Property Investment in Mauritius for Foreign Buyers: An Honest Overview

How foreign acquisition is structured

Non-citizens generally acquire property in Mauritius through government-approved schemes rather than on the open market. These frameworks set out what may be bought, by whom, and on what conditions - including, in some cases, minimum investment amounts and associated residence rights.

The schemes, thresholds and the duty treatment attaching to them are revised through the Budget process, and changes affecting non-citizens were made in the 2025-2026 Budget. Confirm the current framework and what it means for you with the Economic Development Board and an independent notary.

Costs that are commonly understated

• Registration duty, at the rate applicable to non-citizens for your scheme and date
• Notary fees and deed registration
• Ongoing syndic and estate charges in managed developments, which can be substantial
• Property management and letting fees if you will not be resident
• Maintenance in a tropical, salt-air coastal environment, which is higher than most buyers expect
• Currency conversion on the way in and on repatriation of any proceeds

Rental income - be realistic

Gross yields quoted in marketing material are rarely what an owner receives. Deduct management fees, estate charges, maintenance, insurance, vacancy periods and any applicable tax before comparing to an alternative investment.

Holiday letting is strongly seasonal in Mauritius, and tourist accommodation is regulated. Model your income on realistic occupancy across a full year rather than on peak-season nightly rates.

Risks worth naming

• Concentration - a large share of net worth in a single property in a single small market
• Liquidity - resale to other non-citizens is limited by the same scheme rules that governed your purchase
• Currency - your return depends on the rupee as well as on the property
• Regulatory change - thresholds, duties and residence conditions have all changed before
• Climate exposure - cyclones and coastal erosion affect insurance and long-term value

Getting advice that is actually independent

Use a notary you appointed, not one introduced solely by the seller or developer. Take tax advice in Mauritius and in your country of residence, because the interaction between the two usually determines your actual return. And treat any projection produced by a party earning a commission on the sale as marketing rather than analysis.