Property investment in Mauritius in 2026 means buying through an approved Economic Development Board (EDB) scheme, paying about 7% to 8% in acquisition costs, and holding an asset with no capital gains tax, no inheritance tax and no annual property tax. A purchase of USD 375,000 or more gives you, your spouse and your children under 24 a residence permit for as long as you own the property. Official prices rose 1.0% in the year to Q1 2026, long-term rentals yield about 3% to 5% gross and well-managed short-lets about 5% to 9% gross.
Mauritius is 65 km long, and yet it holds several property markets that behave quite differently. A sea-view apartment in Grand Baie, a family villa in Tamarin and a rental flat in Moka have different buyers, different yields and different risks. This guide is the starting point: it sets out the rules, the costs, the returns and the process, and links to our detailed guides on each subject. It was last updated on 18 September 2026.
Property investment in Mauritius: key facts
- Who can buy: non-citizens buy residential property only through EDB-approved routes: PDS, IRS, RES, the Smart City Scheme, and G+2 apartments priced at MUR 6 million or more.
- Buying costs: 5% registration duty, notary fees of about 1% to 2% and small transfer costs. Budget 7% to 8% on top of the price.
- Duty reversal: the rise in registration duty to 10% planned for 1 July 2026 was repealed by the Finance Act 2026, gazetted on 13 August 2026. It stays at 5%.
- Residency: a purchase of USD 375,000 or more carries a residence permit for the owner, spouse and children under 24, for as long as the property is held.
- Tax: no capital gains tax on individually held residential property, no inheritance tax, no wealth tax and no annual property tax.
- Prices: the official Residential Property Price Index stood at 240.9 in Q1 2026, up 1.0% year on year (Statistics Mauritius).
- Financing: non-residents can borrow up to about 70% of the value at Mauritian banks, but on a new scheme purchase the first USD 750,000 must be your own funds from abroad. The Bank of Mauritius Key Rate is 4.75%.
Why invest in property in Mauritius?
- A stable, rules-based system. Mauritius has a long record of democratic government, a legal system that blends French civil law and English common law, and a property regime that is written down, published by the EDB and applied consistently.
- A tax-light way to hold property. No capital gains tax on individually held homes, no inheritance tax and no annual property tax make Mauritius unusually efficient for long-term family wealth.
- Residency attached to the asset. Very few countries still link a residence permit directly to a home purchase at this level. In Mauritius, the permit lasts as long as you own the property.
- Lifestyle and location. English and French are widely spoken, the time zone sits between Europe and Asia, and the island has international schools, private hospitals and a working business district around Ébène.
- Tourism demand. Around 1.43 million tourists arrived in 2025, up 3.9% on 2024, which supports the short-let market in the North and West.
The honest counterpoint is that Mauritius is not a cheap market by its own history. The official price index has more than doubled since 2019, and growth has slowed. Property investment in Mauritius works best as a long-term hold with a clear purpose, not as a quick trade.
Who can buy property in Mauritius, and through which scheme?
Foreigners cannot buy just any house or plot. Under the Non-Citizens (Property Restriction) Act, a non-citizen needs authorisation to hold immovable property, and for residential property that authorisation comes through a small number of approved routes.
| Route | What you can buy | Residence permit | Notes |
|---|---|---|---|
| PDS (Property Development Scheme) | Villas, apartments and penthouses in approved developments | Yes, from USD 375,000 | The main route for new property today |
| IRS (Integrated Resort Scheme) | Luxury villas in large resort estates | Yes, from USD 375,000 | Mostly resale now |
| RES (Real Estate Scheme) | Villas and apartments in smaller estates | Yes, from USD 375,000 | Mostly resale now |
| Smart City Scheme | Homes within approved mixed-use cities | Yes, from USD 375,000 | Homes, offices and schools in 1 master plan |
| G+2 apartments | Apartments in buildings of ground plus at least 2 floors | Yes, from USD 375,000 | Minimum price MUR 6 million |
Every route shares the same safeguards: the EDB approves the project and the buyer, and the sale is completed before a Mauritian notary. Foreigners cannot buy bare land outside these schemes. We explain every route, and what it means for resale, in our guide to foreign property ownership rules in Mauritius.
What does it cost to buy property in Mauritius?
The good news for 2026 is that costs are known and stable. The planned doubling of registration duty never took effect.
| Cost | Who pays | Amount |
|---|---|---|
| Registration duty | Buyer | 5% of the price |
| Notary fees | Buyer | About 1% to 2%, on a sliding scale plus VAT |
| Transfer, conversion and admin costs | Buyer | Small, usually well under 1% |
| EDB processing fee | Buyer | MUR 25,000 per application (IRS, RES, PDS) |
| Land transfer tax | Seller | 5% |
| Duty on State land or Pas Géométriques transfers to non-citizens | Seller | 10% |
On a EUR 800,000 apartment, that means planning for roughly EUR 56,000 to EUR 64,000 of acquisition costs on top of the price. The new 10% seller duty on State land and Pas Géométriques applies to residential property transferred to a non-citizen, with reservations and promises of sale signed before 19 June 2026 exempt. It is paid by the seller, but it affects pricing on the coast, so ask about land tenure early.
For a full worked breakdown, see our guide to the cost of buying property in Mauritius, and for the story of the duty reversal, registration fees in Mauritius.
What returns can you expect from property investment in Mauritius?
Returns come from 2 places: capital growth and rental income. Both are real, and neither is guaranteed.
Capital growth
Statistics Mauritius publishes a national Residential Property Price Index, with 2019 set at 100.
| Quarter | Index (2019 = 100) | Annual change |
|---|---|---|
| Q4 2024 | 227.1 | |
| Q4 2025 | 237.7 | +4.7% |
| Q1 2026 | 240.9 | +1.0% |
The index shows strong growth since 2019 and a clear slowdown in 2026. With inflation at 4.4% in July 2026, a 1.0% nominal rise is broadly flat in real terms. The index is weighted towards local transactions, so the prime scheme segment does not move in step with it. In our experience, well-located finished property with a clear title has held its value better than the average, while early off-plan in crowded areas has seen more negotiation.
Rental yields
| Strategy | Typical gross yield | What it requires |
|---|---|---|
| Long-term let | About 3% to 5% | A good tenant, a sound lease, low vacancy |
| Short-term holiday let | About 5% to 9% | The right tourism licence and active management |
Always plan on net figures. Syndic (service) charges, management fees, furnishing, maintenance, insurance and tax on rental income all come off the gross number. Our comparison of a managed lease versus DIY letting shows what that looks like in practice.
How does residency work when you buy property?
A qualifying purchase of USD 375,000 or more gives you a residence permit valid for as long as you hold the property. It extends to your spouse and to children under 24. The permit also allows the holder to work or run a business in Mauritius without a separate work permit.
2 points are often misunderstood. First, this is residence, not citizenship. Second, EDB-scheme residential property does not count towards the Mauritius Golden Visa, which requires USD 1 million invested in sectors such as FinTech, global treasury, AI, biotech or renewables.
If you plan to work rather than retire, the Occupation Permit rules changed from 13 August 2026: the investor route requires USD 100,000, the self-employed route USD 50,000 plus turnover tests, and the professional route a minimum basic salary of MUR 50,000 a month. ProPass and ExpertPass have been discontinued.
How is property taxed in Mauritius?
Mauritius taxes property lightly, but it does tax income.
- No capital gains tax on individually held residential property.
- No inheritance tax and no wealth tax.
- No annual property tax on your home.
- Rental income is taxable in Mauritius.
- Personal income tax from 1 July 2026: 0% on the first MUR 500,000, 10% on the next MUR 500,000, 20% up to MUR 12 million and 35% above MUR 12 million.
- Foreign income of a Mauritian tax resident is taxed only when it is remitted to Mauritius.
You become tax resident if you spend 183 days or more in Mauritius in an income year, or 270 days across the current and 2 preceding years, or if you are domiciled there. Owning a home does not make you tax resident by itself; time spent on the island does. Your home country may still tax you, so take advice on both sides before you move.
Can foreigners get a mortgage in Mauritius?
Yes. Mauritian banks lend to non-residents buying through approved schemes, typically up to about 70% of the value, although on a new scheme purchase the first USD 750,000 must be your own funds from abroad. Funds from abroad must arrive in foreign currency and be converted through a Mauritian bank, which is also how the EDB and the notary trace the source of funds. With the Key Rate at 4.75%, many international buyers compare a local loan with financing at home, or pay cash.
Where should you buy property in Mauritius?
Region decides lifestyle, rental demand and resale liquidity more than any other factor. These are indicative ranges from LIVERIA inventory as at September 2026.
| Region | Indicative range | Best for |
|---|---|---|
| North (Grand Baie, Mont Choisy, Pereybere) | EUR 190,000 to EUR 3,100,000, median about EUR 850,000 | Rental demand, amenities, families |
| West (Black River, Tamarin, Le Morne) | EUR 285,000 to EUR 5,350,000, median about EUR 1,180,000 | Villas, second homes, nature |
| East (Belle Mare, Beau Champ) | EUR 500,000 to over EUR 6,000,000 | Privacy, beaches, golf |
| Centre (Moka, Ébène) | From about EUR 135,000 | Yield investors, professionals |
The North has the deepest international demand and the strongest occupancy. The West holds the highest-value villas and appeals to buyers who want space and a quieter pace. The East is for privacy and long beaches. The Centre, around Moka and Ébène, gives the lowest entry prices and all-year professional tenants. Our full guide to the best regions to buy property in Mauritius compares them in detail.
What are the risks of investing in property in Mauritius?
- Off-plan delivery risk. Delays happen. Check the developer’s track record, the building permit and the completion guarantee, and prefer later phases of established projects.
- Oversupply in some segments. Several mid-market projects competing for the same buyers can hold back resale prices.
- Land tenure on the coast. Property on State land or Pas Géométriques is leasehold, and the new 10% seller duty affects its pricing.
- Rising running costs. Syndic charges vary widely between developments and can rise over time.
- Currency. Scheme property is usually priced in euros or dollars, while local costs are in rupees.
- Liquidity. Resale to another non-citizen needs a buyer who also qualifies. Price and location decide how quickly you can exit.
- Rules change. 2025 and 2026 both brought changes to duty and permits.
How to invest in property in Mauritius: step by step
- Define the purpose: residence, rental income, a second home or long-term wealth.
- Set the budget, including 7% to 8% in costs and a currency buffer.
- Choose the region and the scheme that fit that purpose.
- Shortlist properties and compare net yields, syndic charges and resale history.
- Sign a reservation contract and pay the deposit.
- Carry out due diligence on title, permits, the developer and the syndic.
- Apply to the EDB with your documents and processing fee.
- Transfer funds in foreign currency through a Mauritian bank.
- Sign the deed of sale before the notary, who registers the transfer.
- Take handover, then apply for your residence permit if you qualify.
For where prices are heading next, read our analysis of Mauritius real estate trends 2026.
Frequently asked questions
Is property investment in Mauritius a good idea in 2026?
For long-term buyers, yes. Registration duty stays at 5% after the planned rise was repealed, there is no capital gains tax, inheritance tax or annual property tax on individually held homes, and a USD 375,000 purchase brings residency. Prices are growing slowly, at 1.0% a year in Q1 2026, so buy for purpose, location and net yield rather than quick capital gains.
Can foreigners buy property in Mauritius?
Yes, through approved EDB routes: the Property Development Scheme, the Integrated Resort Scheme, the Real Estate Scheme, the Smart City Scheme and G+2 apartments priced at MUR 6 million or more. The EDB approves the buyer and the notary completes the sale. Foreigners cannot buy bare land outside these schemes, and the purchase gives residence, not citizenship.
How much do I need to invest in Mauritius to get residency?
You need to buy residential property for USD 375,000 or more through an approved scheme. The residence permit then covers you, your spouse and children under 24 for as long as you own the property. Joint buyers can each qualify if each contributes at least USD 375,000. Scheme property does not count towards the separate USD 1 million Golden Visa.
What are the total costs of buying property in Mauritius?
Budget 7% to 8% on top of the purchase price. That covers 5% registration duty, notary fees of about 1% to 2% and small transfer and currency conversion costs, plus an EDB processing fee of MUR 25,000 on scheme purchases. The seller pays 5% land transfer tax, and 10% extra on State land or Pas Géométriques transfers to non-citizens.
What rental yield can I get in Mauritius?
Long-term rentals typically return about 3% to 5% gross, and well-managed short-term holiday lets about 5% to 9% gross. Short-lets need the relevant tourism licence and active management. Net returns depend on syndic charges, management fees, furnishing and tax on rental income, so compare properties on net figures, not on the gross yield in a brochure.
Do I pay tax on property in Mauritius?
You pay 5% registration duty when you buy, and tax on any rental income. There is no capital gains tax on individually held residential property, no inheritance tax, no wealth tax and no annual property tax. From 1 July 2026 personal income tax runs from 0% on the first MUR 500,000 to 35% above MUR 12 million.
Invest with a team that is in the market every day
Official data tells you where the market has been. It does not tell you which development has rising syndic charges, which villa sits on leasehold State land, or which owner will sell quietly at the right price. That knowledge comes from being on the ground.
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 advise international investors from the first shortlist to the notary and beyond, with managed rentals for owners who do not live on the island and access to off-market properties that never reach a portal. Reach us at [email protected].
Sources
- Economic Development Board Mauritius, real estate schemes
- Economic Development Board Mauritius, guidelines for buyers of residential property (January 2025)
- Statistics Mauritius, Residential Property Price Index
- Bank of Mauritius, interest rate decisions
- PwC Worldwide Tax Summaries, Mauritius individual taxes
