers.
Organising property viewings.
Comparing locations and facilities.
Assisting with negotiations.
Facilitating communication with sellers, developers, notaries and other professionals.
Personalised assistance is particularly useful when you live abroad and cannot travel regularly.
My real estate services in Mauritius
Having lived in Mauritius for several years, I assist foreign buyers with their property projects, whether they are looking for a permanent residence, a holiday home or an investment property.
My approach is based on local market knowledge, a selection of properties suited to each project and personalised support throughout the acquisition process.
My objective is to help you make informed decisions with a clear understanding of the opportunities, restrictions and costs associated with your purchase.
Conclusion: successfully buying property in Mauritius
Buying a house in Mauritius can be an excellent lifestyle decision or property investment.
However, before committing, it is essential to verify the purchase conditions applicable to foreigners, anticipate the costs and select a property suited to your objectives.
Are you considering buying a house in Mauritius?
I can assist you with your property search, introduce you to properties accessible to foreign buyers and guide you throughout your acquisition.
Contact me to discuss your property project:
WhatsApp: +230 5474 0302 - Email: scolas@sandracolas.com
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