Buying Property in Mauritius as a Foreigner
Yes, foreigners can own property in Mauritius — through government-approved investment schemes that also offer automatic residence permits for purchases of USD 375,000 or above.
Key Facts for Foreign Buyers
Can Foreigners Buy?
Yes — through PDS, IRS, RES or Smart City approved schemes only.
Residency Threshold
Automatic residence permit for purchases of USD 375,000+. Valid for you and your family.
Financing Available
Up to 70% LTV mortgage from MCB, SBM, AfrAsia. In MUR, USD, or EUR.
Purchase Timeline
EDB approval 3–4 months + notarial completion 4–6 weeks. Plan for 5–6 months total.
Which Schemes Allow Foreigners to Buy?
Non-citizens cannot buy freehold land or non-scheme residential property in Mauritius. However, the government has created four investment frameworks that allow foreigners to own property with full title — and in most cases, with a residence permit.
Property Development Scheme (PDS)
Most common- ✓Replaced the IRS and RES from 2015 onwards
- ✓No minimum land size restriction
- ✓Registration duty: 5% (harmonised)
- ✓Social contribution and environmental standards required
- ✓Wide range of properties from apartments to villas
- ✓USD 375,000+ purchase price triggers automatic residence permit
Integrated Resort Scheme (IRS)
Legacy / luxury- ✓Original foreign ownership framework, pre-2015
- ✓Minimum development area: 10 hectares
- ✓Luxury resort-style developments (golf courses, marinas, spas)
- ✓Average purchase price: USD 1.5–3 million
- ✓USD 375,000+ still triggers residence permit
Real Estate Scheme (RES)
Smaller scale- ✓Development area between 4,000m² and 10 hectares
- ✓More accessible price points than IRS
- ✓No formal minimum purchase price
- ✓Residence permit at USD 375,000+
Smart City Scheme
New generation- ✓Mixed-use developments: residential, commercial, tech
- ✓Foreign ownership of residential units permitted
- ✓Growing pipeline of developments across the island
- ✓Same residence permit rules apply at USD 375,000+
Step-by-Step Purchase Process for Foreigners
Choose Your Property
Identify a property in an approved scheme. Work with a registered agent to understand what's available in your budget and preferred location.
Sign a Promise of Sale
A binding pre-sale agreement (Promesse de Vente) with a 10% deposit held in notarial escrow. This reserves the property whilst the EDB application is processed.
EDB Application (Non-Citizens)
Your notary submits a Property Acquisition Management System (PAMS) application to the Economic Development Board. Fee: MUR 25,000 (non-refundable). Processing time: 3–4 months.
Arrange Financing (If Needed)
Apply for a local mortgage simultaneously. Up to 70% LTV available from MCB, SBM, AfrAsia, Bank One and others. You will need income proof, 2 years of statements, and passport documents.
Due Diligence
Your notary verifies the title deed, checks for mortgages or charges, confirms the property is EIA-cleared, and ensures all building permits and occupation certificates are valid.
Final Deed Signing
Once EDB approval is received and financing confirmed, both parties sign the authentic deed in the presence of the notary. Funds are transferred via notarial account.
Registration & Residence Permit
The deed is registered at the Registrar General's Office. If the purchase price is USD 375,000+, you apply for the residence permit through the EDB simultaneously.
True Cost of Buying Property in Mauritius as a Foreigner
On top of the purchase price, budget for the following acquisition costs:
| Cost Item | Approximate Amount | Notes |
|---|---|---|
| Registration Duties | 5% of purchase price | PDS properties; higher for non-scheme land |
| Notary Fees | 0.5–2% + 15% VAT | Sliding scale based on property value |
| Legal / Due Diligence | MUR 50,000–200,000 | Attorney fees for title verification |
| EDB Processing Fee | MUR 25,000 | Non-refundable application fee |
| Surveyor Fees | MUR 15,000–50,000 | If a survey is commissioned |
| Property Inspection | MUR 10,000–25,000 | Independent structural inspection |
| Mortgage Setup Costs | 0.5–1% of loan amount | Bank arrangement and valuation fees |
| Total Estimate | 7–12% of purchase price | Budget conservatively at 10% |
Residence Permit: What You Get
Purchase a property valued at USD 375,000 or above in an approved scheme and you automatically qualify for a Mauritius residence permit. Here's what that means in practice:
- ✓Permit for the buyer, spouse, and dependent children under 24
- ✓Valid as long as you own the property — no renewal required whilst ownership continues
- ✓Right to live in Mauritius full-time or part-time
- ✓Access to public healthcare and education
- ✓After 3 years: eligible for permanent residence
- ✓After 5 years of permanent residence: eligible for citizenship by naturalisation (dual citizenship permitted)
Frequently Asked Questions
Can foreigners buy property in Mauritius?
Yes. Foreigners can buy property in Mauritius through approved investment schemes: the Property Development Scheme (PDS), Integrated Resort Scheme (IRS), Real Estate Scheme (RES), and Smart City Scheme. Direct purchase of land or non-scheme property by non-citizens is not permitted.
Do I get a residence permit when I buy property in Mauritius?
Yes — automatically, if your property purchase price is USD 375,000 or above. The residence permit covers the buyer and their immediate family (spouse and dependent children). It is valid as long as you own the property.
What is the minimum property price for foreigners in Mauritius?
There is no formal minimum purchase price for foreigners buying through approved schemes, but only properties priced at USD 375,000 (approximately MUR 17.5 million) or above qualify for an automatic residence permit. Properties below this threshold can still be purchased but do not confer residency rights.
Can foreigners get a mortgage in Mauritius?
Yes. Major Mauritius banks including MCB, SBM, and AfrAsia offer mortgages to non-resident buyers. The maximum loan-to-value ratio is 70%, meaning you need at least a 30% deposit. Loans can be denominated in MUR, USD, or EUR.
How long does it take to buy property in Mauritius as a foreigner?
The full process from offer accepted to title deed transfer typically takes 4–6 months. The Economic Development Board (EDB) approval for foreign buyers takes 3–4 months. Notarial conveyancing then typically takes 4–6 weeks.
What are the total purchase costs for foreigners buying in Mauritius?
Total acquisition costs on top of the purchase price are typically 7–12%: registration duties (5% for PDS properties), notary fees (0.5–2% + 15% VAT), legal and due diligence fees (MUR 50,000–200,000), EDB processing fee (MUR 25,000), and surveyor fees if applicable.
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