Buying property in Mauritius as a foreigner: the complete guide

A jewel of the Indian Ocean blessed with spectacular landscapes, Mauritius attracts a growing number of foreign investors each year, drawn by an exceptional quality of life and a recognised economic stability. Buying property in Mauritius as a foreigner is entirely possible, but subject to a precise regulatory framework overseen by the Economic Development Board (EDB) of Mauritius.

Whether you wish to acquire a second home, invest in a rental project, or settle long-term, several programmes exist to facilitate your acquisition. This complete guide outlines the main steps, the programmes open to foreigners, as well as the procedures associated with the residence permit.

Why Mauritius attracts foreign investors

Several factors explain Mauritius's appeal to international investors.

An attractive tax framework. The island offers a clear and competitive tax environment, designed for both individuals and businesses. Double taxation treaties signed with numerous countries further enhance this advantage.

Political and economic stability. Mauritius is a stable parliamentary democracy, with a diversified economy and a business environment recognised on the international stage.

Exceptional quality of life. Year-round tropical climate, safety, multiculturalism, French/English bilingualism: Mauritius offers a pleasant lifestyle for families as much as for active professionals.

A strategic geographical location. A regional financial hub, the island is connected to Europe and Africa by direct flights and benefits from a time zone close to Europe (GMT+4).

A hybrid legal framework. Mauritius combines British Common Law with a French civil-law tradition, reassuring both Anglo-Saxon and Francophone investors.

EDB programmes open to foreigners

The Economic Development Board oversees property acquisition by foreigners through several programmes. Each one suits different profiles and objectives.

The PDS (Property Development Scheme) is today's reference framework for foreign property investment. It encompasses high-end residential projects, often integrated within a service-rich environment. The PDS also includes a social component carried by the developer.

The Smart City Scheme is part of a modern urban vision: it brings together mixed-use ecosystems combining housing, offices, leisure spaces, and services. Ideal for those seeking a connected and sustainable lifestyle.

The G+2 (Ground + 2) allows the acquisition of apartments in buildings of at least Ground + 2 floors. It is often the most accessible entry point to the market for foreigners.

The IRS (Integrated Resort Scheme) and RES (Real Estate Scheme) are historical programmes. IRS properties are high-end residential properties within integrated resorts, while RES concerns smaller-scale residential projects. Both programmes have been replaced by the PDS for new developments: IRS and RES properties are therefore mainly available through resale today.

Choosing the right programme is not just a financial calculation. It is about aligning a life project with a suitable legal framework.

Each programme has its own eligibility conditions, investment thresholds, and associated benefits, which may evolve in line with Mauritian government reforms. It is therefore essential to be properly guided to identify the programme best suited to your situation.

The steps to buy in Mauritius

Property acquisition in Mauritius as a foreigner follows a structured process, overseen by a notary and subject to EDB approval.

1. Define your project. Type of property, budget, region, purpose (primary residence, second home, rental): clarity at the start shapes everything that follows.
2. Select an eligible property. The property must fall within one of the programmes open to foreigners (PDS, Smart City, G+2, or IRS/RES on resale). A specialised local agency guides you towards opportunities matching your profile.
3. Reserve and launch due diligence. Once the property is identified, a reservation agreement is signed. The notary conducts the legal checks, and an EDB application is prepared for approval.
4. Sign the deed of acquisition. The authenticated deed is signed at the Mauritian notary's office after obtaining EDB approval. Associated costs (notary, registration, taxes) should be anticipated in your overall budget.
5. Submit the residence permit application. If your investment is eligible, you can apply for a residence permit for yourself and your family (see next section).

The entire process may take several months depending on the complexity of the case and the availability of the property. Experienced guidance helps anticipate pitfalls and streamline the process.

The residence permit: a key advantage

One of the great advantages of property investment in Mauritius is the residence permit associated with several EDB programmes. Subject to an eligible investment, you can obtain a residence permit for yourself, your spouse, and your dependent children.

This permit allows you to reside freely in Mauritius, to live there year-round, and, in certain cases, to develop a professional activity there. The exact conditions (thresholds, duration, renewal terms) vary by programme and may evolve in line with reforms.

We recommend confirming current conditions directly with EDB Mauritius, a Mauritian notary, or via our team, which maintains an up-to-date overview of these evolutions.

Why being guided by a local expert matters

Buying in Mauritius as a foreigner involves navigating multiple interlocutors: developers, notaries, banks, EDB authorities, legal advisors. Experienced guidance makes all the difference.

An in-depth knowledge of the market. Not all properties are created equal. A local expert can distinguish real opportunities from less robust projects, and will guide you towards the regions, developers, and programmes that match your objectives.

A coordinated network of experts. Notaries, EDB-specialised lawyers, banks, tax advisors: quality guidance is built on a trusted ecosystem of partners, mobilised at the right moment.

A bilingual and personalised service. Investing internationally requires trust and transparency. A bilingual interlocutor (French/English), available, who understands both your personal and professional stakes, secures the entire process.

At Ykone, we accompany acquirers from France, the United Kingdom, South Africa, and elsewhere from Mauritius, coordinating the best local experts at each step.

Start your project in Mauritius

Mauritius offers an exceptional setting to invest, live, or pass on a legacy. EDB programmes open the island to foreigners within a regulated and secure framework, provided one is properly supported.

Are you considering a project in Mauritius? Our team accompanies you at every step — from the first reflection to the signing, and beyond. Let's discuss your project and identify together the solution best suited to your situation.

FAQ

Can a foreigner buy property in Mauritius?

Yes, under the schemes overseen by the Economic Development Board (EDB): PDS, Smart City, G+2 apartments, and IRS and RES properties available for resale.

What is the difference between PDS, IRS and RES?

The PDS (Property Development Scheme) is now the reference framework for high-end residential projects open to foreigners. IRS and RES are older schemes replaced by the PDS for new projects, so their properties are mainly available for resale.

What is the most affordable way for a foreigner to buy in Mauritius?

G+2 apartments, in buildings of at least ground plus two floors, are often the most affordable entry point to the market for foreigners.

What are the steps for a foreigner buying property?

Define the project, select an eligible property, reserve it and start due diligence with the notary and the EDB file, sign the authentic deed once the EDB has approved, then apply for a residence permit if the investment qualifies. The whole process can take several months.

Does buying property give the right to a residence permit?

Several EDB schemes do, subject to an eligible investment, for the buyer, their spouse and dependent children. Thresholds, duration and renewal conditions vary by scheme and may change: confirm them with the EDB, a Mauritian notary or our team.

How much can you borrow in Mauritius? Run the numbers with our mortgage simulator.