Ask These 10 Questions Before You Buy

The moment you fall in love with a property in Mauritius, the instinct is to move fast. Do not. The island's legal and regulatory framework rewards prepared buyers and punishes those who skip due diligence. These ten questions, put to your agent, notary, and developer before you make any offer, can save you from costly errors, stalled transactions, and missed residency opportunities.

1. Which Scheme Authorises This Sale?

Since the Finance Act 2025 came into force, foreign nationals can no longer purchase residential property outside government-approved schemes. The only routes available to non-citizens are the Integrated Resort Scheme (IRS), the Real Estate Scheme (RES), the Property Development Scheme (PDS), Smart City developments, the Ground+2 apartment scheme (minimum MUR 6 million), and the Invest Hotel Scheme (IHS). The previous option that allowed non-citizens to buy open-market property above a USD 500,000 threshold has been removed entirely. A good answer names the specific scheme, confirms EDB approval, and provides the relevant project reference.

Applies primarily to: foreign buyers.

2. Is the Title Clean?

Before any offer, instruct a notary to run title searches at the Registrar General's office. The notary must verify the full chain of ownership, confirm no outstanding mortgages or charges exist on the property, and check that the seller is the sole legal owner with the authority to sell. In co-owned developments, the notary should also confirm the seller's co-ownership share (tantièmes) is correctly recorded. A clean title takes days to confirm; discovering a problem after signing costs far more.

3. Where Does My Deposit Go?

Your reservation deposit must be held in the escrow account of a notary, not paid directly to a developer or an agent. Under the Mauritian Civil Code, for an off-plan (VEFA) purchase, the security deposit cannot exceed 5% of the sale price if completion is within one year, or 2% if completion is within two years; no deposit may be required if the delay exceeds two years. The deposit earns no interest while held in escrow. Any arrangement that departs from this framework should be treated as a serious warning sign.

4. Is There a Valid GFA?

If you are buying off-plan, this question is non-negotiable. The Garantie Financière d'Achèvement (GFA) is a bank-issued financial guarantee of completion, required by law for all EDB-approved VEFA contracts. It means that if the developer defaults or becomes insolvent, the guaranteeing bank steps in to fund completion of the project or, where that is not possible, reimburse buyers. The GFA document must be included in the draft deed of sale, which you are entitled to receive at least one month before signing. No GFA means no sufficient protection: do not proceed.

Applies primarily to: buyers of off-plan property.

5. What Are the Full Transaction Costs?

The purchase price is only the starting point. Buyers must budget for registration duty, land transfer tax, notary fees, and any applicable stamp duties. These costs have been subject to legislative change, and rates may vary depending on buyer profile and property type. Ask your notary to produce a written cost breakdown specific to your transaction before you sign anything. There should be no surprises at the notarial deed stage.

6. What Are the Currency and Payment Rules?

For first-time sales within EDB-approved schemes, non-citizens must pay 85% of the purchase price in Mauritian rupees (MUR) and 15% in either a freely convertible foreign currency (USD, EUR, or equivalent) or Mauritius rupees. Funds must be transferred from abroad in foreign currency and converted locally. For properties priced above USD 750,000, buyers must deploy the first USD 750,000 entirely from their own funds; only the balance above that threshold can be financed through a local bank loan. Loan repayments must be made in foreign currency, not in MUR. These rules came into effect on 13 December 2024 and apply to new first-time sales; resales and Ground+2 apartments are not subject to the same constraints. For properties priced at or below USD 750,000, the full purchase must be funded from the buyer's own overseas funds; no local bank loan is available.

Applies primarily to: foreign buyers purchasing within approved schemes.

7. Can I Finance Locally, and on What Terms?

Foreign banks cannot finance offshore property in Mauritius; you will need a local lender. Mauritian banks will typically finance up to 70% of the purchase price for off-plan properties and up to 80% for ready-built units. If the property exceeds USD 750,000, you must fund the first USD 750,000 yourself; a local bank can only lend against the portion above that threshold. Non-citizens with a valid residence or occupation permit may also have access to locally sourced income for financing, which broadens their options.

8. What Are the Syndic Obligations?

Buying into any apartment block or gated community means entering a co-ownership (copropriété) regulated under the Mauritian Civil Code. A syndic, appointed by the community's general assembly, manages shared infrastructure, collects service charges, and can represent the syndicate in legal proceedings. Each owner's contribution is proportional to their ownership share (tantièmes), as set out in the co-ownership regulation document. Non-payment of syndic charges can result in a legal mortgage being registered against your unit. Before buying, request the current service charge schedule, the most recent annual accounts, and the co-ownership regulation document.

9. Does This Purchase Unlock Residency?

A purchase at USD 375,000 or above within an EDB-approved scheme automatically qualifies the buyer to apply for a Mauritius residence permit. The permit extends to a spouse and dependent children under 24; unmarried partners are not included. Note that Mauritius does not recognise same-sex marriages or civil unions under the Civil Code; a same-sex partner, including one legally married abroad, is not eligible for a dependent residence permit under current Mauritian law.

Fractional ownership is also possible: where two buyers each invest at least USD 375,000 in the same property, each qualifies independently for residence. Retirees aged 50 or over have a separate pathway through the Retirement Residential Scheme, with a minimum acquisition price of MUR 6 million. Understand which category you fall into before you sign.

Applies primarily to: foreign buyers.

10. What Is the Realistic Timeline?

Many buyers underestimate how long the process takes. A straightforward transaction within an EDB-approved scheme typically moves from reservation contract through EDB authorisation, due diligence, financing approval, and notarial deed in eight to twelve weeks. Off-plan purchases add a construction phase that can run from one to three years, depending on the development stage. Ask the agent for a written milestone schedule, and ask the notary how long EDB authorisation typically takes for the specific scheme you are buying into. Build contingency time into any parallel plans, including permit applications, school enrolments, or property sales in your home country.

Your Practical Next Step

Engage an independent Mauritius-based notary before you sign anything, including a reservation contract. The notary acts as a neutral party, is bound by professional obligations to both sides of the transaction, and is the only professional legally empowered to verify title, receive deposits into escrow, and register the deed of sale. Every other question on this list begins and ends with their advice.