Update, 18 September 2026: The increase in registration duty to 10% described when this article was first published did not take effect. The Finance Act 2026, gazetted on 13 August 2026, repealed it, and registration duty for non-citizen buyers remains 5%. The section on buying costs below has been corrected. Full details are in our article on registration fees in Mauritius.
There is a particular kind of decision that changes a family’s horizon. Choosing Mauritius is one of them. A home above a turquoise lagoon, children who grow up between two cultures, a business run from a stable, low-tax jurisdiction in the heart of the Indian Ocean. The Mauritius Budget 2026-2027, presented under the banner of a “Future Ready Economy,” reaffirms exactly this promise. It positions the island as a confident, well-regulated home for international capital, and it rewards those who arrive with genuine intent.
For the international buyer, investor or entrepreneur, the message is elegant in its clarity. Mauritius welcomes substance, and the pathways to property, residence and business now stand more sharply defined than ever. Here is how the Budget shapes the journey, and what each measure means for the life and the portfolio you are building here.
A new Golden Visa for the most ambitious investors
The Budget introduces a Golden Visa Scheme for investors backing the sectors Mauritius has chosen to champion: FinTech, global treasury, artificial intelligence, biotechnology and renewable energy. With a minimum investment of USD 1 million over the first 12 months, the scheme provides a clear path to a permanent residence permit, subject to the prescribed investment requirements. Think of it as a route in its own right, sitting alongside property rather than overlapping with it. The Golden Visa rewards capital placed into the industries shaping the island’s future, while the property route below rewards investment in approved real estate. For many of the families we advise, the two work beautifully in tandem.
Residency through property: the USD 375,000 route that defines Mauritius
For most international buyers, the most graceful path to living in Mauritius remains the one that has always set the island apart: acquiring a residence within an approved scheme. These include the Property Development Scheme (PDS), the established IRS and RES projects, Smart City developments, and qualifying G+2 apartments.
The principle endures. A non-citizen who acquires a qualifying residential property valued at more than USD 375,000 receives a residence permit valid for as long as they own the home. That entitlement extends to a spouse and to children under the age of 24, and it leaves the holder free to invest and to do business in Mauritius. This is the quiet brilliance of the Mauritian model. A single, well-chosen address delivers a home, a residence for the whole family, and the freedom to build a business, all in one decision.
Doing business in Mauritius: a framework built for serious operators
For clients whose journey begins with a venture rather than a villa, the Occupation Permit framework has been refined under the Economic Development Board Act. The direction is consistent and confident: clear thresholds, streamlined categories and a warm welcome for those who bring real economic weight. In essence, the investor and self-employed routes now open at a minimum investment of USD 100,000, with renewal linked to defined turnover milestones in the third and fifth years of trading. The professional route raises the minimum monthly basic salary to MUR 50,000, and the former ProPass and Expert Pass now fall under a single, simpler category. The framework has been consolidated so that incoming families route cleanly through the investor, professional or self-employed pathways. The spirit of the reform is easy to read. Mauritius is curating for commitment, and the professionals and entrepreneurs who bring genuine capital, revenue and ambition fit the framework with ease.
First-time buyer relief: who it serves, and the stronger route for foreigners
International buyers often ask about Mauritius’s first-time buyer incentive, and the Budget 2026-2027 has indeed strengthened it. The registration duty exemption for first-time buyers now covers the first Rs 3 million of a property’s value, up from Rs 2.5 million, and a first-time buyer acquiring an apartment or a house benefits from exemption on the first Rs 6 million of the acquisition. This relief serves first-time buyers in the local market. International buyers enjoy something arguably more powerful: the residency-by-acquisition route. The USD 375,000 threshold turns a property purchase into a residence entitlement for the entire family. For the foreign buyer, that residency lever holds far greater strategic value than a duty exemption would.
Acquisition costs: plan with the full picture in view
The most confident buyers budget for the full acquisition cost alongside the listing price. Allow for notary fees, registration duty, and currency conversion costs, which together add a meaningful percentage to the headline figure. One area deserves particular attention: transfer duty on scheme properties. The Budget announced an increase in registration duty for buyers and land transfer tax for sellers on non-citizen transactions from 5% to 10% from 1 July 2026, but the Finance Act 2026, gazetted on 13 August 2026, repealed that increase before it took effect. Both remain at 5%. A separate 10% duty, payable by the seller, now applies to transfers of residential property on State land or Pas Géométriques to a non-citizen, with reservations and promises of sale signed before 19 June 2026 exempt. The wise step is to confirm land tenure with your notary early, particularly on coastal property. Financing rewards forethought too. Foreign buyers may finance a portion of the value through local banks, provided funds arrive in foreign currency and are converted locally, with a substantial share of the price funded from the buyer’s own transferred capital.
The tax environment: a lasting reason to choose Mauritius
Part of the island’s enduring appeal lies in a clean, low-friction tax system, and the Budget refines the personal regime while keeping the fundamentals intact. From 1 July 2026, new personal income tax bands apply: the first MUR 500,000 of chargeable income attracts 0%, the next MUR 500,000 attracts 10%, income from MUR 1,000,001 to MUR 12,000,000 attracts 20%, and income above MUR 12,000,000 attracts 35%. This structure replaces the previous fair-share contribution for individuals and offers relocating professionals and families a clear, predictable view of their position. Beyond income tax, the advantages that draw international capital remain firmly in place. Mauritius stays free from capital gains tax and inheritance tax, allows free repatriation of funds and profits, and maintains a competitive corporate tax environment. For a family relocating wealth or an entrepreneur reinvesting profits, these are decisive comforts.
A jurisdiction shaping the next decade
The Budget signals a clear ambition to attract higher-value international business, and it puts the structures in place to deliver. A new Private Wealth Management Licence supports Mauritius’ rise as a wealth-management and family-office hub, an evolution that speaks directly to the families LIVERIA serves. A Business Facilitation Bill smooths the path for new investors, and the Special Economic Zone at Côte d’Or invites investment in AI, digital, and advanced manufacturing, with incentives including 100% foreign ownership, preferential data-centre tariffs, tax and duty relief, and fast-track permits for specialised talent. Alongside these measures, the Budget invests in the credibility that discerning investors prize: stronger financial-crime prevention, enhanced regulatory oversight, and readiness for the country’s 2027 international evaluation. For a buyer weighing one jurisdiction against another, strong regulation reads as reassurance and as a mark of a destination built to last.
Arrival and lifestyle: a smoother welcome
The finer details of daily life matter to every relocating family. The Budget provides for a digital E-Visa system that allows non-citizens to apply before travelling, and biometric e-Gates that expedite arrivals and reinforce border security. Set against significant investment in airports and ports, the experience of arriving in Mauritius becomes faster, smoother and more befitting of the destination itself.
The bottom line for international buyers
The Budget 2026-2027 invites those who wish to make Mauritius their home to arrive with clear intent: considered investment, defined revenue and a commitment to the long term. In return, the island offers a stable, credible, low-tax setting where a well-chosen property still delivers a home, residence and the freedom to do business in a single, elegant move. The most rewarding approach is to plan early. Choose the route that fits your life, whether property, the Golden Visa or an Occupation Permit, confirm the full cost base before committing, and partner with advisors who read both the rules and the wider direction of policy. This is the counsel LIVERIA International Realty offers every day. As an award-winning luxury agency rooted in Mauritius, we match international buyers with the right approved address at the right price for the residence and the life they came here to find.
Frequently asked questions
- Can foreigners buy property in Mauritius in 2026? Yes. Foreign nationals acquire residential property through government-approved schemes, including the PDS, the established IRS and RES projects, Smart City developments and qualifying G+2 apartments.
- How much property must a foreigner buy to qualify for residency in Mauritius? A purchase of more than USD 375,000 in an approved scheme grants the buyer a residence permit valid for as long as they own the property, extending to a spouse and children under 24.
- What is the Mauritius Golden Visa under the Budget 2026-2027? The Golden Visa Scheme offers a route to permanent residence for investors who commit at least USD 1 million to high-value sectors such as FinTech, global treasury, artificial intelligence, biotechnology and renewable energy.
- What has changed for doing business in Mauritius under the Budget 2026-2027? The minimum investment for the investor and self-employed Occupation Permit routes rose to USD 100,000, the professional minimum salary rose to MUR 50,000, the ProPass and Expert Pass merged into one category, and the framework consolidated around the investor, professional and self-employed pathways.
- Does Mauritius charge capital gains tax or inheritance tax? Mauritius stays free from both capital gains tax and inheritance tax, and it allows free repatriation of funds and profits.
This article offers general information and reflects the Budget 2026-2027 proposals and existing frameworks as understood at the time of writing. Several measures remain subject to confirmation and may evolve before they become law. For decisions, readers should seek advice tailored to their circumstances from a qualified Mauritian notary, tax adviser or immigration specialist.
