A comparison by objective living, letting, residence or hotel exposure.
Key points in 30 seconds
PDS and Smart City: certified development routes.
G+2: legal apartment route from MUR 6m.
IHS: hotel unit with leaseback.
IRS/RES: legacy schemes still active on resale.
Legacy schemes
IRS and RES preceded PDS. They are no longer the main framework for new projects, but existing units retain their status and can be resold. IRS generally covered large resorts, often with golf; RES smaller developments. On resale, check the original certificate, estate rules, charges and transferability.
Current routes
PDS is the best-known dedicated residential route. Smart City adds a mixed urban setting. IHS is hotel exposure with leaseback and no more than 45 days’ owner use. G+2 opens qualifying apartment buildings from MUR 6 million. These regimes are not quality labels; they chiefly determine eligibility, use and process.
Operational comparison
PDS: residence and estate services. Smart City: mixed phased environment. G+2: off-scheme apartment and standard co-ownership. IHS: hotel with imposed management. IRS/RES: mature estate with legacy documents. Compare control, charges, letting and resale.
Currency and finance
The 85/15 rule targets IRS/RES/IHS/PDS/Smart City acquisitions, not G+2 according to the EDB FAQ. Above USD 750,000 under the affected schemes, the first USD 750,000 must come from overseas before local financing of the balance.
Residence
The USD 375,000 threshold applies across several eligible residential routes but does not cure an ineligible asset. Verify dependants, ownership link, work rights and sale consequences.
Scorecard
Score personal use, letting freedom, services, charges, residence, finance, developer/operator risk and resale. Weight the matrix by objective rather than choosing only on price or permit.
Choose by objective
For a service-rich main home, compare PDS and Smart City. For a more urban apartment or lower budget, examine G+2. For delegated hotel exposure, consider IHS. For an established resort address, review IRS/RES resales. If residence is central, target an eligible asset of USD 375,000 or more and confirm the application before purchase.
Important common rules
IRS/RES/IHS/PDS/Smart City acquisitions follow the rule requiring at least 85% payment in rupees after overseas remittance. From 1 July 2026 many non-citizen scheme and G+2 purchases bear 10% registration duty. Total cost and resale depth matter more than the scheme name.
Decision matrix
Compare use control, services, charges, letting rights, residence, minimum ticket, finance, currency, resale depth and operator/developer risk. The right route is the one that survives the buyer’s real-life scenario, not the strongest marketing.
Frequently asked questions
Which route is cheapest?
G+2 has the lowest statutory entry point among these routes, but price and quality vary.
Which offers most freedom?
Often G+2 or authorised conventional residential property, subject to co-ownership; IHS is most restricted.
Are PDS and Smart City identical?
No. PDS is residential while Smart City forms part of a mixed environment.
Can IRS and RES still be purchased?
Yes on resale where the unit retains its status.
How should I choose?
By objective, total cost, use, residence, risk and exit strategy.
Related MYKEYS guides
G+2 Apartments in Mauritius: The Accessible Foreign-Buyer Route
Mauritius Invest Hotel Scheme: Owning a Hotel Unit Without Mistaking It for a Guaranteed Return
Property Development Scheme: Buying PDS Property and Obtaining Residence
Browse property for sale in Mauritius | Contact MYKEYS
Sources
Government of Mauritius Non-Citizens (Property Restriction) Act, consolidated version
Government of Mauritius EDB (Property Development Scheme) Regulations 2015, consolidated
Government of Mauritius EDB (Smart City Scheme) Regulations 2015, consolidated
Government of Mauritius EDB (Invest Hotel Scheme) Regulations 2015, consolidated
Economic Development Board Amendments to IRS/RES/IHS/PDS/SCS regulations (13 Dec. 2024)
Government of Mauritius Immigration Act 2022, consolidated version
Government of Mauritius Registration Duty Act, consolidated version
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