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Property in Mauritius

PDS, Smart City, IRS — FREEHOLD + residence permit from $375K, Grand Baie, Tamarin, Moka

from $300,000 (PDS entry), from $375,000 (residence permit)Starting price
4-7% long-termYield

Ownership: FREEHOLD for foreigners under PDS / IRS / Smart City / R+2 schemes

Mauritius — Grand Baie, Le Morne, Tamarin

Market

Property market in Mauritius

Mauritius is an Indian Ocean island nation, the leading FREEHOLD jurisdiction for foreign investors in the region after the UAE. Since the 2025-2026 budget, foreigners can only buy under approved schemes: PDS (Property Development Scheme — replacing IRS/RES, premium projects from $375K), IRS (Integrated Resort Scheme, historic resorts), RES (Real Estate Scheme, mid-market), Smart City Scheme (live-work-play clusters — Moka, Cap Tamarin, Mon Trésor, Beau Plan), R+2 (apartments in buildings of 2+ floors from MUR 6M ~$130K). A purchase > $375K grants a residence permit for the buyer + spouse + children, renewable as long as you own. Top clusters: Grand Baie (the north's mass tourism hub), Tamarin (Cap Tamarin Smart City, surf), Black River (premium villas, La Balise Marina), Moka (Telfair business Smart City), Bel Ombre (south coast premium). Yield 4-7% gross.

  • FREEHOLD for foreigners — only under approved schemes: PDS, IRS, RES, Smart City, R+2(EDB Mauritius)
  • Residence permit from $375,000 (PDS, IRS, Smart City) — covers spouse and children(Mavato, 2026)
  • R+2 apartments in buildings of 2+ floors — from MUR 6M (~$130,000)(EDB Mauritius)
  • PDS registration fee — 5% of the value(MRA Mauritius)
  • Land Transfer Fee on sale: 5% (>5 years of ownership) or 10% (<5 years)(MRA)
  • No annual property tax and no capital gains tax(MRA)

Prices

Price per m² by city and district — Mauritius

LocationPrice per m²Comment
Grand Baie (north)$3 000–5 500mass tourism; apartments $300K – $2M
Tamarin (Cap Tamarin)$3 500–6 500Smart City, premium residences
Black River (La Balise)$4 500–8 000premium beachfront villas, $700K – $5M
Moka (Telfair)$2 800–4 500business Smart City
Bel Ombre (south)$3 200–5 500south coast premium
R+2 apartmentsfrom MUR 6M per unit (~$130K)in buildings of 2+ floors

Ownership

Ownership for foreigners in Mauritius

FREEHOLD for foreigners only under approved schemes. PDS (Property Development Scheme) — premium projects from $375K with an automatic residence permit. IRS (Integrated Resort Scheme) — historic resorts. RES (Real Estate Scheme) — mid-market. Smart City Scheme — Moka/Cap Tamarin/Mon Trésor/Beau Plan. R+2 — apartments in buildings of 2+ floors from MUR 6M.

  • Buying outside the approved schemes — not permitted
  • Some projects have quotas for foreigners — a check is needed
  • The 2025-2026 budget tightened thresholds and closed some segments
  • Citizenship by naturalization — after 20 years of legal residence

Source: EDB Mauritius, Non-Citizens (Property Restriction) Act

Taxes

Taxes on purchase and ownership in Mauritius

TaxRateWhen paid
Registration fee (PDS)5%one-time on purchase (MRA)
Land Transfer Fee on sale (>5 years)5%seller, if owned >5 years (MRA)
Land Transfer Fee on sale (<5 years)10%seller, if owned <5 years (MRA)
Annual property tax0%none (MRA)
Capital gains tax0%none (MRA)
Rental income tax15%flat on net profit (MRA Income Tax)

Residency

Residency through property purchase in Mauritius

$375 000 (PDS / IRS / Smart City)Minimum investment
2-4 monthsProcessing time

Residence Permit on purchase under PDS, IRS or Smart City from $375,000. Extends to spouse and children up to 24. Renewable for the entire period of ownership. After 3 years with 183 days/year → tax residency. After 20 years — eligible to apply for citizenship by naturalization. English and French are the official languages, top-ranked in Africa for ease of doing business.

Source: EDB Mauritius, Immigration Act

Rental yield

Rental yield by city in Mauritius

CityTypeGrossNet
Grand BaieSeasonal Airbnb (Oct-Mar)6–9%4–6%
Tamarin (Cap Tamarin)Premium mixed5–7%3–5%
Black RiverPremium villa Airbnb6–9%4–6%
Moka (Telfair)Expat long-term4–6%3–4%
Bel OmbreSeasonal resort5–8%3–5%

FAQ

Frequently asked questions about buying property in Mauritius

Can a foreigner buy property in Mauritius?

Yes, but ONLY under approved schemes since the 2025-2026 budget: PDS (premium, from $375K grants a residence permit), IRS (historic resorts), RES (mid-market), Smart City Scheme (Moka, Cap Tamarin, Mon Trésor, Beau Plan), R+2 (apartments in buildings of 2+ floors from MUR 6M). Buying outside the schemes is not permitted. FREEHOLD ownership with full rights of inheritance, rental, and sale. Part of the quotas is closed to non-residents — a project check is needed.

How do you get a Mauritius residence permit through property?

Buy property under PDS, IRS or Smart City from $375K. A residence permit is issued to the buyer + spouse + children up to 24; it is renewable for the entire period of ownership. After 3 years with proof of stay of 183 days/year → eligible to apply for tax residency. After 20 years — eligible to apply for citizenship by naturalization. Mauritius is top-ranked in Africa for ease of doing business, with English + French as official languages.

Grand Baie or Tamarin — which to choose?

Grand Baie is the north's mass tourism hub (1.5M visitors/year), Pereybere/Mont Choisy beaches, nightlife, restaurants, the La Croisette mega-marina. Prices — $300K-$2M. Tamarin is the premium surf spot of the west coast, Cap Tamarin Smart City (Zetwal Residence, O'Patio, A'loes), access to Le Morne (UNESCO), kite-surf. Prices — $400K-$3M. For mass tourism + liquidity — Grand Baie; for lifestyle + growth — Tamarin.

What rental yield does Mauritius offer?

4-7% gross long-term expat rental (Moka, Tamarin, Black River). 6-9% short-term villa Airbnb at resorts (Grand Baie, Tamarin) in high season (October-March, the southern summer). Peak occupancy 75-85%. Audience — European, South African, Indian tourists + expats. Mauritius has no capital gains tax and no annual property tax; only 5% on purchase and a 15% tax on rental profit (with deductible costs).

What are the risks in Mauritius?

The main ones: 1) Cyclones (January-March) — choose protected projects with modern engineering; 2) Currency instability of the MUR rupee (-15% vs USD 2020-2024); 3) Restrictions of the new schemes after the 2025-2026 budget — closure of certain segments to foreigners; 4) The high $375K barrier for a residence permit may rise; 5) Distance from Europe (12 h flight) — not for frequent travel. Protection — choosing Smart City or PDS projects with an international reputation (ENL, Mont Choisy Property, Anahita Smart City, Mon Trésor).

How much does a square metre cost in the main clusters?

Grand Baie — $3,000-5,500/m² (apartments $300K – $2M). Tamarin (Cap Tamarin Smart City) — $3,500-6,500/m² (premium residences $400K – $3M). Black River (La Balise Marina) — $4,500-8,000/m² (premium villas $700K – $5M). Moka (Telfair Smart City) — $2,800-4,500/m² (business cluster). R+2 apartments from MUR 6M (~$130K).

What changes in the PDS rules after the 2025-2026 budget?

The 2025-2026 budget tightened thresholds and closed some segments to foreigners. PDS remains the main scheme with a $375K threshold for a residence permit. R+2 was expanded to 5 regions. Smart City retained its privileges (live-work-play). Buying outside the approved schemes is still not permitted for a foreign individual.

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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