Certification, projects, residence, charges and phasing risk in live-work-play districts.
Key points in 30 seconds
18 companies/projects appear on the EDB list consulted.
Residence threshold: USD 375,000 for eligible residential property.
85% of price paid in MUR after overseas currency remittance.
Relevant duty: 10% from July 2026.
What Smart City certification means
The Smart City Scheme governs mixed developments combining homes, economic activity, services and infrastructure. The EDB list includes Moka City, Beau Plan, Mont Choisy, Cap Tamarin, Uniciti, Savannah, Azuri, Ferney and Anahita Beau Champ. Côte d’Or Data Technology Park is listed separately: Côte d’Or is not Moka’s former name, and Uniciti is at Cascavelle, not Flacq.
The buyer proposition
Value lies in integrated planning, proximity to offices, schools, retail or leisure and long-term management. Moka offers a central professional setting; Beau Plan and Mont Choisy strengthen the North; Cap Tamarin and Uniciti structure the West; Azuri, Ferney and Anahita Beau Champ serve different eastern propositions. Assess what is delivered, not only the final masterplan.
Compare Smart Cities by function
Moka prioritises centrality, offices, healthcare and schools; Beau Plan and Mont Choisy structure the North; Cap Tamarin and Uniciti the West; Azuri, Ferney and Anahita Beau Champ combine nature, activity and residence in the East. “Smart City” is not a homogeneous product.
Phasing and promise risk
Request a delivered/under construction/future matrix for roads, retail, schools, leisure and offices. Identify the owner, funding and contractual date of each item. A phase-one value should not assume the final masterplan is certain.
Governance and charges
Review manager, owners’ association, voting, budget, reserve fund, landscaping, security and private infrastructure. Integrated districts can provide more services but also more complex charges.
Serviced land
Some routes include serviced plots. Check build deadlines, design code, contractor rules, permits, connections and penalties. Eligibility does not mean unrestricted construction.
Rules for non-citizens
A non-citizen may acquire an authorised residence in a certified Smart City. From USD 375,000, the purchase may support residence tied to the property. Funding rules require overseas remittance and at least 85% payment in rupees; since July 2026 relevant buyer registration duty is 10%.
Model-specific risks
Smart Cities are phased. A promised school, road or retail component may be future, altered or dependent on a third party. Request the land and permit status of each phase, funded infrastructure, programme, forecast charges, governance and delay remedies. Inland locations may lower cost but produce different rental demand.
Compare units properly
Compare price and area together with parking, ventilation, noise, actual walking distance, service charges per square metre, reserve fund, letting rules, future construction in front of the unit and resale depth. Project certification does not replace unit-level due diligence.
Frequently asked questions
Are all Smart City properties open to foreigners?
Only eligible residential products in a certified project and authorised for the transaction.
Can the property be rented?
Often yes, subject to project documents and rules for the rental type.
Is the residence threshold different from PDS?
The current threshold is also USD 375,000 for an eligible acquisition.
Does the 85% rule apply to the reservation deposit?
It governs regulated price payment; the notary should plan each transfer.
How do I compare phases?
Compare delivered infrastructure, charges, construction disturbance, future views and service timing.
Related MYKEYS guides
2026 Foreign Buyer’s Guide: How to Purchase Mauritian Property Legally
Buying in a Mauritius Smart City: A 2026 Decision Guide
Property Development Scheme: Buying PDS Property and Obtaining Residence
Browse property for sale in Mauritius | Contact MYKEYS
Sources
Government of Mauritius EDB (Smart City Scheme) Regulations 2015, consolidated
Economic Development Board Amendments to IRS/RES/IHS/PDS/SCS regulations (13 Dec. 2024)
Government of Mauritius Non-Citizens (Property Restriction) Act, consolidated version
Government of Mauritius Registration Duty Act, consolidated version
---
