Mauritius has a diverse residential property market, but for foreign buyers, the choice of property type is shaped significantly by what they’re legally permitted to purchase. This guide walks through the main types of homes available, what they offer, and what to consider.
1. Villas in Gated Estates (PDS/IRS Schemes)
The most iconic property type for international buyers. Gated estate villas under PDS or IRS schemes offer:
- Freehold ownership
- Private pool, garden, often direct lagoon or ocean access
- 24-hour security and on-site management
- Access to club facilities: beach club, golf, spa, tennis
- Professional property management options for rental income
Price range: USD 600,000 to USD 5M+ (west coast and north coast premium developments)
Residency permit: Granted on purchase at USD 375,000+
Registration duty: 10% for non-citizens (from July 2026)
Best locations: Tamarin, Rivière Noire, Grand Gaube, Belle Mare, Beau Champ
2. Penthouses and Apartments in Scheme Developments
Many PDS developments include apartment buildings or penthouse towers alongside standalone villas. These offer a lower entry point while still qualifying for residency.
- Lower maintenance than a villa
- Strong rental yield potential (particularly in areas popular with short-stay visitors)
- Often include access to all estate amenities
Price range: USD 375,000 to USD 1.5M+ for penthouses
3. G+2 Apartments
Foreign buyers can purchase apartments in buildings of at least three floors (ground plus two) in designated areas without going through a formal property scheme. This is the most accessible entry point for non-citizens.
- Entry from approximately MUR 6 million (~USD 130,000)
- No residency permit at typical price points
- No minimum purchase price requirement
- Freehold ownership
- Registration duty: 10% for non-citizens from July 2026
Best locations: Grand Baie, Flic-en-Flac, Quatre Bornes, Floréal
4. IHS Hotel Units
Under the Invest Hotel Scheme, non-citizens can purchase individual units within approved hotel or resort properties. The unit is placed in the hotel rental pool for a minimum number of nights per year.
- Hands-off investment — hotel manages the unit
- Rental income from hotel pool
- Limited personal use (typically 45–60 days per year)
- Residency permit granted on purchase at USD 375,000+
Price range: USD 375,000 to USD 2M+
5. Smart City Apartments and Townhouses (SCS)
Mauritius’s Smart City projects are large mixed-use urban developments integrating residential, commercial, and technology infrastructure. Properties available to non-citizens range from studio apartments to townhouses.
- Urban amenities within walking distance
- Modern architecture and sustainability features
- Entry from USD 375,000 for residency eligibility
Key smart cities: Moka (Bagatelle), Mon Trésor, Beau Plan, Cap Tamarin
6. Off-Market Properties
A significant portion of the best properties in Mauritius never appear on public portals. They circulate privately among trusted agencies and motivated sellers. Off-market properties can include old colonial-style bungalows, entire estate plots, and unique waterfront villas that owners prefer to sell quietly.
LIVERIA specialises in off-market introductions — our network gives clients access to properties that are simply not visible anywhere else.
Which Type Is Right for You?
- For residency + lifestyle: PDS/IRS villa or penthouse
- For entry-level investment: G+2 apartment
- For passive income: IHS hotel unit
- For urban living: SCS apartment or townhouse
- For unique or rare finds: Off-market introductions through LIVERIA
Tell us what you’re looking for and we’ll match you with the right options. Contact LIVERIA at [email protected]
LIVERIA International Realty | Award-Winning Luxury Real Estate Advisory, Mauritius | www.liveriarealty.com