Property Investment in Mauritius: A Guide for Foreign Buyers

Real estate investments in Mauritius make up a sizable portion of foreign direct investment (FDI) into the country. According to data from the Economic Development Board of Mauritius (EDB), real estate investment contributed 47% of total FDI stock between 2006 and 2023, or Rs 152 billion.

In this guide, we’ll answer the main questions surrounding property investment in Mauritius for non-citizen investors, including:

• Why is Mauritius an attractive destination for foreign real estate investors?
• What types of properties can you buy as a non-citizen?
• Which locations should you consider for investment opportunities in Mauritius?

What Makes Mauritius Desirable for Property Investment?

Mauritius offers a combination of regulatory, economic, and lifestyle advantages that make it especially attractive for high-net-worth individuals seeking a safe place to live, work, and invest. Some of the reasons for foreign investors’ interest in the country include:

• Mauritius is ranked twenty-second in the world by the Global Peacefulness Index (GPI) score, making it the safest country in Africa
• The country has established 46 tax treaties, business-friendly tax system with low personal and corporate income tax rates, and no annual property or wealth tax
• Non-citizens have multiple ways to secure residency, with special programs designed for individuals who want to make investments in Mauritian properties

Can Non-Citizens Invest in Real Estate in Mauritius?

As a non-citizen, you are allowed to make a real estate investment in Mauritius. However, you have to purchase your property through one of six government-sanctioned real estate acquisition schemes for non-citizens:

1. Integrated Resorts Scheme (IRS)
2. Real Estate Scheme (RES)
3. Property Development Scheme (PDS)
4. Invest Hotel Scheme
5. Smart City Scheme
6. Ground +2 Apartments 

Integrated Resorts Scheme (IRS)

The Integrated Resorts Scheme allows you to invest in residential properties within a developed resort, complete with leisure, entertainment, and wellness amenities. The types of property you can acquire through this scheme include:

• Villas
• Townhouses
• Penthouses
• Apartments
• Duplexes

You can also purchase plots of land with complete infrastructure to build your own residence. The conditions you are required to meet in this case include:

Condition	Value
Maximum plot size	5,276 m2
Minimum investment	USD 375,000

As a foreign investor through the IRS, you are allowed to rent out or sell your property. If you plan to rent, you will have to do it through the company that sold you the property or a service provider of their choosing.

Real Estate Scheme (RES)

Under the Real Estate Scheme, foreign investors can invest in real estate in smaller, exclusive developments. You are allowed to sell or resell the property, but only through the RES company that sold you the real estate or its appointed service provider.

Property Development Scheme (PDS)

The Property Development Scheme allows foreigners to make a luxury property investment in Mauritius. Under this scheme, you can purchase villas, apartments, penthouses, and serviced land of up to 2,100 m². The properties are located near open spaces and leisure and recreation facilities. All developments under the scheme also come with management services such as security and maintenance. 

You can freely rent or sell your property, but you can only rent it through the PDS company or a service provider of their choosing.

Invest Hotel Scheme (IHS)

The Invest Hotel Scheme is a perfect match for foreigners who want to diversify their sources of income through a rental investment in Mauritius. Under IHS, you can purchase a hotel room, unit, or standalone villa in a hotel. The hotel doesn’t have to be constructed—you can purchase your share at any time during development.

Investment in IHS property comes with the following conditions:

• The price for purchasing a villa has to be at least USD 375,000
• You are under an obligation to lease back your property to the seller
• Your property can be used by you or someone on your behalf for up to 45 days in a 12-month period

Smart City Scheme

Smart City Scheme offers a unique opportunity to invest in long-term rentals in Mauritius. The program was established to foster environmentally-friendly development through modern city planning and sustainable infrastructure. A Smart City offers a mix of residential, commercial, and recreational spaces, as well as smart transport, advanced connectivity, and self-sustaining utilities. 

As a non-citizen, you can buy a residential property within any Smart City in Mauritius. If you have a residence permit, you can also buy a 2,100 m² plot of land to build your own house, but this option will only be available until June 30, 2026.

Ground +2 Apartments 

The Ground +2 Apartments program allows you to purchase a residential property outside of scheme developments, provided the following two requirements are met:

1. The property’s price is at least Rs 6 million (USD 135,000)
2. The property is located in a building that’s at least two stories tall, not counting the ground level
3. The investment exceeds USD 375,000

Where Are the Best Real Estate Investment Opportunities in Mauritius?

The investment properties under the schemes are unevenly spread across Mauritius, with the northern and western parts of the country having the most development projects. By the end of 2023, they were distributed as such:

District	Number of Projects
Rivière du Rempart	29
Pamplemousses	10
Flacq	3
Moka	4
Plaines Wilhems	2
Black River	26
Savanne	4
Grand Port	2

Some of the most popular locations that offer real estate opportunities in Mauritius include:

• Grand Baie: Called the Riviera of Mauritius, it has everything you need for a luxurious and active lifestyle, from shops and dining to nightlife and sports
• Tamarin: Combines beautiful nature with modern developments, including Smart Cities. Known for beaches, surfing, and a relaxed lifestyle
• Pereybère: Quieter than Grand Baie, the coastal village of Pereybère is a great option for families. It features vacation rentals and boutique developments
• Moka: A growing urban hub with Smart City developments, it’s the perfect choice for investments in long-term rentals
• Flic en Flac: It is a highly visited west-coast area known for its long beach and ideal swimming conditions

Costs and Taxes of Real Estate Investment in Mauritius

Some of the costs you might encounter when investing in real estate in Mauritius include:

Fee/Duty	Cost
Application fee	Around Rs 25,000
Registration duty	5% of the property or USD 70,000, whichever is lower
Notary fee	Up to 2%

Note that, starting on July 1, 2026, the registration duty will increase to 10%.

While Mauritius doesn’t levy annual property taxes, you will have to pay income taxes if you decide to rent your property. For individuals, the tax is progressive and can be up to 20%. For corporations, the rate is a flat 15%. 

How To Invest in Real Estate in Mauritius

When you’re ready to invest in a property in Mauritius, here are the general steps you should follow: 

1. Find a property you want to invest in
2. Apply to the Economic Development Board
3. Sign the purchase agreement and register the property

Find a Property You Want To Invest In

To find a suitable property, you can start by determining which of the property investment schemes best fits your investment goals, whether they’re short-term renting, long-term renting, or enjoying the benefits of residency in Mauritius.

You should also assess the specific locations of the properties and consider factors such as:

• Lifestyle match
• Rental potential
• Capital appreciation

After deciding on the scheme and location, you should perform a thorough researchon thepotential properties for investment and their developers, specifically looking into:

• Clear EDB approval
• Any regulatory or zoning requirements the development needs to meet
• The developer’s track record, including project completion rate and customer satisfaction 

You should ideally consult a local on this part of the process, or engage a professional who can assist you in conducting due diligence before investing in property in Mauritius. 

Apply to the EDB

Once the due diligence is done and you’ve reached out to the company about the property, they might require you to sign a reservation (a type of pre-sale agreement) before moving forward. 

The developer will submit an application to the EDB on your behalf, since all purchases have to be pre-approved by the Board. You will also be required to pay the non-refundable application processing fee.

Sign the Purchase Agreement and Register the Property

Once your application is approved, you can proceed to finalize the purchase. Your next steps include: 

• Signing the purchase agreement and transferring the payment
• Registering the property and paying the duty and notary fees
• Applying for residence in Mauritius if you choose to (and if holding residency wasn’t one of the criteria for purchasing the property)

Risks and Considerations When Investing in Property in Mauritius

Although Mauritius goes to great lengths to attract and support foreign investors, it’s essential to consider certain factors when investing abroad. 

When looking to invest in a property in Mauritius, some things to take into account include:

• Changing legal landscape: Sudden regulatory shifts, such as the doubling of the Registration Duty for properties under EDB schemes announced in June 2025, might affect your cashflow planning or even the profitability of the investment
• Demand fluctuations: Geopolitical events, health crises, and global economic conditions can have a major impact on the demand for short-term and long-term rentals, affecting the profitability of your investment
• Strategic alignment: The types of properties you can purchase in Mauritius, the return rates on the investment, or the tax or residency benefits the country offers might not be supportive enough of your long-term financial goals

When planning to make a property investment in Mauritius, the most reliable way to get a clear picture of the risks and make decisions that will address and mitigate them is to engage professionals like Nomad Capitalist.

Trust Nomad Capitalist To Guide Your Property Investment in Mauritius

Nomad Capitalist is a consultancy firm specializing in developing and executing strategies that help high-net-worth individuals achieve their financial and lifestyle objectives. 

Making property investments in countries such as Mauritius can be a part of income diversification, but it might also help with tax optimization or gaining a second citizenship or residence. We’ve helped over 1,500 clients achieve those goals.

To make sure you get the best results, we’ve developed the following process: 

1. You fill out a form to ensure we are a good fit
2. We schedule a 45-minute onboarding call to get better acquainted with your specific circumstances and objectives
3. Our team creates an Action Plan based on your unique situation and presents it to you
4. We implement the Plan over the course of 12 months
5. You get lifelong support from us after the Plan has been implemented

Our team will help you determine whether investing in property in Mauritius is the best course of action for your long-term goals. We will also ensure that the acquisition and any subsequent steps, such as the residence application, go smoothly. To start your partnership with Nomad Capitalist, sign up today.