Buying Real Estate in Mauritius as a Foreigner

Accessing property in Mauritius is no longer reserved for a handful of insiders. Nowadays, acquiring a prestigious villa, an apartment in a secured residence, or a hotel unit satisfies both the quest for quality of life and the international wealth aspirations of investors. If the market attracts Europeans and French speakers, it is due to its numerous real estate programs, softened taxation, the granting of a residence permit from a certain investment, and a locked legislative environment for the security of the acquisition.

The island, built on cultural mixing and tourism innovation, has managed to open its doors to foreigners while preserving its identity and modern legal framework. Between sunshine, economic freedoms, and opportunities for asset optimization, this comprehensive article details all the steps, subtleties, and conditions to take advantage of the Mauritian real estate opportunities in 2025.

Eligibility conditions for real estate purchase in Mauritius by a foreigner

Engaging in the acquisition of real estate in Mauritius requires meeting several conditions set by Mauritian regulations for non-residents. The process attracts thousands of investors each year looking for a tropical foothold, a stable tax environment, or simply asset diversification. It is crucial to first identify the status of the buyer to know which program to access and how to structure their investment according to their objectives.

• Be a natural person without Mauritian nationality

• Invest individually, through a foreign company (such as LLC, SA, SARL, Ltd), a trust, or a recognized foundation

• Comply with the authorization procedures with the EDB

• Waive access to agricultural land, except in special cases

Authorized statuses and legal entities: natural persons, companies, trusts, and foundations

The diversity of authorized positions regarding purchases underscores the economic modernity of Mauritian law. In addition to individual buyers, a wide range of international legal entities can own property in Mauritius. Here is a summary overview:

Each profile corresponds to a structuring strategy, whether to optimize succession, taxation, or protect heirs. It is essential to anticipate the choice of entity from the first visit, considering the intended objective, both in importing and exporting funds.

Real estate programs open to foreigners in Mauritius

IRS, RES, PDS, SCS, Ground+2, IHS, and VEFA

The Mauritian State has built a structured market around different programs that delineate access to property for an international investor. Whether it is a golf environment with the Integrated Resort Scheme, a small residence under the Real Estate Scheme, or a hotel investment via IHS, each program targets a specific segment. The evolution towards the Property Development Scheme and Smart City Scheme illustrates the desire to broaden the offering while balancing international attractiveness and sustainable local development.

• IRS: Integrated Resort Scheme, large luxury resorts, land, and premium services

• RES: Real Estate Scheme, more modest residences, but still high-end

• PDS: Property Development Scheme, new generation, integrating diversity, accessibility, and social contribution

• SCS: Smart City Scheme, innovative urban zones, integrated commerce and leisure

• Ground+2 Scheme: apartments in co-ownership starting from two stories

• IHS: Invest Hotel Scheme, acquisition of hotel units

Presentation of the main programs: challenges, advantages, and access conditions

The Mauritian real estate landscape therefore consists of a diverse offering, each program addressing a specific type of investor and a specific use. Discover below the notable specifics:

The Property Development Scheme symbolizes the spirit of openness and sustainability, succeeding the IRS and RES, and aiming to streamline the market for all ambitions. As for the Smart City Scheme, it attracts a cosmopolitan population and startups, with new standards of comfort and eco-construction in creative neighborhoods. Everyone can find their happiness — Anissa, for instance, opted for an apartment in a Smart City, enjoying both urban vibrancy and the flexibility of the PDS.

Regulatory framework for real estate purchase in Mauritius for non-residents

Mauritian law, inspired by a mix of Anglo-Saxon and French influences, establishes a rigorous framework securing the acquisition for foreigners. The transparency of the market relies on key organizations such as the Economic Development Board, whose mediation ensures compliance, legality, and fluidity of the process. The entirety of transactions is recorded, with each step supervised by sworn professionals who safeguard both the buyer's interest and that of the Mauritian economy.

• Requirement to seek acquisition authorization from the EDB

• Engagement of a Mauritian notary and support from a local legal advisor

• Declaration of funds, traceability of the source, and compliance with international anti-money laundering standards

This system stands out in 2025 for its processing speed, dematerialized tracking of files, and active incentive policy for responsible investment.

Role of the Economic Development Board (EDB) and acquisition authorization procedures

Passing through the EDB (Economic Development Board) is a crucial step: this institution, a true one-stop shop for Mauritian economic policy, centralizes and processes the granting of the acquisition authorization. It validates the project's compliance, controls the origin of funds, and issues the precious sesame without which no transfer is legally possible.

The main required documents include:

• Proof of identity and residence

• Bank statements regarding the origin of funds

• Any agreements from issuing banks

• Confirmation of the real estate program registered with the EDB

Processing times, once reputed to be long, have significantly reduced in recent years due to digitization and acquired experience. The control carried out by this body constitutes a major security for the investor: it reduces the risk of fraud and guarantees the peaceful enjoyment of the property, in all its legal forms.

Acquisition procedures: Mauritian notary, title verification, and transaction security

The security of the transaction lies in the strictness of the procedures imposed at each stage, from the reservation to the delivery of the property. Going through a Mauritian notary is not just a formality: it is a legal guarantee, an assurance of compliance, and the certainty of laying healthy foundations for the future acquisition.

Here are the essential milestones:

1. Reservation contract: signed as soon as the buyer chooses a property within a program (e.g., PDS or SCS). It reserves the lot and commits the parties.

2. Deposit guarantee: paid into an escrow account, it protects the buyer and locates the money in Mauritian soil.

3. Title verification: the notary checks the history and validity of ownership rights, eliminating any risk of dispute.

4. EDB authorization: mandatory document prior to the realization of the acquisition.

5. Notarial deed & registration: formalization of the transfer, payment of the balance, registration in the local cadastre.

Administrative Steps: reservation contract, deposit guarantee, registration

Each administrative phase is subject to strict formalities and verifications shared by all involved parties. To illustrate, let's take the case of a buyer wishing to purchase in VEFA (Sale in Future State of Completion):

• Signing of the PDS, IRS, or SCS reservation contract after reviewing the plans and specifications

• Secured deposit guarantee

• File submitted to the EDB for acquisition authorization

• Control of mandatory insurances: ten-year guarantee, completion guarantee, construction damage insurance

• Installments paid in accordance with the progress of the work, in accordance with Mauritian legal architecture

The notary, in this process, is a central actor in respecting deadlines and ensuring proper administrative progress, also bringing a dimension of trust particularly sought after by foreign investors.

Restrictions for foreigners: purchase of undeveloped land and regulatory exceptions

The opening of the Mauritian market remains framed by safeguards aimed at preserving the integrity of the territory and ensuring the harmonious development of infrastructure. The main restriction remains that of undeveloped land: the purchase of vacant land, outside of approved programs, is strictly limited for non-citizens. This curbs any attempts at speculation and uncontrolled urban sprawl.

The main exceptions occur in the following cases: integrated development validated by the EDB, willingness to create local employment, or institutional investor project accompanied by environmental commitments. Individual buyers generally prefer to focus on PDS lots, which offer more freedom, especially since construction must necessarily take place within 5 years following the acquisition.

Specific cases of authorized acquisition and limits to respect

Some profiles of institutional investors and projects with a social or educational dimension benefit from direct exemptions, provided they submit a solid file to the EDB and commit to counter-commitments: creation of innovative schools, new health hubs, or economic zones of strategic interest. These derogations apply selectively, after thorough analysis, as evidenced by the case of a French developer who obtained, under the signature of a Social Pact, the authorization to develop an educational project on undeveloped land in Moka in 2024.

• Strict limit on land subdivision

• Compliance with the local planning scheme for PDS and SCS programs

• No access to classified agricultural land or protected forest

It is therefore recommended to prioritize lots integrated into an approved program, benefiting from both the security of the investment and the long-term valuation of the property.

Favorable tax regime for foreign real estate investors in Mauritius

Tax attractiveness is among the primary drivers of international investment in Mauritius. Local authorities have built an appealing offer based on simplicity, stability, and moderation of levies on both individuals and the legal structures involved. This regime applies indiscriminately to individuals, legal entities, or hybrid structures engaging in an acquisition throughout the eligible territory.

• Flat tax of 15% on income and rental income

• No property tax for several years under PDS, IRS, RES

• Total exemption from inheritance tax for properties acquired through a program

• No tax on capital gains upon resale

• Tax treaties with France, Germany, Switzerland, Belgium, etc.

• Free repatriation of funds and rents internationally

No wealth tax, capital gains tax, or inheritance tax: optimized taxation

It is impossible to talk about acquisition without detailing the tax neutrality: Mauritius does not have a wealth tax, property tax, or inheritance tax on transfers in direct line. The intergenerational transfer of a PDS or IRS property is therefore simplified and protected, which reassures many investors concerned about family continuity.

The following table summarizes the main advantages:

This fiscal lightness, recognized worldwide, makes the island a notable refuge for wealth optimization, provided that the integrity and compliance criteria detailed previously are respected.

Obtaining a Mauritian residence permit through real estate investment

One of the flagship advantages of acquisition within an approved program (particularly IRS, RES, PDS, SCS) is the possibility of obtaining a permanent residence permit, valid for the buyer, their spouse, and dependent children up to 24 years old. This provision, unique in the region, has radically changed the profile of new residents: families wishing to alternate between Europe and the Indian Ocean, nomadic entrepreneurs, young retirees, or heirs of wealth.

• Minimum investment amount set at 375,000 USD or equivalent

• Beneficiaries: spouse, children, and conditionally, dependent parents

• Permit renewable as long as the property is owned

Minimum required amount, validity conditions, and advantages of resident status

The threshold of 375,000 USD, sometimes a bit more for the IRS, conditions access to the residence permit: beyond the classic business or tourist visa, this permit offers almost the full range of rights of a citizen (excluding political rights and unrestricted land purchase). It does not require full-time residence on the island and can therefore fit into a seasonal, rental, or multi-residential project.

Exemptions also benefit close family members, promoting gradual settlement or family reunification. Investors additionally enjoy professional independence: they can work or not, create a local company, or manage their structure abroad without currency control or restrictions on banking movements.

Documents and preparation of the real estate purchase file in Mauritius for foreigners

The success of the acquisition file relies on meticulous preparation of the documents to be provided, rigorous analysis of the source of funds, and completeness of the legal documentation. This rigor not only accelerates the notarization process and obtaining the EDB authorization but also secures the position of the new owner for future resale or inheritance transmission.

Non-exhaustive list of documents to prepare:

• For individual buyers:

  • Valid passport

  • Recent proof of address

  • Bank statements and proof of the lawful origin of funds

  • Clean criminal record

• For companies:

  • Updated statutes, shareholder register

  • Recent minutes, identification of UBOs (ultimate beneficial owners)

  • Certificate of incorporation

  • Documents related to the property:

    • Previous deeds and titles

    • Approved plans

    • Certificates of completion, compliance, and insurance

    Supporting documents for individual buyers and legal entities, importance of legal support

    Engaging a lawyer or notary from the reservation phase provides dual protection: it ensures the consistency of each document with the expectations of the developer, the notary, and the EDB, and prevents any rejection or extension of deadlines. Many investors rely on specialized local firms, as they are familiar with the customs and official channels and facilitate the preparation of the file from abroad.

    This strategy proves particularly effective for off-plan purchases where the compliance of fund management and verification of the architectural project (VEFA) demand professionalism and documentary precision. Thus, each document becomes the passport to the success of the initiated acquisition!

    Key steps in the acquisition process for a foreigner in Mauritius: from research to delivery

    The acquisition journey resembles an adventure punctuated by essential milestones: from prospecting to handing over the keys, each phase requires anticipation and vigilance. Let's rediscover these moments through the eyes of Lucas, a Lyon entrepreneur, who secured an IRS villa for his family: after choosing the project, signing the reservation contract led to the immobilization of funds in a Mauritian bank, followed by the preparation of the file for the EDB. Once the agreement was received, the sale was finalized by the notary, preceded by a thorough analysis of the titles and the specifications of the villa, culminating in the handover of the keys and obtaining the long-awaited residence permit.

    • Contacting an EDB-approved agency or developer

    • Visiting and selecting properties within the target program

    • Signing the reservation contract and deposit

    • Preparing the acquisition file for authorization

    • Notarization, payment of the balance, official registration

    • Delivery of the property, activation of VEFA guarantees (ten-year, completion, works damage)

    Vigilance at each phase: advice to secure the investment and optimize the use of the property

    Several points of attention maximize security: always verify the consistency between the property description, land registry, and received EDB documents; favor recognized developers in each program (PDS, IRS, RES, SCS) and examine the financial solidity of those offering VEFA. It is advisable to negotiate strong suspensive clauses in the reservation contract (condition of obtaining the permit, financing, compliance of the property upon delivery, etc.).

    The use of the property can then vary: secondary seasonal residence, rental managed by approved managers, benefiting from the common facilities typical of each program (pool, security, spa). The optimization of management and future resale is facilitated by the dynamism of the market, the address book of local agents, and the freedom of exit without confiscatory taxation.

    Step	Objective/Stakeholder	Average time	Key advice
    Research	Investor, local agency	1 to 4 weeks	Take the time to study each program
    File & Reservation	Notary/Developer	1 to 2 weeks	Request a comprehensive checklist
    EDB Authorization	EDB, buyer	2 to 5 weeks	Follow the file and regularly follow up
    Notarized sale & delivery	Notary, seller	3 to 6 weeks (longer delivery for VEFA)	Confirm guarantees and final compliance

    Staying informed of the latest regulatory developments and seeking in-depth local expertise are the best assets to turn one's dream of acquisition in Mauritius into sustainable patrimonial success.

    What are the main differences between IRS, RES, and PDS in Mauritius?

    The IRS (Integrated Resort Scheme) targets large villas on golf courses with premium services, aimed at wealthy investors. The RES (Real Estate Scheme) offers residences and apartments that are often more affordable, open to a wider audience. The PDS (Property Development Scheme) has replaced IRS and RES, with more social mix, environmental criteria, and optimized taxation.

    Can one obtain a residence permit by purchasing a Ground+2 apartment in Mauritius?

    Yes, if the purchase amount reaches or exceeds 375,000 USD, in a building eligible for the Ground+2 Scheme, this entitles the buyer and their relatives to a residence permit.

    What taxes apply to foreign owners of property in Mauritius?

    The tax regime offers a unique rate of 15% on income, no temporary property tax depending on the program, no wealth tax or inheritance tax, and capital gains are exempt from tax.

    Can a non-resident freely access any type of real estate in Mauritius?

    No, the acquisition of agricultural land, bare land outside approved programs, and certain types of properties remains prohibited unless a special exemption is granted by the Mauritian authorities.

    Is it possible to rent out property acquired in Mauritius to third parties?

    Yes, a foreign investor has the right to rent out their property, either directly or through a licensed manager, allowing them to receive rental income that can be freely repatriated.