Buying property in Mauritius as a foreign investor is possible, but not through a fully open residential market. The first decision is not simply which property to buy, but which legal route allows the acquisition and whether that route genuinely matches the buyer’s objective. Mauritius permits foreign investors to acquire property through specific authorised channels, notably approved EDB property schemes, G+2 apartments and certain legacy stock.
That distinction matters from the outset. Some buyers are focused on a primary or secondary residence. Others are thinking about residency, long-term holding, or acquisition within a structured development environment. Mauritius offers several recognised routes, but they do not serve the same purpose and should not be treated as interchangeable.
Can foreign investors buy property in Mauritius
Yes, but only through channels recognised by the legal framework. Under the Non-Citizens (Property Restriction) Act, a non-citizen who wishes to hold, dispose of, purchase or otherwise acquire property must apply to the Minister, unless the transaction falls within one of the authorised situations set out in the law. In practice, the applicable legal route determines what may be acquired, how approval is obtained, and whether residency may later be available.
Mauritius therefore remains open, but structured. For a serious buyer, that structure is not an administrative detail. It shapes the transaction itself, from eligibility and approval to funding mechanics and timing.
Which property schemes are open to foreign investors in Mauritius
The main routes relevant to most overseas buyers are acquisition within an approved EDB property scheme, notably the Property Development Scheme (PDS) and the Smart City Scheme, acquisitions under the Invest Hotel Scheme (IHS), qualifying legacy IRS and RES stock, and G+2 apartments.
Route | What it covers | Best for | Residency angle | Main distinction |
PDS | Villas, apartments and penthouses | Buyers seeking a structured residential acquisition | A residence permit may apply to qualifying residential acquisitions of not less than USD 375,000 | Structured residential scheme within an approved legal and compliance framework |
Smart City Scheme | Residential property within a broader mixed-use development | Buyers looking for a more integrated living environment | A residence permit may apply to qualifying residential acquisitions of not less than USD 375,000 | Broader development logic than a classic residential scheme |
G+2 | Apartments in buildings of at least two floors above ground floor | Buyers focused on apartment ownership | A residence permit may apply for qualifying apartment purchases of at least USD 375,000 | Apartment-specific route under the Non-Citizens Property Restriction Act |
IHS | Hotel-linked property within an approved hospitality structure | Buyers comfortable with a hospitality-based model | Residency should be assessed under the applicable IHS framework and should not be assumed in the same way as under a standard qualifying residential acquisition | Different ownership and usage logic from a classic residential purchase |
Legacy IRS and RES stock | Qualifying stock within older approved residential schemes | Buyers considering existing stock within legacy structures | May still be relevant where the acquisition remains qualifying under the applicable framework | Legacy route, not the main development model available today |
Property Development Scheme (PDS)
PDS developments are often the clearest fit for international buyers seeking a structured residential acquisition in Mauritius. They typically focus on residential ownership within a defined legal and approval framework, and may include villas, apartments and penthouses. This route is often reassuring for buyers who want clarity from the outset on compliance, ownership structure and the acquisition process.
Depending on the stage of the development, some qualifying PDS properties may also be sold off-plan through VEFA.
Where residency is part of the objective, PDS is also one of the main schemes considered, as EDB states that a non-citizen acquiring qualifying residential property for at least USD 375,000 may apply for a residence permit for self and dependants.
Smart City Scheme
Smart City developments also allow foreign buyers to acquire qualifying residential property, but within a broader mixed-use environment rather than a purely residential scheme. In practice, this often means a more integrated setting that combines homes with commercial areas, services, leisure facilities and a wider lifestyle ecosystem. For buyers, the appeal is therefore not only ownership itself, but also the quality of the surrounding environment and the convenience of a more connected day-to-day setting.
Some qualifying Smart City units may likewise be released off-plan through VEFA, particularly in phased developments.
Where the acquisition concerns qualifying residential property of at least USD 375,000, a residence permit may also apply for the buyer and dependants. Smart City is therefore often considered by buyers who are looking for structured ownership, but within a more complete and integrated living environment.
G+2 apartments
The G+2 route applies to apartments used, or available for use, as residences in buildings of at least two floors above ground floor. The Non-Citizens (Property Restriction) Act states that the purchase price must be at least MUR 6 million, or its equivalent in hard convertible foreign currency, unless another amount is prescribed, and the acquisition requires EDB authorisation after ministerial approval.
This route tends to appeal to buyers who are specifically looking for apartment ownership rather than a villa or hospitality-linked structure. It is often considered where convenience, lock-up-and-leave use, or urban or coastal apartment living is a priority.
This route is also relevant for buyers considering apartments sold off-plan through VEFA within an authorised framework.
In addition to choosing the right legal route, buyers also need to understand how the purchase itself may be structured.
Buying off-plan property in Mauritius through VEFA
Many qualifying acquisitions in Mauritius are made off-plan through a VEFA structure, including apartments, villas and other residential units released before completion within approved developments. In practical terms, this means the buyer commits to the property before completion, with payments typically made in stages as construction progresses.
VEFA should not be understood as a separate property scheme. It is a purchase mechanism that may apply within approved acquisition routes such as PDS, Smart City, G+2 and, in some cases, IHS. For foreign buyers, the key distinction is therefore between the legal route that authorises the acquisition and the contractual structure through which the property is purchased.
This matters because VEFA affects the transaction in concrete ways. It shapes the payment schedule, construction progress, delivery timing and the contractual protections the buyer should review carefully before signing. For that reason, buyers should not approach VEFA as a simple off-plan opportunity, but as a structured purchase that needs to be assessed within the correct legal route from the outset.
IHS and legacy IRS or RES stock
The Mauritian framework also continues to recognise acquisitions under the Invest Hotel Scheme and qualifying legacy IRS or RES stock. These remain legitimate routes, but they should be approached on their own terms rather than treated as equivalent to a standard residential purchase. In particular, IHS belongs to a different ownership and usage logic from a classic residential acquisition.
Legacy IRS and RES stock may still be relevant in specific cases where the acquisition remains qualifying under the applicable framework. These are no longer the main development models being marketed today, but they still form part of the wider acquisition landscape for certain buyers.
Which route fits different buyer profiles
A buyer focused on long-term personal use and possible residency will often start with qualifying residential acquisitions under the main approved frameworks. A buyer primarily interested in apartment ownership may naturally look at the G+2 route, while also comparing apartment and penthouse stock available within Smart City or PDS developments. A buyer considering a hospitality-linked asset should assess IHS separately, because the ownership logic is different.
Buyers considering off-plan opportunities should also understand whether they are choosing a scheme or a purchase mechanism. VEFA may shape payment timing, delivery and contractual protection, but it does not replace the need to identify the correct legal route from the outset.
Residence permit through property in Mauritius
For many buyers, this remains one of the central questions. EDB states that a non-citizen investing in qualifying residential property for at least USD 375,000 may apply for a residence permit for self and dependants. This remains one of the clearest residency-linked property thresholds in the Mauritian framework.
Residency through property, however, should be framed carefully. It is not citizenship, and not every property route leads to the same result. A buyer should therefore assess the structure of the acquisition, the type of asset and the applicable route rather than relying only on the threshold itself.
What changed for foreign investors in 2025 and 2026
Mauritius has introduced meaningful changes that affect how acquisitions should be structured and timed.
First, payment rules changed for new acquisitions under IRS, RES, IHS, PDS and Smart City regulations. The amendments effective from 13 December 2024 provide that 85% of the purchase price must be paid in Mauritian rupees, while the remaining 15% may be paid in Mauritian rupees or in eligible hard currency.
Second, local financing is more tightly framed. EDB’s FAQ on the amendments states that where the property price exceeds USD 750,000, the buyer must first fund the initial USD 750,000 from own funds before local loan financing may be used for the balance.
Third, the approval process has become more structured. EDB announced the Property Acquisition Management System, known as PAMS, in May 2025 to streamline and simplify the application process for property acquisitions.
Fourth, timing now carries greater tax significance. The Registration Duty Act provides that, for covered deeds registered on or after 1 July 2026, the applicable registration duty will follow paragraph K of Part I of the First Schedule, which is set at 10%. The Land (Duties and Taxes) Act also provides that, for covered transfers to a non-citizen on or after 1 July 2026 where the transferor is a non-citizen, the land transfer tax is charged at the rate in Part III of the Seventh Schedule, which is also 10%.
How the buying process works for foreign investors
1. Clarify the objective and the eligible route
Before focusing too closely on a specific property, the buyer first needs to be clear about the objective. Is the purchase intended for personal use, partial relocation, long-term holding, apartment ownership, or a qualifying acquisition linked to residency? That clarity usually determines which route is worth pursuing.
2. Identify the right property
Once the route is clear, the search can be narrowed to stock that genuinely fits the legal framework. This avoids wasting time on assets that look attractive on paper but do not match the buyer’s eligibility route.
3. Prepare the application file
EDB’s process is document-based. Depending on the route, the file may require identification documents, bank documents, supporting declarations, valuation material, and route-specific application forms.
4. Submit through the relevant approval channel
For eligible EDB applications, the process now increasingly runs through PAMS. This is intended to make submission and tracking more structured than older manual workflows.
5. Arrange payment and financing correctly
Funding is no longer something to leave to the last minute. For the regulated schemes affected by the December 2024 amendments, payment currency rules and financing thresholds need to be integrated early into the acquisition strategy. Where the property is purchased off-plan under VEFA, staged payments also need to be understood from the outset.
6. Execute and register the deed
The acquisition then moves toward deed execution and registration. In today’s framework, the registration date itself can materially affect the tax position, especially for covered transactions falling on or after 1 July 2026.
7. Apply for residence where relevant
Where the acquisition is one of the qualifying residential routes and the required threshold is met, the residence permit step follows the approved property acquisition.
Costs and taxes foreign investors should anticipate
A serious buyer should never look only at the purchase price. Registration duty, land transfer tax, processing fees and professional costs all need to be factored into the transaction from the outset. Some of these costs now depend not only on the route chosen, but on the deed’s registration date.
On the administrative side, EDB materials indicate a non-refundable processing fee of MUR 25,000 per application for several of the approved acquisition schemes.
On taxes, no single figure should be read in isolation. Buyers need to understand whether the acquisition falls within the amended framework, whether the transfer is covered by the 1 July 2026 changes, and how the deed will be timed in practice. In Mauritius today, timing is part of the transaction logic, and for covered transfers the registration date, rather than the date of reservation, is what matters.
Common mistakes foreign investors make
A persistent misconception among foreign buyers is that any residential property in Mauritius is accessible to non-citizens. It is not. The applicable legal route must be established first.
Not all recognised schemes serve the same purpose, and treating them as interchangeable is a costly error. A G+2 apartment, a PDS villa, a Smart City apartment and an IHS acquisition do not answer the same need and do not lead to the same practical outcome.
The legal route and the purchase mechanism are two distinct things, and confusing them is more common than it should be. VEFA may govern how an off-plan purchase is structured, but it does not replace the need to confirm that the acquisition itself falls within an approved route.
Outdated summaries have misled more than a few buyers. Since late 2024, the framework has changed on payment mechanics, financing logic, digital processing and 2026 tax timing. What looked accurate two years ago may now be incomplete.
Fixating on the residency threshold while overlooking the structure of the asset and the route used is perhaps the subtlest mistake of all. The threshold matters, but the legal framework of the acquisition matters just as much.
Sources
This article is provided for general informational purposes only and does not constitute legal, tax, immigration or investment advice. Rules, thresholds, fees and administrative procedures may change, and the applicable position will depend on the type of property, the legal route used and the date of registration.
