Mauritius real estate investment in 2026: Market, prices and expert advice
Mauritius continues to attract international buyers looking to diversify their property portfolio, purchase a holiday home or prepare for relocation.
However, investing in Mauritius real estate in 2026 requires a clear understanding of the local property market. Prices vary considerably between regions, foreign buyers must comply with specific acquisition rules, and additional purchase costs need to be anticipated.
Here are the key considerations before investing in property in Mauritius.
The Mauritius property market in 2026
The Mauritian property market has developed over the years, supported by international investment and the introduction of residential developments accessible to foreign buyers.
According to a report published by the Economic Development Board (EDB), real estate accounted for 47% of Mauritius's foreign direct investment stock over the 2006–2023 period, representing approximately MUR 152 billion.
These historical figures highlight the importance of real estate to the Mauritian economy. However, they do not guarantee future property appreciation.
In 2026, location, construction quality, ongoing ownership costs and resale potential remain essential considerations when selecting a property investment.
Where to invest in Mauritius
Each region of Mauritius offers a different lifestyle and property market. The right location depends on your objectives, whether you are purchasing a primary residence, a holiday home or a rental investment.
North Mauritius: Grand Baie, Mont Choisy and Pereybere
The north offers an extensive selection of shops, restaurants, international schools and water sports activities.
It is particularly popular with expatriates and holiday-home buyers. Its diverse property market provides opportunities for different rental strategies.
West Mauritius: Tamarin, Black River and Flic-en-Flac
Known for its mountain scenery, beaches and relaxed lifestyle, the west attracts international buyers seeking residential properties and outdoor activities.
Apartments and luxury villas are well represented in this part of the island.
East Mauritius: Belle Mare, Roches Noires and Beau Champ
The east is known for its beaches, integrated residential estates and golf courses.
It appeals particularly to buyers looking for a holiday home in a quieter environment, sometimes with access to hotel or golf facilities.
South Mauritius: Bel Ombre and Le Morne
The south offers remarkable natural surroundings and a more limited selection of residential developments.
Properties here tend to appeal to buyers with specific lifestyle requirements, where location, natural surroundings and scarcity are important considerations.
Mauritius property prices in 2026
Property prices vary significantly depending on location, size, proximity to the beach, facilities and the legal status of the development.
The following indicative price ranges provide a general overview of the market:
Property type | Indicative price range |
Apartment | €150,000–€750,000 |
Serviced apartment | €400,000–€700,000 |
Family villa | €600,000–€1,200,000 |
Luxury villa | From €1,200,000 |
How can foreigners buy property in Mauritius?
Foreign nationals can purchase certain properties in Mauritius under the legal frameworks established for non-citizen ownership.
The main options include:
Property Development Scheme (PDS): approved residential developments offering apartments, villas and, in some cases, shared facilities.
Integrated Resort Scheme (IRS) and Real Estate Scheme (RES): established residential schemes, including properties available on the resale market.
Smart City Scheme: integrated developments combining residential properties, business activities and infrastructure.
Ground+2 (G+2): apartments in buildings with at least two floors above ground level, subject to the applicable conditions and approvals.
Invest Hotel Scheme (IHS): property units within hotel developments, with specific ownership, usage and management arrangements.
Other acquisitions may be possible subject to specific government approvals.
It is therefore essential to verify a property's eligibility for foreign ownership before making a commitment.
Can buying property in Mauritius qualify you for a residence permit?
Purchasing an eligible property valued at a minimum of USD 375,000 may qualify a foreign buyer for a Mauritius residence permit, subject to the applicable requirements and approvals.
Eligible spouses and dependent children may also benefit, provided they meet the relevant conditions.
Importantly, the USD 375,000 threshold relates to residence permit eligibility. It is not the minimum purchase price for every property available to foreign buyers.
Property taxes and purchase costs in 2026
Buying property in Mauritius involves several costs that should be included in your overall investment budget.
Following the changes introduced by the Finance Act 2026, the general rates include:
5% registration duty, payable by the buyer.
5% land transfer tax, generally payable by the seller.
Notary fees, depending on the transaction.
Agency fees, where applicable, particularly on resale properties.
Specific rules may apply to certain transactions, including properties on State Land or Pas Géométriques.
Personal tax obligations also depend on each buyer's circumstances and country of tax residence.
For further details, read my article on the Mauritius Finance Act 2026 and its implications for foreign property buyers.
What rental returns can you expect?
A rental property investment in Mauritius may involve long-term rentals, holiday rentals or hotel-managed rental programmes.
Returns depend primarily on location, purchase price, occupancy levels and operating expenses.
It is important to distinguish between:
Gross rental yield: rental income calculated before expenses.
Net rental yield: income after relevant expenses, including management, maintenance, condominium charges and vacant periods.
Any investment projection should be based on realistic assumptions and take account of the regulations governing rental activity.
Conclusion: making the right property investment in Mauritius
Investing in Mauritius real estate in 2026 can serve different objectives, from building a property portfolio to purchasing a second home or preparing for relocation.
A successful acquisition begins with choosing the right location, assessing the property's value and understanding the legal requirements for foreign buyers.
With over 20 years of experience in luxury real estate across the Indian Ocean, I assist international buyers throughout their property search, from selecting suitable opportunities and arranging viewings to negotiation and the acquisition process.
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