Mauritius Finance Act 2026: What Foreign Property Buyers Need to Know
Updated in November 2026
I deliberately waited before commenting in detail on the announcements made in Mauritius' 2026/27 Budget.
When the initial measures were announced, several proposals attracted considerable attention, particularly the increase to 10% in registration duty for certain residential property purchases by foreign buyers.
However, there can be significant differences between a budget announcement and the legislation ultimately adopted.
And when it comes to buying property or relocating to Mauritius, I prefer to wait for the final legislation before explaining what has actually changed.
With the adoption of the Finance Act 2026, the situation is now clearer.
Here is my perspective as a real estate professional who has spent many years assisting international buyers with property acquisitions in Mauritius.
There is good news for foreign property buyers, but also several important changes that deserve careful attention.
Mauritius Finance Act 2026: Key Changes at a Glance
Here are the main measures affecting foreign property buyers and investors.
Measure | What you need to know |
Registration duty | Return to the general 5% rate for applicable property purchases |
Land Transfer Tax | Return to the general 5% rate for applicable property sales |
State Land and Pas Géométriques | Additional 10% tax payable by the seller on certain transactions |
Property-linked residence permit | USD 375,000 minimum investment threshold maintained for eligible properties |
Golden Visa | Separate scheme requiring at least USD 1 million in qualifying economic investment |
Occupation Permits | Stricter financial and business requirements for certain categories |
These measures must be considered in light of the property's legal status, the applicable acquisition scheme and the buyer's individual circumstances.
Buying Property in Mauritius in 2026: Registration Duty Returns to 5%
This was probably one of the most anticipated developments for international property buyers.
A previous measure was due to increase registration duty to 10% for certain residential property acquisitions by non-citizens from 1 July 2026.
The Government has since revised its position.
For transactions falling within the relevant general regime, the applicable rates are:
5% Registration Duty, payable by the buyer.
5% Land Transfer Tax, payable by the seller.
In my view, this is an important decision for the Mauritian property market.
Let's consider a property valued at MUR 40 million.
At a registration duty rate of 10%, the buyer would have paid MUR 4 million.
At 5%, the amount is MUR 2 million.
That represents a saving of MUR 2 million in acquisition costs.
For a property at this price level, the difference is substantial.
This decision helps maintain Mauritius' attractiveness to international property investors.
However, some transactions remain subject to specific provisions.
State Land and Pas Géométriques: Important Property Tax Changes
This is probably the area where buyers and sellers need to be particularly careful.
Certain properties located on State Land or Pas Géométriques may be subject to an additional 10% tax payable by the seller when transferred to a non-citizen.
But it is important not to make assumptions.
A beachfront property is not automatically affected by these provisions.
What matters is the legal status of the land and the nature of the ownership or leasehold rights attached to the property.
A villa built on freehold land and a residence situated on leasehold land can be subject to very different legal and tax arrangements.
This is why I always recommend verifying these details with a notary before committing to a property transaction.
What About G+2 Apartments?
Another change concerns G+2 apartments situated on State Land or Pas Géométriques.
From 1 July 2027, the new framework provides for restrictions on the granting of new leases intended to facilitate the sale of these apartments to non-citizens.
This does not mean that existing owners automatically lose their rights, but it could affect future opportunities within this segment of the property market.
Key takeaway: Before buying or selling property in Mauritius, it is essential to verify the property's ownership structure and the legal status of the land.
Mauritius Residence Permit: USD 375,000 Property Investment or USD 1 Million Golden Visa?
Since the budget announcements, I have noticed some confusion between the residence permit available through qualifying property purchases and the new Golden Visa.
These are two very different schemes.
Residence Permit Through Property Investment From USD 375,000
Foreign nationals can still potentially obtain a Mauritius residence permit by purchasing an eligible residential property valued at a minimum of USD 375,000.
This applies to qualifying properties under approved schemes accessible to non-citizens, subject to the relevant conditions.
The property-linked residence permit is associated with ownership of the qualifying property.
However, not every property priced at USD 375,000 automatically qualifies for a residence permit.
The acquisition scheme and the property's eligibility must be verified before proceeding.
Mauritius Golden Visa: A Different Type of Investment
The new Golden Visa follows a different approach.
It requires at least USD 1 million in qualifying economic investment within the first twelve months, subject to the applicable conditions.
One distinction is particularly important for property investors:
Simply purchasing a USD 1 million villa or apartment in an approved residential development does not, by itself, satisfy the investment requirements of the Golden Visa.
In summary:
USD 375,000 in an eligible residential property: Potential eligibility for a property-linked residence permit.
USD 1 million in qualifying economic investment: A separate Golden Visa framework.
The right approach depends on your plans, whether you are buying a primary residence, a holiday home, a rental investment or relocating to Mauritius for business purposes.
Relocating to Mauritius: Stricter Occupation Permit Requirements
Mauritius continues to attract foreign entrepreneurs, professionals and investors.
However, the latest measures reflect a stronger emphasis on structured business projects and genuine economic activity.
The requirements for certain Occupation Permit categories, including Investor, Self-Employed and Professional, have evolved, with stricter financial criteria and business performance expectations.
For anyone planning to combine a property purchase with the establishment of a business in Mauritius, it is important to assess the residence requirements separately from those governing professional activities.
What Happened to the Family Occupation Permit?
The Family Occupation Permit, a specific scheme introduced in 2021, has been discontinued.
However, this should not be confused with the removal of residence options for spouses and dependants.
Other permit categories continue to provide family-related residence provisions, subject to their respective eligibility requirements.
Civil Partnerships and Rental Income: Two Points Worth Checking
Some of the new measures may also affect property owners who hold real estate through a société civile or receive rental income in Mauritius.
Requirements relating to the identification and reporting of beneficial owners of civil partnerships have been strengthened, with compliance deadlines to observe.
In addition, the taxation of rental income received by non-residents may depend on withholding tax rules and applicable double taxation agreements.
These situations require individual assessment.
If you already own property in Mauritius, I recommend reviewing these matters with your accountant or tax adviser.
And if you are considering a rental investment, remember that the actual return should be calculated after operating costs, management fees and any applicable taxes.
Is the Mauritius Finance Act 2026 Good News for Property Investors?
Overall, I believe it is.
The return to the general 5% registration duty rate avoids a significant increase in acquisition costs for the foreign buyers concerned.
This is a positive development for the Mauritian real estate market.
At the same time, the Government is introducing stricter rules for certain leasehold property transactions and strengthening the requirements associated with several professional immigration schemes.
Mauritius therefore remains open to international investors, but property acquisitions and relocation plans need to be approached with greater care.
This is precisely why I believe a real estate purchase should never be based solely on attractive villa photographs, the asking price or a projected rental yield.
Before recommending a property to my clients, I consider several essential factors:
Whether the property is legally accessible to foreign buyers.
The ownership structure and legal status of the land.
Registration duty, acquisition costs and any additional taxes.
Potential residence permit eligibility.
Rental opportunities and future resale prospects.
A successful property investment is not necessarily the one that looks most attractive on paper, but the one that genuinely matches your circumstances and long-term objectives.
And sometimes, my role is also to advise a client against purchasing a particular property.
Buying Property in Mauritius? Get Independent Guidance
Whether you are considering a luxury villa, an apartment, a holiday home or a rental investment, understanding the legal and financial implications of your purchase is essential.
With over 20 years of experience in luxury real estate across the Indian Ocean, I assist international buyers throughout their property search and acquisition in Mauritius, from selecting suitable properties and arranging viewings to negotiations and coordinating the purchase process.
My role is to help you make informed decisions, save time and protect your interests throughout your property journey.
Thinking of buying property in Mauritius? Contact me to discuss your plans.
Sandra Colas Real Estate — Property in Mauritius and Seychelles
Email: scolas@sandracolas.com
WhatsApp: +230 5474 0302
Website: www.sandracolas.com
This article provides a general overview of the measures described in the Mauritius Finance Act 2026. Their application depends on the nature of the transaction and each investor's individual circumstances. Legal, tax and administrative requirements should be confirmed with the relevant authorities and qualified professionals before making any investment decision.
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