A penthouse in Mauritius is the top-floor apartment of a building, usually with a private roof terrace, and foreigners can buy it in a G+2 building from MUR 6 million or inside an approved PDS, IRS, RES or Smart City development. A purchase of USD 375,000 or more carries a residence permit, and buyers pay 5% registration duty plus about 2% to 3% in other costs. Most penthouses are found in the North around Grand Baie, in the West around Tamarin and Black River, and in the Centre around Moka.
Penthouses have become a popular alternative to villas for international buyers. They offer the view, light and outdoor space of a villa without the garden, the pool maintenance or the security worries of a large house, and they are easy to lock and leave.
They also carry risks that ordinary apartments do not: a roof terrace that is not really yours, a building with no lift, or a view that disappears when the plot next door is developed. This guide explains what counts as a penthouse, where to find them, what they cost, how the rules work for foreigners and what to check. It was last updated on 18 September 2026.
Penthouse in Mauritius: key facts
- Definition: the top-floor unit of a residential building, usually with a private roof terrace and wider views than the floors below.
- Legal routes for foreigners: a G+2 apartment (a building of ground plus at least 2 floors) priced from MUR 6 million, or a unit in a PDS, IRS, RES or Smart City project.
- Residence permit: from USD 375,000, for the buyer, spouse and children under 24, for as long as the property is held.
- 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.
- Where: mainly the North (Grand Baie, Mont Choisy, Pereybere), the West (Black River, Tamarin) and the Centre (Moka, Ébène).
- Taxes: no capital gains tax, inheritance tax or annual property tax on individually held residential property.
What counts as a penthouse in Mauritius?
There is no legal definition. In the market, a penthouse is simply the unit on the highest floor of a building, and developers use the word generously. The features that justify the premium are:
- A private roof terrace or large wraparound terrace, often with an outdoor kitchen, jacuzzi or plunge pool.
- Views over the lagoon, the mountains or the open sea, unobstructed by other units.
- More space and privacy, with fewer or no neighbours on the same level.
- Direct lift access in better buildings.
Before paying a penthouse price, check that the unit really has these features. A top-floor flat with a shared roof is not a penthouse in value terms, whatever the brochure says.
Can foreigners buy penthouses in Mauritius?
Yes, through 2 main routes.
G+2 penthouses
Non-citizens can buy an apartment in any building with a ground floor and at least 2 floors above it, as long as the price is at least MUR 6 million. The purchase needs approval from the Economic Development Board (EDB), which is usually handled through the notary. Because a penthouse sits on the top floor, it is almost always the most expensive unit in the building and comfortably above the minimum price. The EDB guidelines require the apartment to be used for residential purposes and prohibit property speculation.
Scheme penthouses
Penthouses in PDS developments, older IRS and RES estates and Smart City districts are open to non-citizens through the scheme. There is no minimum price under PDS itself, although the residence permit threshold still applies. Scheme developments usually add shared pools, gardens, security and sometimes hotel-style services.
Does a penthouse give you residency?
Only if the price reaches USD 375,000 or more. Then you, your spouse and children under 24 qualify for a residence permit that lasts as long as you own the property. Joint buyers each qualify only if each contributes USD 375,000 or more. It is residence, not citizenship. Our guide to foreign property ownership rules in Mauritius explains each route in full.
Where are the penthouses in Mauritius?
The North: Grand Baie, Mont Choisy and Pereybere
The North has the largest choice of penthouses, because it has the most apartment buildings. Sea views over the Grand Baie lagoon and sunset views towards the northern islets are the main draw, and the area’s restaurants, schools and shops are close. The North also has the deepest rental market, which helps both income and resale.
The West: Black River and Tamarin
In the West, penthouses look out over the bay of Tamarin, Le Morne or the Black River mountains. There are fewer apartment buildings than villas, so good penthouses are scarce and sell quickly. The West suits buyers who want the view and the climate but not a villa.
The Centre: Moka and Ébène
In the Centre, penthouses in Smart City and urban developments look across to the Moka mountains and the business district. They are bought by professionals and yield investors rather than holidaymakers, and they tend to be the most affordable way into a penthouse on the island.
How much do penthouses cost in Mauritius?
Penthouses sit at the top of the price range of their building and their region. The table below uses LIVERIA’s regional inventory ranges, September 2026, as the market a penthouse sits in.
| Region | Indicative regional range | Penthouse position | Main appeal |
|---|---|---|---|
| North (Grand Baie, Mont Choisy, Pereybere) | EUR 190,000 to EUR 3,100,000, median about EUR 850,000 | Upper part of the range | Lagoon views, rental demand |
| West (Black River, Tamarin, Le Morne) | EUR 285,000 to EUR 5,350,000, median about EUR 1,180,000 | Upper part of the range | Mountain and sunset views, scarcity |
| Centre (Moka, Ébène) | From about EUR 135,000 | Top of the local apartment market | Price, professional tenants |
As a rule, a penthouse sells at a clear premium to the same size of apartment on a lower floor of the same building. The size of that premium depends on the terrace, the view and whether it can be protected. Add 7% to 8% to any price for buying costs, as explained in our guide to the cost of buying property in Mauritius.
Are penthouses good for rental income?
Penthouses let well, for the same reasons they sell well: view, privacy and outdoor space. In the North and West, a sea-view penthouse with a roof terrace is among the most sought-after holiday rentals, and in the Centre, penthouses attract executives on long leases.
As a guide, long-term lets in Mauritius return about 3% to 5% gross, and well-managed short-term lets about 5% to 9% gross. Short-term letting needs the relevant tourism licence and active management. In scheme developments, owners rent through the scheme company or a manager it appoints. Because a penthouse costs more per square metre, its yield is not always higher than a standard unit’s, even when the rent is. Our comparison of a managed lease versus DIY letting sets out the options.
What to check before buying a penthouse in Mauritius
A penthouse has more ways to go wrong than a standard apartment. These are the checks we run every time.
- Roof terrace rights: confirm in the title deed and the building rules (règlement de copropriété) whether the terrace is a private part or a common part with exclusive use. This affects what you can build on it, who pays for repairs and what you can sell.
- Waterproofing and structure: roof terraces take the full force of sun and cyclones. Ask who is responsible for the membrane, and check that any pool or jacuzzi was designed for the load.
- Lifts: a G+2 building has only 3 levels and may have no lift. For a top-floor unit, a lift matters for daily life, resale and older buyers. Where there is a lift, check its maintenance contract and age.
- Syndic charges: penthouses often pay a larger share of common charges because of their size. Ask for the budget, the reserve fund and the last 3 years of accounts.
- View protection: check what can be built on neighbouring plots under the local planning rules. A lagoon view is only worth paying for if it is likely to stay.
- Land tenure: on the coast, confirm whether the building stands on freehold or State land. A 10% duty, paid by the seller, applies to transfers of residential property on State land or Pas Géométriques to non-citizens, with an exemption for reservations signed before 19 June 2026.
- Off-plan protection: for new projects, check the building permit, the payment guarantee and the delivery record. Our article on off-plan versus built properties covers the trade-offs.
- Noise and plant: check where air conditioning units, water tanks and solar panels sit. They often end up on the roof next to your terrace.
Frequently asked questions
Can a foreigner buy a penthouse in Mauritius?
Yes. A foreigner can buy a penthouse in a G+2 building, meaning ground plus at least 2 floors, if the price is at least MUR 6 million, or in an approved PDS, IRS, RES or Smart City development. Each purchase needs Economic Development Board approval, usually arranged through the notary. A price of USD 375,000 or more also gives a residence permit.
How much are penthouses in Mauritius?
Penthouses sit at the top of their building’s price range. On LIVERIA’s September 2026 inventory, North coast property runs from EUR 190,000 to EUR 3,100,000 and West coast property from EUR 285,000 to EUR 5,350,000, with penthouses in the upper part of each range. The Centre offers the lowest entry prices, from about EUR 135,000 for apartments.
Does buying a penthouse give residency in Mauritius?
It does if the purchase price is USD 375,000 or more. The residence permit covers the buyer, their spouse and children under 24, and remains valid for as long as the property is held. A cheaper G+2 penthouse, priced between MUR 6 million and USD 375,000, can be bought by a foreigner but does not carry a residence permit.
What is the G+2 rule in Mauritius?
The G+2 rule allows non-citizens to buy an apartment outside the property schemes, provided the building has a ground floor and at least 2 floors above it and the price is at least MUR 6 million. The buyer needs EDB approval, must use the apartment for residential purposes, and qualifies for a residence permit only from USD 375,000.
Are penthouses a good investment in Mauritius?
A well-chosen penthouse holds value because top-floor units with protected views are scarce, and it lets well to holidaymakers and executives. Returns are typically 3% to 5% gross on long-term lets and 5% to 9% on well-managed short-lets. The key risks are high syndic charges, weak terrace rights and views that could be built out.
What should I check before buying a penthouse?
Check that the roof terrace is legally yours or reserved for your exclusive use, who maintains the waterproofing, whether there is a reliable lift, and what the syndic charges are. Also confirm what can be built next door, whether the land is freehold or State land, and, for new projects, the permits and payment guarantees.
Buy the right penthouse with LIVERIA
The difference between a good penthouse and an expensive top-floor flat is in the details: the deed, the terrace, the lift and the plot next door. We check them before you commit.
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 buyers on penthouses across the North, West and Centre, manage rentals for owners, and offer off-market properties, including top-floor units that are sold quietly before they reach a portal. Reach us at [email protected].
