Buying a house in Mauritius: what you need to know

Between turquoise lagoons, fine sandy beaches and year-round sunshine, Mauritius attracts many foreign investors charmed by its idyllic lifestyle.

Buying a seaside house in Mauritius means choosing to make a long-term investment, but also embracing a lifestyle. However, such a purchase requires a good understanding of the Mauritian real estate market. Here is what you need to know before getting started.
 

1. A market open to foreigners… under conditions
2. What are the steps to buy property in Mauritius?
3. Obtaining Mauritian residency through real estate investment
4. Benefits of buying property in Mauritius
5. What to check before buying in Mauritius
6. Where to buy a seaside house in Mauritius?

1. A market open to foreigners… under conditions

 

For several years, the Mauritian government has implemented schemes to facilitate and regulate property purchases by non-residents.

It is possible to buy a beachfront property through several specific schemes, each with its own conditions:

• PDS (Property Development Scheme): a unified and recent system combining IRS (Integrated Resort Scheme) and RES (Real Estate Scheme). IRS allows foreigners to purchase luxury properties, including villas and apartments, in real estate projects that comply with environmental standards and certain social obligations.
• SCS (Smart Cities Scheme): this scheme is dedicated to the creation of “smart cities” combining housing, offices, shops, schools, and green spaces.
• IHS (Invest Hotel Scheme): designed to allow foreigners to purchase rooms, suites or villas in approved hotels and resorts. Buyers can occupy the property personally for up to 45 days a year and receive rental income for the rest of the time.
• G+2 (Ground +2 Apartment Scheme): allows the purchase of apartments in buildings with at least 2 floors, valued at more than 6 million Mauritian rupees (approx. €114,000).

 

Properties in Mauritius

2. What are the steps to buy property in Mauritius?

 

It is highly recommended to be assisted by a local real estate professional familiar with the specifics of foreign property purchases. They will guide you from the search to the signing of the sales deed.

Key steps for a successful property purchase in Mauritius:

• Searching for a property among projects approved by the EDB (Economic Development Board) and open to foreigners (PDS, SCS, IHS, G+2).
• Due diligence on the property and compiling a file that includes: a copy of your passport, proof of residence, recent bank statements, proof of source of funds, and a clean criminal record.
• Signing the preliminary reservation agreement and paying a deposit, generally 10% of the sale price.
• Requesting purchase authorization from theEDB (mandatory for foreigners). The EDB verifies the origin of funds (KYC procedure) and project compliance.
• Signing the sales deed before a Mauritian notary and registering the transaction with the Registrar General.

 

3. Obtaining Mauritian residency through real estate investment

 

Buying under a PDS or SCS program entitles the buyer and their family to a renewable 10-year permanent residence permit if the investment exceeds USD 375,000 (approx. €320,000). Below that threshold, a temporary residence permit may be issued (up to 10 years for PDS, and standard visa rules for SCS).

Purchases above USD 375,000 under IHS also allow application for a permanent residence permit. Below this amount, the standard visa rules apply.

An investment of more than USD 375,000 under G+2 allows application for a permanent residence permit. Below this amount, no residence permit is granted, but you may stay up to 6 months per year.

The residence permit is valid as long as you own the property, and gives access to many tax benefits, as well as the right to work and retire in Mauritius.

Applications must be submitted to the EDB (Economic Development Board).
 

4. Benefits of buying property in Mauritius

 

Buying a villa or house facing the ocean in Mauritius offers many geographic and fiscal advantages:

• An exceptional lifestyle. Owning property often means direct beach access or sea view, with water activities nearby and a preserved natural environment.
• A secure investment. Real estate transactions are tightly regulated and must go through a Mauritian notary.
• Potential rental income: High demand for luxury vacation rentals.
• Attractive taxation: No property or housing tax, no wealth or capital gains tax, no inheritance tax for non-residents, and a flat 15% income tax (including rental income).
• Financial freedom: No restrictions on repatriating funds and income from the investment.

5. What to check before buying in Mauritius

 

Several elements must be carefully reviewed:

Property checks: title authenticity, absence of debts or charges (non-mortgage certificate), planning and technical compliance, land valuation.

Coastal proximity: Mauritius Beach Authority regulations may limit coastal construction. Check compliance before purchasing land.

Exposure to wind or climate risks: especially during cyclone season.

Purchase-related costs: include notary and registration fees, and sometimes VAT.

Tropical maintenance: materials must withstand humidity, sea salt and heat.

 

6. Where to buy a seaside house in Mauritius?

Some areas are especially popular for buying beachfront homes:

Grand Baie, Pereybère, and Cap Malheureux
Grand Baie is the island’s tourist and residential hub—vibrant, lively, with restaurants, shopping malls, a marina and more. Highly prized, with strong rental potential.
Pereybère and Cap Malheureux offer a calmer, more residential environment with dream beaches. Properties in Rivière du Rempart
 

Tamarin, Le Morne and Black River
Tamarin is known for wild beaches and surf spots. Many sustainable and upscale developments, ideal for families and water sports enthusiasts.
Black River is sought-after for luxury villas with sea and mountain views, marinas, golf courses and beach clubs.
Le Morne boasts spectacular landscapes, pristine beaches and total tranquility. Properties in Rivière Noire
 

Bel Ombre, Baie du Cap
Bel Ombre combines nature, refinement and high-end services: 5-star hotels, beach clubs, spas—perfect for a prestigious primary or secondary home.
Baie du Cap is an emerging area with bioclimatic villas and lagoon views—a promising investment. Properties in Savanne
 

Beau Champ
Exclusive area near the famous Anahita golf course, offering contemporary villas in secure compounds with luxury amenities (golf, spa, restaurants). Properties in Flacq
 

Mauritius is a top destination for beachfront property. With a structured market, attractive tax policies and a paradise-like setting, investing is both emotional and profitable. To ensure peace of mind, work with local professionals and choose the location carefully based on lifestyle or rental goals.

 

Find your house or apartment in Mauritius on MeretDemeures.com:

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