Mauritius residency through property works like this: buy a residential property for USD 375,000 or more through an approved Economic Development Board (EDB) scheme and you qualify for a residence permit that lasts for as long as you own it. The permit extends to your spouse and to dependent children under 24. It is residence, not permanent residence and not citizenship, and it ends when you sell.
That is the short answer, and it is the part most buyers get right. Where people go wrong is in the detail: what the permit actually lets you do, how it differs from the 20-year Permanent Residence Permit, and why no property purchase leads to a Mauritian passport. This guide sets out the rules as they stand after the Finance Act 2026, and compares the property route with the other ways to live on the island. It was last updated on 18 September 2026.
Mauritius residency through property: key facts
- Threshold: a purchase of USD 375,000 or more (or the equivalent in another hard currency) under an approved route such as PDS, IRS, RES or the Smart City Scheme.
- Duration: the permit stays valid for as long as you hold the property. There is no fixed expiry date to renew.
- Family: your spouse and dependent children under 24 are covered on the same permit basis.
- Joint buyers: each buyer qualifies only if each contributes USD 375,000 or more.
- Status: it is a residence permit. It does not convert into a Permanent Residence Permit, and it does not lead to citizenship.
- Buying costs: budget 7% to 8% above the price, including 5% registration duty. The planned rise to 10% was repealed in August 2026.
- Tax: once you spend 183 days or more a year on the island you are normally tax resident, with foreign income taxed only when remitted to Mauritius.
How does the property residence permit work?
Non-citizens can only buy residential property in Mauritius through EDB-approved routes: the Property Development Scheme (PDS), the Integrated Resort Scheme (IRS), the Real Estate Scheme (RES, now mostly resale), the Smart City Scheme, and apartments in G+2 buildings (ground plus at least 2 floors) with a minimum price of MUR 6 million. The full framework is in our guide to foreign property ownership rules in Mauritius.
When the price reaches USD 375,000, the purchase also opens the door to residence. The permit is linked to the property, not to a calendar. EDB guidelines state that the permit remains in force for as long as the non-citizen holds the residential property. Sell it, and the right of residence that came with it falls away, unless you already hold another permit.
Who is covered?
The main applicant, a spouse and dependent children under 24. The age limit for children was raised to 24 by the Finance Act 2025, which matters for families with teenagers who will study abroad and come home in the holidays. Each dependant has to supply their own documents, including a certified passport copy, birth certificate, medical certificate and a police clearance (morality) certificate.
Buying with a partner or in a company
If 2 people buy together, both can hold a permit in their own right only if each has put in at least USD 375,000. A couple buying a USD 600,000 villa jointly will therefore obtain a permit for the main applicant, with the partner covered as a spouse, rather than 2 independent permits. Where the property is bought through a company, the structure needs to be set up correctly from the start so the beneficial owner can apply. Ask your notary to confirm this before you sign the reservation.
What does the residence permit allow you to do?
The permit lets you and your family live in Mauritius for as long as you own the property, come and go freely, open local bank accounts and register for services such as utilities and internet in your own name.
- Living: you can live on the island full time or use the property as a second home.
- Schools: dependent children can enrol in local private and international schools. Most expatriate families choose schools in the North or around Moka and Tamarin, which is worth factoring into where you buy.
- Working: under the current framework, holders of a property residence permit may work and invest in Mauritius without a separate Occupation Permit. Rules on work have changed more than once in recent years, so confirm your own position with the EDB before you accept a local job or take a salaried role in a local company.
- Buying again: funds from the sale or rental of Mauritian property can be used towards a later purchase.
For many of our clients the permit is the whole point of the purchase. Our analysis of Mauritius real estate trends in 2026 found residency is still the single most common reason international buyers commit.
How do you apply for residency through property?
The sequence is predictable, and most of it can be handled remotely with a power of attorney.
- Choose the property and check that it sits within an approved scheme, that the price clears USD 375,000 and that the land tenure is clear.
- Sign a reservation contract and pay the deposit.
- EDB approval: the developer or notary applies to the EDB, which issues a Letter of Authorisation for the sale to a non-citizen.
- Transfer the funds from abroad in a hard convertible currency. The notary ensures the payment is made in line with the scheme rules.
- Sign the deed of sale before a Mauritian notary and pay registration duty.
- Apply for the residence permit through the EDB with your title deed, passports, medical and police certificates, and the same documents for each dependant.
For the full cost picture, including notary and transfer fees, read the cost of buying property in Mauritius in 2026.
Residence permit vs Permanent Residence Permit: what is the difference?
The Permanent Residence Permit (PRP) is a separate status. Since the Finance Act 2025 it is valid for 20 years and renewable for another 20, and it covers a spouse, children and parents. Crucially, it is not available through property. The EDB residency portal lists 4 qualifying categories, updated in August 2026:
| PRP category | Qualifying period | Financial condition |
|---|---|---|
| Investor | 5 years on an investor Occupation Permit | Turnover of MUR 15 million a year for 5 years, or MUR 75 million over any 5 consecutive years |
| Professional | 5 years on an Occupation Permit or work permit | Basic salary of at least MUR 400,000 a month for 5 consecutive years |
| Self-employed | 5 years on a self-employed Occupation Permit | Business income of MUR 3 million a year for 5 years, or MUR 15 million turnover over 5 years |
| Retired non-citizen | 5 years on a Retired Non-Citizen permit | At least USD 200,000 transferred over 5 consecutive years |
In practice, the property permit and the PRP solve different problems. The property permit is simple, immediate and needs no income test, but it lasts only as long as you own the home. The PRP takes 5 years of qualifying residence to earn, but once granted it no longer depends on owning a particular asset.
Does buying property give you citizenship in Mauritius?
No. Buying property in Mauritius does not give you citizenship, and it does not give you a Mauritian passport. The property permit is a right of residence and nothing more. Naturalisation is a separate, discretionary process decided by the government, based on a long period of lawful residence and other conditions. Owning a home does not shorten it or create an entitlement to it.
If a second passport is your goal, Mauritius is the wrong tool. If a secure, long-term right to live somewhere safe, stable and well connected is the goal, Mauritius residency through property is among the most straightforward routes available anywhere.
Which Mauritius residence route suits you?
Property is not the only route. Since 13 August 2026 the Occupation Permit rules have changed, with ProPass and ExpertPass discontinued and new thresholds for investors, the self-employed and professionals.
| Route | Main requirement | Validity | Work in Mauritius | Leads to PRP? |
|---|---|---|---|---|
| Property residence permit | USD 375,000 or more in an approved scheme | As long as you own the property | Permitted under the current framework, confirm with EDB | No |
| Occupation Permit, investor | USD 100,000 investment, turnover tests at renewal | Up to 10 years | Yes, in your own business | Yes, after 5 years |
| Occupation Permit, self-employed | USD 50,000 plus turnover tests | Up to 10 years | Yes, in your own activity | Yes, after 5 years |
| Occupation Permit, professional | Basic salary of at least MUR 50,000 a month | Up to 10 years | Yes, for the sponsoring employer | Yes, after 5 years |
| Retired Non-Citizen permit | Age 50+, USD 2,000 a month or USD 24,000 a year transferred | 10 years, renewable | No employment | Yes, after 5 years |
| Golden Visa | USD 1 million into FinTech, global treasury, AI, biotech or renewables | Set on approval | Through the approved investment | Separate category |
| Premium Visa | Income and business based outside Mauritius | Up to 1 year, renewable | Remote work for foreign clients only | No |
2 points stand out. First, EDB-scheme residential property does not count towards the USD 1 million Golden Visa investment, so you cannot combine the 2. Second, the routes can be stacked: many families buy property for the permit and later add an Occupation Permit for a business, or retirees combine the Retired Non-Citizen permit with a home purchase below USD 375,000.
What this means for you: a practical checklist
- Check the price in dollars. If the property is priced in euros or rupees, make sure it clears USD 375,000 at the rate that applies, with a margin for currency movement.
- Confirm the scheme. Only approved routes qualify. A G+2 apartment below USD 375,000 gives ownership but not residence.
- Plan joint purchases. If both partners want independent permits, each must contribute USD 375,000 or more.
- Gather documents early. Police certificates and medical certificates for every family member take time, especially across several countries.
- Think about the exit. Selling ends the permit. If you may sell within a few years, consider whether another route, or a second permit, should run in parallel.
- Get tax advice before you move. Spending 183 days a year on the island normally makes you tax resident. Our 2026 budget analysis covers the current income tax bands.
Frequently asked questions
How much do you need to invest in property to get residency in Mauritius?
You need to buy a residential property for at least USD 375,000, or the equivalent in another hard convertible currency, through an EDB-approved route such as PDS, IRS, RES or the Smart City Scheme. The permit then lasts as long as you own the property and covers your spouse and dependent children under 24. Buying costs of 7% to 8% come on top.
Does the Mauritius property residence permit expire?
No fixed expiry applies. The residence permit stays in force for as long as you hold the qualifying property, so there is no periodic renewal based on income or turnover. If you sell the property, the right of residence attached to it ends.
Can I get permanent residence in Mauritius by buying property?
Not through property alone. The 20-year Permanent Residence Permit is available to investors, professionals, the self-employed and retired non-citizens who meet income or turnover conditions over 5 years. A property purchase gives a separate residence permit tied to ownership. Some owners later qualify for PRP through an Occupation Permit or the Retired Non-Citizen route.
Does buying property in Mauritius lead to citizenship?
No. A property purchase gives a right of residence, not citizenship or a Mauritian passport. Naturalisation is a separate, discretionary process based on a long period of lawful residence and other conditions set by the government. Owning a home in Mauritius does not shorten that process or create any entitlement to citizenship, however much you invest.
Can I work in Mauritius with a property residence permit?
Under the current framework, holders of a residence permit obtained through property may work and invest in Mauritius without a separate Occupation Permit. Because the rules on work rights have changed several times, confirm your specific situation with the Economic Development Board before accepting employment or taking a salaried position with a Mauritian company.
Can my children go to school in Mauritius on my residence permit?
Yes. Dependent children under 24 are covered by the permit and can enrol in local private and international schools. Most international schools are concentrated in the North, around Moka in the Centre and on the West coast around Tamarin, so school location is worth considering before you choose where to buy.
Buy the right property for the right permit
The residence permit is the easy part. The harder part is choosing a property that qualifies, suits the way your family will live, and still makes sense if you sell in 10 years. Our guide to the best regions to buy property in Mauritius is a good place to start.
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 guide international buyers through residency-qualifying purchases from the first viewing to the permit application, including off-market properties above the USD 375,000 threshold that are never advertised. Reach us at [email protected].
