How to buy a house in Mauritius comes down to 10 steps: confirm you are eligible, shortlist, reserve, check the title and permits, sign a promise of sale, obtain EDB approval if you are a non-citizen, transfer the funds, sign the deed before a notary, register it and take the keys. Foreigners buy through approved schemes such as PDS, IRS, RES, Smart City or G+2 apartments, while Mauritian citizens can buy on the open market. Budget 7% to 8% on top of the price, including 5% registration duty. A resale purchase typically takes 2 to 4 months from reservation to title deed.
The process is well organised and every sale passes through a Mauritian notary, which protects both sides. What slows buyers down is rarely the law. It is missing documents, money that arrives late or in the wrong form, and due diligence that starts after the contract instead of before it.
This guide walks through each step in order, with the documents you need and a realistic timeline. It was last updated on 18 September 2026.
How to buy a house in Mauritius: key facts
- Foreign buyers: non-citizens can 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.
- Mauritian citizens: can buy on the open market, including land, with no EDB approval.
- Approval: the EDB approves the non-citizen buyer before the deed. The processing fee under IRS, RES and PDS is MUR 25,000 per application.
- Costs: 5% registration duty (buyer), notary fees of about 1% to 2%, and small transfer costs. The seller pays 5% land transfer tax.
- Payment: funds from abroad must arrive in foreign currency and be converted through a bank in Mauritius.
- Residency: a purchase of USD 375,000 or more gives a residence permit for the owner, spouse and children under 24.
- Title: the notary drafts the deed of sale, and the transfer is registered once the duty is paid.
Who can buy a house in Mauritius?
This is the first question, because it decides which properties you can even look at.
Non-citizens
A foreigner cannot buy any house on the open market. Under the Non-Citizens (Property Restriction) Act, a non-citizen needs authorisation to hold property, and for homes that authorisation comes through approved routes:
- PDS (Property Development Scheme): villas and apartments in approved developments. The main route for new property.
- IRS and RES: the original luxury schemes, mostly resale today.
- Smart City Scheme: homes within approved mixed-use developments.
- G+2 apartments: apartments in buildings of ground plus at least 2 floors, priced at MUR 6 million or more.
This applies whether you live abroad or already live in Mauritius on a permit. A residence permit or an Occupation Permit does not turn a non-citizen into a citizen for property purposes. The full framework is in our guide to foreign property ownership rules in Mauritius.
Mauritian citizens
Citizens can buy any house, apartment or plot of land on the open market. There is no EDB step, and first-time buyers may benefit from a registration duty exemption within set limits. Our first-time buyer guide explains who qualifies.
Step by step: how to buy a house in Mauritius
Step 1: define the brief and the budget
Decide what the property must do: a home to live in, a second home, a rental investment or a route to residency. Then set the budget including 7% to 8% in costs, a currency buffer, and furnishing if you plan to let. If residency matters, make sure the price clears USD 375,000. Our guide to the cost of buying property in Mauritius has a full worked example.
Step 2: shortlist and visit
Compare properties on location, land tenure, syndic charges and resale history, not just on photos. Prices differ sharply by coast, which our guide to the best regions to buy property in Mauritius sets out. Many buyers view remotely first, then fly in for a short, focused visit.
Step 3: reservation
Once you choose, you sign a reservation contract and pay a deposit. For off-plan property, sold as VEFA (sale in a future state of completion), the reservation deposit is capped by law. For resale, the deposit and conditions are negotiated. Read the reservation terms carefully: what happens to the deposit if EDB approval or financing is refused?
Step 4: due diligence
This is the step that protects you. Your notary and advisers should check:
- Title: that the seller owns the property, the chain of previous owners, and any registered mortgages or charges.
- Land tenure: freehold or leasehold. Property on State land or Pas Géométriques is leasehold, and since 2026 a 10% duty, paid by the seller, applies when it is transferred to a non-citizen.
- Syndic: for any property in a condominium, the rules, the budget, the service charges, any unpaid charges and planned major works.
- Building permits: that the building permit and any extensions match what was built, and that a completion certificate exists where required.
- Scheme status: that the development is approved under the scheme the buyer relies on.
- Off-plan: the developer’s track record, the building permit and the bank completion guarantee.
Step 5: promise of sale (compromis)
The promise of sale, often called the compromis de vente, fixes the price, the payment terms, the completion date and the conditions. Typical conditions are EDB approval for a non-citizen and mortgage approval if you borrow. For off-plan property, payments follow construction: a maximum of 35% at foundations, 70% when the building is weather-tight, 95% at completion and the final 5% on handover.
Step 6: EDB approval (non-citizens only)
The buyer applies to the EDB with the signed contract, identity documents, KYC and the processing fee. For G+2 apartments, the EDB authorisation is valid for 6 months, so the deed must follow promptly. No deed can be signed for a non-citizen before approval.
Step 7: financing and funds transfer
If you borrow, a Mauritian bank typically lends non-residents 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. Funds from abroad must arrive in foreign currency and be converted through a bank in Mauritius, and the EDB sets rules on how payments are made. Keep every transfer confirmation, because the notary and the EDB will ask for them. Our article on payment rules for foreign buyers in Mauritius covers the detail.
Step 8: deed of sale before the notary
The notary is a public officer who drafts the deed of sale (acte de vente), confirms that conditions are met, collects the price and duties, and reads the deed to the parties before signature. You can sign in person or through a power of attorney if you cannot travel.
Step 9: registration of the deed
After signature, the notary pays the 5% registration duty and registers the deed with the Registrar-General’s Department, which records the transfer. The seller’s 5% land transfer tax is settled at the same time. Once registered, the deed is your proof of ownership.
Step 10: handover and after the sale
Take the keys, check the inventory and transfer utilities into your name. Register with the syndic. If you qualify, apply for your residence permit through the EDB. If you plan short-term letting, obtain the relevant tourism licence before your first guest.
How long does it take to buy a house in Mauritius?
Timelines depend on the property, the buyer and how prepared everyone is. These are indicative ranges for a well-prepared purchase.
| Step | Who leads | Indicative time |
|---|---|---|
| Shortlist and visits | Buyer and agent | 2 to 8 weeks |
| Reservation | Buyer and seller | 1 to 7 days |
| Due diligence | Notary and advisers | 2 to 4 weeks |
| Promise of sale | Notary | 1 to 3 weeks |
| EDB approval | EDB | 3 to 6 weeks |
| Funds transfer | Buyer and banks | 1 to 2 weeks |
| Deed of sale and registration | Notary | 1 to 3 weeks |
| Handover | Seller or developer | On the deed date for resale |
For a finished resale property, 2 to 4 months from reservation to title deed is realistic. For off-plan, the deed can be signed early, with payments released in stages until delivery. If you borrow, add 2 to 4 weeks for the bank’s approval.
What documents do you need to buy a house in Mauritius?
For an individual non-citizen buyer, prepare:
- Certified copy of your passport, valid for at least 6 months
- Birth certificate, and marriage certificate if applicable
- Proof of residential address
- KYC documents and a bank reference
- Evidence of source of funds
- The signed reservation or sale contract
- For G+2 apartments: a morality (police) certificate and a medical certificate, each dated within 6 months, and a valuation report dated within 1 year
If you buy through a company, add the certificate of incorporation and the register of shareholders. Buying through a trust requires the trust deed and supporting documents. Documents in another language may need certified translations.
What does it cost?
| Cost | Who pays | Amount |
|---|---|---|
| Registration duty | Buyer | 5% |
| Notary fees | Buyer | About 1% to 2%, sliding scale plus VAT |
| EDB processing fee | Buyer | MUR 25,000 (IRS, RES, PDS) |
| Land transfer tax | Seller | 5% |
| State land or Pas Géométriques duty to non-citizens | Seller | 10% |
Registration duty was due to rise to 10% in July 2026, but the Finance Act 2026 repealed the increase. The story is in our article on registration fees in Mauritius.
Mistakes to avoid when buying a house in Mauritius
- Falling for a house you cannot legally buy. Confirm scheme status before you visit.
- Starting due diligence after signing. Title, tenure and syndic checks belong before the promise of sale.
- Ignoring land tenure on the coast. Leasehold State land and Pas Géométriques carry different rules and a new seller duty.
- Sending money the wrong way. Transfer in foreign currency to a Mauritian bank, and keep the paper trail.
- Underestimating running costs. Syndic charges and maintenance cut into net yield.
- Letting the EDB approval lapse. Sign the deed within its validity.
Frequently asked questions
Can a foreigner buy a house in Mauritius?
Yes, but only through an approved EDB route: the Property Development Scheme, the Integrated Resort Scheme, the Real Estate Scheme, the Smart City Scheme or a G+2 apartment priced at MUR 6 million or more. A foreigner cannot buy a house or bare land on the open market. The EDB approves the buyer before the notary signs the deed.
How long does it take to buy a house in Mauritius?
A finished resale property typically takes 2 to 4 months from reservation to registered title deed. The main variables are EDB approval for non-citizens, which usually takes several weeks, bank approval if you borrow, and how quickly funds arrive. Off-plan purchases can be signed early, with payments released in stages as construction progresses.
Do I need a lawyer to buy a house in Mauritius?
Every sale must go through a Mauritian notary, who drafts the deed, checks the title, collects the duties and registers the transfer. Many international buyers also use an independent lawyer or adviser for due diligence, tax planning and contract review, especially for off-plan or high-value purchases. The notary is a public officer and must act impartially.
What is the deposit when buying a house in Mauritius?
You pay a deposit when you sign the reservation contract. For off-plan VEFA sales the deposit is capped by law, and later payments follow construction stages, up to 95% at completion and 5% on handover. For resale, the deposit is negotiated. Always check the conditions under which it is refundable, such as refused EDB approval.
Can I buy a house in Mauritius remotely?
Yes. Many buyers view by video, carry out due diligence through their notary and advisers, and sign the deed through a power of attorney. You still need certified documents, EDB approval as a non-citizen and a traceable foreign currency transfer. Most buyers visit at least once before committing, which we recommend for any significant purchase.
Does buying a house in Mauritius give me residency?
Yes, if the property costs USD 375,000 or more and is bought through an approved route. The residence permit covers you, your spouse and children under 24 for as long as you own the property. It is a residence permit, not citizenship, and scheme property does not count towards the separate Golden Visa.
Buy with a team that has done it many times
Buying a house in Mauritius is a sequence of simple steps that must happen in the right order. When the documents, the money and the checks are lined up before you sign, the process is calm and predictable.
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 from the first shortlist through due diligence, EDB approval and the notary to handover, including off-market properties that never reach a portal. Reach us at [email protected].
