Updated 2026-09 · NŌRÉA Realty
A foreigner can buy property in Mauritius, but only through channels approved by the Economic Development Board (EDB): residential units in PDS, Smart City, IRS or RES projects, apartments in buildings of at least ground plus two floors (G+2) priced from Rs 6 million, or commercial property for a genuine business. Buying at USD 375,000 or more in an approved scheme also earns a residence permit. This guide explains each route, the approvals, the costs and the realistic timeline.
Can a foreigner legally own property in Mauritius?
Yes. Non-citizens may own freehold property in Mauritius, but the Non-Citizens (Property Restriction) Act requires a prior approval or authorisation for every acquisition, and the EDB channels those approvals. Any transfer to a non-citizen made without that approval is void. In practice, this means foreigners buy inside government-approved schemes or, for business purposes, with a specific EDB certificate.
The rules were tightened in 2025. The Finance Act 2025 abolished the route that let residence-permit holders buy any residential property, including land, above USD 500,000. Since then, residential purchases by non-citizens run exclusively through the approved schemes and the G+2 apartment route. A non-citizen can, however, rent a home for up to four years or a commercial premises for up to thirty years with no approval at all.
Which property schemes are open to foreigners?
Five residential routes are open to non-citizens: the Property Development Scheme (PDS), the Smart City Scheme, the Integrated Resort Scheme (IRS) and Real Estate Scheme (RES), which are legacy schemes with resale units, and G+2 apartments in any approved condominium from Rs 6 million. The Invest Hotel Scheme (IHS) adds hotel units with limited personal use.
PDS is the modern scheme for villas, townhouses and apartments in integrated developments with shared facilities; it replaced IRS and RES in 2015, so new IRS/RES units are no longer launched but existing ones resell freely to other eligible buyers. Smart City units sit inside master-planned mixed-use cities such as Moka, where NŌRÉA is based, and combine homes, offices and retail. G+2 is the most accessible: a non-citizen may buy one or more apartments, used as a residence, in a building with at least two floors above the ground floor, provided the price is at least Rs 6 million or its equivalent in hard currency. Note that the 2026-27 Budget announced that no further leases will be granted for G+2 sales to non-citizens on State Land or Pas Géométriques, and sellers of such units to non-citizens now pay an extra 10% duty, so check the tenure of any coastal apartment before you reserve.
How much do you need to invest to get a residence permit?
USD 375,000. A non-citizen who buys a residential unit for at least USD 375,000 (or the rupee equivalent) under PDS, Smart City, IRS, RES or the G+2 route is granted a residence permit that stays valid for as long as the property is held. The permit extends to a spouse or partner and dependent children under 24, and the EDB charges a separate residence permit application fee, currently around Rs 25,000.
Below USD 375,000, you can still buy a G+2 apartment from Rs 6 million, but the purchase alone does not carry residence. Holders of an Occupation Permit or Retired Non-Citizen permit also remain eligible buyers within the schemes. The 2026-27 Budget separately introduced a Golden Visa for investments of USD 1 million in designated sectors; that is an investment route, not a property purchase.
What can non-citizens not buy?
Non-citizens cannot buy bare or agricultural land for private use, a standalone house outside an approved scheme, or any residential property below the scheme thresholds. Since the Finance Act 2025, the previous exception for residence-permit holders buying outside the schemes no longer exists. State Land and Pas Géométriques (the coastal strip) are excluded from foreign ownership.
Land and buildings can be acquired for business purposes with an EDB Certificate of Approval, for example to build offices, a warehouse or a Smart City project. The EDB definition of business purposes expressly excludes buying bare or serviced land simply to resell or rent it out. Our separate guide on foreigners and land goes into more detail.
How does the EDB approval process work and how long does it take?
The buyer signs a reservation or preliminary agreement with the seller, then the EDB application is filed, usually through the notary or developer, with identity documents, proof of address, source-of-funds evidence and the agreement. Once the EDB issues its approval letter, the notary completes the deed, the buyer pays the 5% registration duty, and the deed is registered. For G+2 and scheme purchases the EDB application fee is between Rs 10,000 and Rs 25,000 depending on the scheme.
The EDB acknowledges applications within about five working days but does not publish a fixed determination period; well-documented applications typically clear in a few weeks, and the notary stage from preliminary agreement to final deed commonly takes two to three months in total. Funds for the purchase must reach Mauritius from abroad in hard convertible currency. NŌRÉA works with buyers remotely, which is why every listing carries a filmed tour: you can shortlist from overseas and only fly for the final visit. Rates and thresholds change with each Finance Act, so verify with a notary or the EDB at the time of purchase.
Frequently asked
- Can a foreigner buy a house in Mauritius outside a scheme?
- No. Since the Finance Act 2025, non-citizens can only buy residential property inside EDB-approved schemes (PDS, Smart City, IRS, RES, IHS) or as G+2 apartments from Rs 6 million. The former USD 500,000 exception for residence-permit holders has been abolished.
- Does buying property in Mauritius give you residency?
- Yes, if the property is a residential unit in an approved scheme bought for at least USD 375,000. The residence permit lasts as long as you own the property and covers your spouse and dependent children. Purchases below that amount do not carry residency.
- What is the minimum price for a foreigner to buy an apartment in Mauritius?
- Rs 6 million, or the equivalent in a hard convertible currency, for an apartment in a building of at least ground plus two floors (G+2), with prior EDB approval. Scheme villas and apartments in PDS or Smart City projects have no legal minimum below the USD 375,000 residency threshold, but developer prices are usually above it.
- How long does it take a foreigner to buy property in Mauritius?
- Plan on two to three months from signed preliminary agreement to registered deed. The EDB approval runs in parallel with the notary's title work; the EDB acknowledges within five working days but publishes no fixed decision time.
Sources
- https://edbmauritius.org/real-estate-hospitality
- https://edbmauritius.org/wp-content/uploads/2023/08/aop-guidelines.pdf
- https://edbmauritius.org/wp-content/uploads/2022/10/Guidelines-acquisition-of-apartments-incl.residency.pdf
- https://lawsofmauritius.govmu.org/portal/viewlegislationdocument/web/?doctitle=Tm9uLWNpdGl6ZW5zIChQcm9wZXJ0eSBSZXN0cmljdGlvbikgQWN0&docnumber=&doctype=act
- https://www.villa-vie.com/en/2025/08/mauritius-finance-bill-2025-key-real-estate-and-residency-amendments/
- https://real-estate-mauritius.mu/en/mauritius-budget-2026-2027/
- https://novaterra.mu/insights/cost-of-buying-property-in-mauritius-taxes-fees-and-one-off-costs-for-foreign-buyers/
General information, not legal advice. Verify figures with a notary or the EDB at the time of purchase.
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