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Mauritius remains a top destination for European and international buyers. Since 2025, however, the way you pay for property in foreign currency has changed. Understanding the new rules is now essential before you transfer a single euro.
The 85/15 rule
For off‑plan purchases under PDS, IRS, RES, and Smart City schemes, 85% of the price must be paid in Mauritian Rupees. The remaining 15% can be paid either in Mauritian Rupees or in foreign currency, typically EUR, USD, GBP or another hard convertible currency. The notary and the bank manage the conversion to MUR at the prevailing rate, with no additional tax on the FX conversion itself, aside from standard banking charges.
For resale properties, the split is more flexible. In practice, notaries and banks tend to encourage a MUR‑heavy structure so that the transaction remains aligned with the spirit of the 85% rule and current regulatory expectations.
How the flow works
A French couple bought a PDS villa at EUR 1.2M. Eighty‑five percent of the price was converted into MUR by the notary on the day of signing, at the daily bank rate. The remaining 15% was paid in euros through a secured escrow account. The transaction completed smoothly, and residency followed within a few months, once all approvals were in place.
Financing in foreign currency
Local banks still lend to foreign buyers, typically up to 60 to 70% of the purchase price, depending on the buyer’s profile, the property, and the scheme.
For properties above USD 750,000, you should expect to fund at least the first USD 750,000 from your own funds, with the excess potentially financed locally if your profile and the project meet bank criteria.
Discuss the loan currency, repayment obligations, and the management of FX risk with the bank upfront. Foreign‑exchange exposure is now explicitly part of the credit assessment for non‑citizen buyers.
Residency still intact
The residency threshold remains unchanged. An investment of at least USD 375,000 in an approved residential property under IRS, RES, PDS, Smart City, IHS, or qualifying G+2 schemes continues to qualify the buyer for a residence permit, valid as long as ownership is maintained in compliance with the scheme.
The bottom line
Foreign currency transactions for property in Mauritius remain attractive and secure in 2026. Allow extra time for KYC, AML, and FX compliance checks, work with an independent notary and a reputable bank. With the right structure, your capital moves cleanly, and your investment remains sound in the long term.
