Buying Land in Mauritius: Title, Planning and Practical Checks

Title and boundaries come first

Before anything else, your notary should verify who legally owns the land, that the title is clean, and that there are no mortgages, charges or claims registered against it. Inherited land in Mauritius is frequently held by multiple family members, and a sale may require the agreement of all of them.

Commission an independent land surveyor to confirm the boundaries on the ground against the title. Discrepancies are common and much cheaper to find before you buy.

Access is not optional

Confirm that the plot has legally established access to a public road. A track that everyone has always used is not the same as a registered right of way. Land without secured legal access is difficult to build on and difficult to resell.

What you are allowed to build

Development in Mauritius requires permission from the relevant local authority, and there are restrictions relating to matters such as coastal setbacks, environmentally sensitive areas and the intended use of the land. Do not assume that because a neighbour built something, you can.

Check with the relevant local authority what may be built on the specific plot, and at what scale, before you commit. If the purchase depends on obtaining permission, discuss with your notary whether that can be made a condition.

Agricultural land

A substantial proportion of land in Mauritius is classified as agricultural. Converting agricultural land to residential use is a regulated process with its own requirements and costs, and it is not guaranteed. If the land you are considering is agricultural, establish the conversion position in writing before you buy - this is one of the most common and most expensive misunderstandings in the Mauritian land market.

Services and the site itself

• Electricity - how far is the nearest connection, and what would it cost to bring in
• Water - mains connection availability and pressure
• Drainage and where water goes during heavy rain; visit after a downpour if you can
• Slope and soil, which drive foundation costs
• Exposure to wind, particularly on the east coast

Non-citizens

Acquisition of land by non-citizens is restricted and generally handled through approved schemes. If you are not a Mauritian citizen, confirm what you are permitted to acquire with the Economic Development Board and a notary before proceeding.