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Buying property in Mauritius as a foreigner requires careful planning. The island restricts non-citizens to government-approved schemes. Each scheme has different price thresholds and residency perks.
Understanding the Schemes
Four main pathways exist. Smart City and Property Development Scheme (PDS) both require a minimum investment of USD 375,000 and grant full residence permits. Ground + 2 Apartments allow purchases above MUR 6,000,000 but offer only eligibility, not automatic residency. The Invest Hotel Scheme (IHS) also sits at USD 375,000, with residency conditional on leaseback arrangements.
Transactional and Post-Purchase Costs
Beyond the purchase price, buyers must factor in notary fees, which follow a sliding scale, and a 15% VAT on all professional services.
Notary Fee Breakdown:
- 2.0% on the first MUR 250,000
- 1.5% on the next MUR 500,000
- 1.0% on the next MUR 1,000,000
- 0.5% on the balance exceeding MUR 1,750,000
Management fees (syndic fees) vary by project but are essential to consider for maintenance of common areas in Smart Cities and PDS developments. For those with children, the proximity to international schools is a primary driver of location choice, particularly in the North (Grand Baie/Beau Plan) and West (Tamarin/Flic-en-Flac).
The Real Cost Beyond Purchase Price
Registration duty currently stands at 5% of the property price. Land transfer tax, typically borne by sellers, also sits around 5%. Here is the critical detail: both rates are scheduled to double to 10% from 1 July 2026. Acting before this deadline can save substantial sums.
Agency fees typically range between 2% and 3% plus VAT, usually paid by the buyer unless negotiated otherwise.
Residency and Financing
A USD 375,000 investment generally covers the main buyer, spouse, and dependent children up to age 24. Mauritian banks lend to non-residents but require a 30% deposit, income verification, and bank-commissioned valuations. Loan processing fees hover around 0.5% to 1% of the loan amount.
Ongoing costs matter too. Management fees for common areas in Smart Cities and PDS developments vary by project. For families, proximity to international schools in Grand Baie, Beau Plan, Tamarin, and Flic-en-Flac often drives location decisions.
Plan for the full picture, not just the purchase price.
