Can foreigners buy property in Mauritius?

Yes, foreigners can buy property in Mauritius – but only through government-approved investment programs , not by buying any property on the open market. The rules are clear, proven, and designed to attract serious investors, not to restrict them. Once you have found out which program applies to your situation, the buying process follows a clearly defined procedure from the offer to the registration of the title deed.

In this article, we will explain who qualifies, which programs apply, what the costs are, and how to efficiently go through the entire process.

What does the law say?

Mauritian law does not allow foreigners to purchase real estate on the open market in the same way as its citizens. However, the Economic Development Board (EDB) of Mauritius has introduced a set of regulated schemes under which foreign ownership is permitted . These schemes have been specifically designed to direct foreign investment into high-quality residential projects while protecting local land ownership.

So the following applies:

Foreigners can only purchase property in Mauritius under an approved scheme and the property must meet the scheme's minimum investment limit.

Which programs allow ownership by foreigners?

         1. Real Estate Development Program (PDS)

The PDS program is the main route for foreign buyers. It replaced the previous IRS and RES frameworks and applies to integrated residential projects that include a combination of housing, ancillary services and sometimes commercial space. The minimum purchase price is USD 375,000 (or its equivalent in another currency). Buying under the PDS program also entitles the buyer and their immediate family members to apply for permanent residency in Mauritius, which is a major attraction for business people as well as retirees moving here.

2. Smart City Program (SCS)

Smart Cities are large-scale mixed-use urban developments that combine residential, commercial and retail space. Foreign buyers can purchase units under the Smart City program for the same minimum price of $375,000. The permanent residency benefit also applies here.

 3. "Ground + 2" program (G+2)

This program allows foreigners to purchase apartments in buildings with a minimum of three floors (ground floor plus two upper floors). The minimum price is $375,000 per unit. This option has opened up a wider range of housing projects to foreign buyers, especially in urban and coastal areas.

 4. Invest Hotel Program (IHS)

Under the IHS program, foreigners can purchase a hotel unit and place it in a pool for management and short-term rental to clearly designated hotel operators. The owners receive a share of the rental income and have the right to personal use. This suits buyers looking for a property that generates income when they are not living in it.

How much does it cost to buy a property in Mauritius for a foreigner?

The purchase price is only part of the total expenses.

The minimum entry amount in most programs is $375,000. In practice, property prices under the PDS and Smart City programs range from this limit to several million US dollars, depending on location, size, and quality of construction.

As in many countries, the so-called cadastral or registration tax.
Foreign buyers pay a registration tax of 5% of the purchase price. This tax must be paid at the time of registration of the purchase contract at the Registrar General's Office. So, it is best to do this when signing the purchase contract with a notary.

Notary fees
Notary fees are regulated and typically represent around 1% of the purchase price, although they may vary slightly depending on the complexity of the transaction.

EDB processing fee
In cases where EDB approval is required (for example, when applying for a residence permit in parallel with a purchase), a processing fee is applied. This is a relatively low administrative cost compared to the overall transaction.

Annual land lease
Some projects, especially those on government land, are subject to an annual ground rent. This rent varies depending on the specific property and should be verified as part of your due diligence. This is not usually the case when purchasing apartments or houses under the above-mentioned schemes.

Common Misconceptions About Property Ownership in Mauritius

1. One common myth is that “foreigners cannot own land in Mauritius.” This statement is partly true, but misleading. While foreigners cannot purchase land on the open market, they can acquire ownership rights under the above-mentioned and approved schemes – meaning full legal ownership, not a tenancy.

2. “You have to be a resident first.” This is not true. The purchase itself can be a trigger for applying for a residence permit; you do not have to be a resident before purchasing.

3. "Only retirees use these programs." In practice, buyers include mainly entrepreneurs or employees working remotely, entrepreneurs or families looking for a second home, and European investors looking for a stable, well-regulated jurisdiction.

Summary at the end

Foreigners can purchase property in Mauritius through four main government-approved programs:

• PDS, Smart City, G+2 and IHS.
• The minimum investment is $375,000.
• Costs beyond the purchase price include a 5% registration tax, approximately 1% notary fees and, in some cases, an annual ground rent.
• The process runs from reservation to registration of the title deed in a structured order under the supervision of a notary. Buying a property in one of the above programs also opens the door to Mauritian permanent residency.
• RK commission

The framework and process for buying property in Mauritius is clear and straightforward. The very first step is finding the right property within the right program – and that starts with knowing where to look.

Do not hesitate to contact us if you have any questions or are interested in real estate in Mauritius.

Our contacts: 0904 670 273 or 0903 425 584 or by email at info@almondvillas.com