The cost of buying property in Mauritius for a foreign buyer in 2026 is about 7% to 8% on top of the purchase price. That covers 5% registration duty, notary fees and disbursements of about 1% to 2%, and around 1% for currency conversion, transfers and checks. On a USD 400,000 apartment, budget about USD 28,000 to USD 32,000; on a EUR 1,000,000 villa, about EUR 70,000 to EUR 80,000. The planned rise of registration duty to 10% was repealed in August 2026, and the seller, not the buyer, pays the 5% land transfer tax.
Many articles online still quote 10% duty for foreign buyers from July 2026. That increase was legislated by the Finance Act 2025, then repealed by the Finance Act 2026 before it took effect. What did change in 2026 is a new 10% duty, paid by the seller, on residential property on State land or Pas Géométriques sold to a non-citizen.
This guide sets out every cost a foreign buyer meets: at purchase, while holding, when letting and when selling, with worked examples. This guide was updated on 18 September 2026.
Cost of buying property in Mauritius: key facts
- Registration duty (buyer): 5% of the price. The rise to 10% was repealed by the Finance Act 2026, gazetted on 13 August 2026.
- Notary fees (buyer): about 1% to 2%, including VAT and disbursements. The notary scale is degressive, so larger purchases sit at the lower end.
- Total acquisition costs: budget 7% to 8% over the price.
- Land transfer tax (seller): 5% of the price.
- New State land duty (seller): an additional 10% on transfers of residential property on State land or Pas Géométriques to a non-citizen, unless a presale agreement was signed before a notary before 19 June 2026.
- Annual taxes on ownership: none. No annual property tax, wealth tax, inheritance tax or capital gains tax on individually held residential property.
- Rental income: taxed in Mauritius at progressive rates of 0%, 10%, 20% and 35%, including for non-residents.
What are the upfront costs of buying property in Mauritius?
Non-citizens buy through approved Economic Development Board (EDB) routes: PDS, IRS, RES, the Smart City Scheme, or G+2 apartments of at least MUR 6 million. The cost structure is the same across these routes.
| Cost | Who pays | Rate or amount | Notes |
|---|---|---|---|
| Registration duty | Buyer | 5% of the price | Paid at the signing of the title deed |
| Notary fees and disbursements | Buyer | About 1% to 2% | Degressive scale, VAT and registration disbursements included |
| Currency conversion, transfers, checks | Buyer | Budget about 1% | Bank spreads, transfer fees, legal and technical checks |
| Land transfer tax | Seller | 5% of the price | Usually priced into the asking price |
| Additional State land or Pas Géométriques duty | Seller | 10% of the price | Only on transfers to a non-citizen, from 13 August 2026 |
| Agency commission on new developments | Developer | Built into the price | On resale, agree in writing who pays |
Registration duty: 5%, not 10%
The Finance Act 2026, gazetted on 13 August 2026, repealed the provisions that would have doubled registration duty and land transfer tax for non-citizens from 1 July 2026. Registration duty therefore stays at 5% of the price, payable by the buyer when the deed is registered. On a USD 1,000,000 purchase, the repeal keeps USD 50,000 in your pocket. The full story is in our article on registration fees in Mauritius.
Notary fees
Every property transfer in Mauritius is completed before a Mauritian notary, who checks title, drafts the deed, collects the duty and registers the sale. Notary fees follow a degressive scale and attract 15% VAT, and the notary also recovers disbursements such as registration and search fees. For budgeting, allow about 1% to 2% of the price. On larger scheme purchases the total is often closer to 1%. Ask the notary for a written estimate before you sign the reservation.
Currency conversion and transfers
Purchase funds must arrive in Mauritius in foreign currency and are converted locally where needed. Most scheme property is priced in euros or US dollars, so the main currency cost is converting from your home currency. A specialist provider usually beats a high-street bank on the spread. On a large purchase, a difference of 1% in exchange rate can cost as much as the notary, so treat it as a real cost.
Worked examples: USD 400,000 and EUR 1,000,000 purchases
These examples use the rates above and a 1% allowance for conversion, transfer and checks. The notary line is shown as a range because the final figure depends on the scale and the disbursements on your file.
| Cost item | USD 400,000 apartment | EUR 1,000,000 villa |
|---|---|---|
| Registration duty (5%) | USD 20,000 | EUR 50,000 |
| Notary fees and disbursements (about 1% to 2%) | USD 4,000 to USD 8,000 | EUR 10,000 to EUR 20,000 |
| Conversion, transfers and checks (about 1%) | USD 4,000 | EUR 10,000 |
| Total buyer costs | USD 28,000 to USD 32,000 | EUR 70,000 to EUR 80,000 |
| Total as a share of the price | 7% to 8% | 7% to 8% |
| Cost if the 10% duty had applied | USD 20,000 more | EUR 50,000 more |
| Residence permit eligible | Yes (USD 375,000 or more) | Yes |
2 points follow from these numbers. First, the duty is the only cost you cannot influence; notary and currency costs can be managed with good advice. Second, both purchases pass the USD 375,000 threshold, so the buyer receives a residence permit, valid for as long as the property is held, extending to a spouse and children under 24. Joint buyers each qualify only if each contributes USD 375,000 or more.
What does it cost to own property in Mauritius each year?
Mauritius does not levy an annual property tax, wealth tax or tax on the value of your home. Your holding costs are practical rather than fiscal:
- Syndic or estate charges: cover security, gardens, pools, common areas and building insurance. They vary widely by estate and level of service, so ask for the last 2 years of syndic accounts before you buy.
- Home contents insurance: separate from the building cover in the syndic charges.
- Utilities: electricity, water and internet, billed monthly.
- Maintenance: salt air and humidity mean regular upkeep of pools, air conditioning, paintwork and outdoor furniture.
- Management: if you let the property or live abroad, a management fee applies.
Our comparison of a managed lease versus DIY letting explains what management costs and what it saves.
Financing costs
Non-residents can borrow from Mauritian banks, generally up to about 70% of the value. On a first purchase from the developer under IRS, RES, PDS or Smart City, EDB rules require the first USD 750,000 to be your own funds transferred from abroad, so a local loan can only cover the balance above that. The loan adds bank arrangement fees, valuation and the cost of registering the bank’s security, and the deposit and repayments must come from abroad in foreign currency. With the Bank of Mauritius Key Rate at 4.75% since May 2026, compare the loan cost with funding the purchase in cash.
How is rental income from Mauritius property taxed?
Rental income from property in Mauritius is Mauritian-source income, and it is taxable in Mauritius whether or not you are tax resident. From 1 July 2026 the personal income tax rates are:
| Annual chargeable income | Rate |
|---|---|
| First MUR 500,000 | 0% |
| Next MUR 500,000 | 10% |
| Next MUR 11 million (up to MUR 12 million) | 20% |
| Above MUR 12 million | 35% |
Mauritius does not apply a flat 15% rate to individuals, as some older sources claim. Take advice on which expenses you can set against rent and on how the income is treated in your home country. If you become Mauritian tax resident, which happens after 183 days in an income year or 270 days across the current and 2 preceding years, foreign income is taxed only when remitted to Mauritius.
Short-term holiday letting also requires the relevant tourism licence and active management. As a guide, long-term lets typically yield about 3% to 5% gross, and well-managed short-lets about 5% to 9% gross, before these costs and taxes.
What does it cost to sell property in Mauritius?
- No capital gains tax on the sale of residential property held by an individual.
- Land transfer tax of 5%, paid by the seller.
- Additional 10% duty if the property is on State land or Pas Géométriques and the buyer is a non-citizen, unless a presale agreement was signed before a notary before 19 June 2026.
- Agency commission on resale, as agreed in the mandate.
For coastal property, the new State land duty is now the single largest variable in the exit cost. It will influence resale pricing, so check the land tenure before you buy, not when you sell.
How the cost of buying property in Mauritius compares
The cost of buying property in Mauritius is moderate: 7% to 8% all in, a single 5% registration duty for the buyer, and no annual wealth or property taxes afterwards. The rules on who can buy what are set out in our guide to foreign property ownership rules in Mauritius, and the wider 2026 fiscal changes in Mauritius Budget 2026-2027. If you are weighing whether the prices themselves are high, our guide to whether buying property in Mauritius is expensive compares price levels by region and against Europe, Dubai and Cape Town.
Mistakes that add to your costs
- Relying on 2025 articles. They quote a 10% duty that no longer exists, or a flat 15% income tax that never applied to individuals.
- Ignoring land tenure on the coast. The 10% State land duty is paid by the seller, but it shapes the price and your future exit.
- Converting currency through a high-street bank without comparing rates.
- Signing a reservation before seeing the notary’s estimate and the syndic accounts.
- Underestimating letting costs. Short-term letting needs a licence and professional management; net yield is what matters.
- Paying to reach USD 375,000 when you do not need the residence permit and a better property sits below the threshold.
Frequently asked questions
What is the registration duty for foreigners buying property in Mauritius in 2026?
It is 5% of the purchase price, paid by the buyer. The Finance Act 2025 had legislated a rise to 10% from 1 July 2026, but the Finance Act 2026, gazetted on 13 August 2026, repealed it before it took effect. Any source quoting 10% registration duty for foreign buyers in 2026 is out of date.
How much are notary fees in Mauritius?
For budgeting, allow about 1% to 2% of the purchase price. Notary fees follow a degressive scale, attract 15% VAT, and include disbursements such as registration and search fees, so larger purchases usually sit nearer 1%. Ask the notary for a written estimate before signing a reservation or promise of sale, and compare it with the developer’s figures.
What are the total costs of buying property in Mauritius as a foreigner?
Budget 7% to 8% on top of the price. That is 5% registration duty, about 1% to 2% for the notary and disbursements, and about 1% for currency conversion, transfers and checks. On a USD 400,000 purchase that means about USD 28,000 to USD 32,000, and on EUR 1,000,000 about EUR 70,000 to EUR 80,000.
Who pays the 10% duty on State land in Mauritius?
The seller pays it. The Finance Act 2026 introduced an additional 10% duty on transfers of residential property located on State land or Pas Géométriques to a non-citizen. It does not apply where a presale agreement was executed before a notary before 19 June 2026. Buyers should still check land tenure, because the duty affects pricing and resale.
Is there capital gains tax on property in Mauritius?
No. Mauritius does not tax capital gains on residential property held by individuals, and there is no inheritance tax, wealth tax or annual property tax. When you sell, you pay the 5% land transfer tax, plus the additional 10% duty if the property is on State land or Pas Géométriques and you sell to a non-citizen.
Do non-residents pay tax on rental income in Mauritius?
Yes. Rental income from Mauritian property is Mauritian-source income and is taxable in Mauritius regardless of residence, at progressive rates of 0% on the first MUR 500,000, 10% on the next MUR 500,000, 20% up to MUR 12 million and 35% above. Your home country may also tax it, with relief under any applicable tax treaty.
Know your full cost before you commit
A precise cost model is the difference between a purchase that feels right 5 years later a purchase that surprises you at the notary. The rules in 2026 are clear and favourable, provided you work from current figures.
LIVERIA International Realty is a Mauritius-based luxury real estate agency with a presence in Dubai and London, recognised by the Luxury Lifestyle Awards in 2024 and 2026 and by the Global Elite Awards in 2025 and 2026, which named LIVERIA among the Top 100 Companies Worldwide in both years. We model the full acquisition, holding and exit costs for international buyers before they commit, and we give access to off-market properties that are never advertised. Reach us at [email protected].
