Buying Property in Mauritius: An Overview for Foreign Buyers
Mauritius has established a clear and regulated framework allowing foreigners to acquire residential property under specific conditions. The system is designed to encourage long-term investment while ensuring transparency, legal certainty, and proper oversight.
For foreign buyers, understanding how property ownership works in practice, including the approved routes, the approval process, and realistic timelines, is essential before proceeding.
Can Foreigners Buy Property in Mauritius?
Foreigners may purchase property in Mauritius, but only within approved and regulated frameworks. These are set out primarily under the Non-Citizens (Property Restriction) Act and are administered by the Economic Development Board (EDB).
Outside of these frameworks, foreign ownership of immovable property is generally restricted. As a result, most purchases by non-citizens take place within structured developments that have been specifically approved for foreign ownership.
Approved Routes for Foreign Property Ownership
Property Development Scheme (PDS)
The Property Development Scheme is the main route through which foreigners acquire residential property in Mauritius. It replaced earlier schemes such as the IRS and RES and remains the most commonly used structure today although many residual IRS and RES are available for re-sale.
PDS developments are subject to specific planning, land-use, and infrastructure requirements. Within these developments, foreign buyers may acquire villas, apartments, or residential units, either in their personal capacity or through an appropriate legal structure.
Where the purchase price meets the required threshold of over USD 375,000, ownership may also give rise to eligibility for permanent residence.
Smart City Developments
Smart Cities are government-approved developments that combine residential, commercial, and lifestyle components within a single, planned environment.
These developments offer a wider range of property types and, in some cases, additional flexibility. Foreign buyers purchasing qualifying property of over USD 375,000 within a Smart City may apply for permanent residence.
Ground + Two Apartments
Foreigners may also purchase apartments in buildings of at least three floors (Ground + Two), provided that the minimum purchase price is USD 150,000. Where the value of the apartment exceeds USD 375,000, the buyer may also be eligible to apply for permanent residence, subject to approval by the relevant authorities.
This option is often considered by buyers seeking a more straightforward entry into the Mauritian property market, without purchasing within a larger villa-style development. Time taken for the Letter of Approval can be quite significant so that must be borne in mind when purchasing.
The Property Purchase Process
While individual transactions may vary, property purchases by foreigners generally follow a structured process:
Selection of an eligible property within an approved scheme
Signature of a reservation or preliminary agreement, with funds paid into a notary’s escrow account
Submission of an application to the EDB for a Letter of Approval
Review and approval by the authorities, following which the deed of sale may be executed
Signature of the deed of sale before a Mauritian notary
Registration of the property and, where applicable, submission of a residence permit application
Indicative Timelines
Although timelines can vary depending on the nature of the transaction and the completeness of documentation, foreign buyers should generally expect the following:
EDB approval for property acquisition: this can take several months with G+2 being the slowest to get the approval.
Execution of the deed of sale: shortly after approval, subject to notarial availability
Registration of ownership: usually completed within a couple of weeks following signature
Residence permit application (where applicable): processing may take several months
Delays may occur due to administrative workload, additional information requests, or external regulatory factors. As such, timelines should be treated as indicative rather than guaranteed.
Residence Through Property Ownership
Mauritius links certain qualifying property investments to residence rights. Where a foreigners acquires property above USD 375,000 within an approved scheme, an application for permanent residence may be submitted.
Such residence remains valid for as long as the property is owned and may extend to eligible dependants. This structure is often a key consideration for buyers seeking both a long-term base and legal residence in Mauritius.
Costs and Practical Considerations
Beyond the purchase price, buyers should allow for registration duty, transfer tax, notarial fees, and other standard transaction costs.
For non-citizens, registration duty and land transfer tax are currently applied at 5% each. These rates are expected to increase to 10% from July 2026, subject to confirmation in the 2026 budget. Other costs typically include notarial fees of around 1% plus VAT, agency fees of 2% plus VAT on resale properties (with no agency fees on off-plan purchases), and modest bank or administrative charges.
How Oakbridge Mauritius works
Oakbridge Mauritius represents buyers exclusively and does not act under seller mandates, nor do we receive fees from both sides of a transaction. This buyer-only structure allows us to source property across the wider market, including on- and off- market opportunities, without the conflicts that can arise when an agent is acting for both buyer and seller. As part of the TBI Group, clients also benefit from coordinated support on residence, banking, and structuring as part of the overall process, ensuring that each acquisition is approached in a clear, compliant, and well-organised manner. If you would like to discuss your requirements or learn more, please get in touch.