Prices, tourism, construction and segmentation: what the available indicators actually measure.
Key points in 30 seconds
Index 247.8 in June 2025.
25.8% annual growth, signalling strength and valuation risk.
Tourist arrivals +3.9% in 2025 and +6.8% in Q1 2026.
A national index does not value an individual asset.
The central number
The Residential Property Price Index rose 25.8% year on year to 247.8 in June 2025. It is an aggregate market indicator, not an automatic valuation for a Grand Baie apartment or proof that every home gained 25.8%. Sales mix, new build, currency and scarcity can affect the index.
Demand and supply
The 1,436,250 tourist arrivals in 2025, up 3.9%, and further Q1 2026 growth support accommodation demand, while building costs and scarcity constrain selected supply. Conversely, financing costs, 10% registration duty for many non-citizen purchases and stretched valuations can slow transactions.
What the RPPI measures
RPPI tracks aggregate residential prices. Sales mix matters: more premium or new-build transactions can lift the index without equal gains everywhere. Use it as a macro thermometer, then return to micro-market comparables.
Asking versus completed prices
Portals show visible supply and help track stock, size and positioning. They do not reveal negotiation, marketing period or failed deals. Credible valuation documents recent sales, date, condition, legal regime and comparable internal area.
Three 2026 scenarios
Base: resilient demand but slower growth due to duties. Upside: coastal scarcity and tourism support premium stock. Downside: valuation, finance and new supply lengthen selling periods. Probability differs by asset.
Quarterly dashboard
Track RPPI, housing credit, rates, inflation, construction index, tourism arrivals and receipts, stock, negotiated discount and time on market. Dating each observation makes the article updateable.
A national index does not value an individual villa
The RPPI measures an aggregate trend; it does not adjust for view, foreign-buyer status, construction quality or estate charges. A 25.8% national annual increase to June 2025 therefore does not mean that every micro-market or home moved at the same rate. To value an asset, assemble recent evidence from the same locality, legal route, property type and size bracket, then make explicit adjustments for condition, floor, view, pool, parking and delivery date.
A quarterly market dashboard
A useful dashboard combines five evidence groups: the Bank of Mauritius RPPI and housing credit; available transaction volumes and selling times; permits and housing delivery; tourist arrivals, nights and earnings; and asking prices and rents from a consistent sample. A removed listing does not prove a completed sale, while an average may shift because the mix of stock changed. Archive each observation with date, type, area and foreign-eligibility status so that a real price movement can be separated from a composition effect.
Use three scenarios, not one forecast
A base case assumes prices broadly stable in real terms, market-level rent and normal costs. A downside case tests a 10% price reduction, six months without a tenant, material repairs and rupee depreciation against the buyer’s reference currency. An upside case combines sound occupancy with moderate appreciation without mechanically extending recent gains. The purchase should remain affordable in the downside case; otherwise the price, equity contribution or asset type needs to change.
Several markets, not one
The North combines services and mixed rental demand; the West blends expatriate demand, nature and premium stock; the centre favours employment, schools and long lets; the East and South depend more on individual resorts. Comparing a new PDS unit with an older local apartment or an IHS room obscures legal regime, charges, use and liquidity.
Indicators to monitor
Track the official index, housing credit, rates, construction permits and costs, tourist arrivals and receipts, comparable stock and time on market. Portals reveal supply and asking prices, but notarial data or a documented sales sample is needed to confirm completed prices.
2026 interpretation
The base case is a supported but more selective market, with higher entry costs penalising interchangeable stock. Upside comes from continued scarcity of premium supply; downside from a valuation correction after the Bank’s reported surge. A precise forecast without a model and range would be misleading.
Frequently asked questions
Is the market in a bubble?
The data signals valuation risk, not an automatic bubble conclusion.
Which area is rising fastest?
Available official data does not always support a robust micro-market ranking.
Are portals enough for valuation?
No. They show supply and asking prices; add completed sales and professional analysis.
Will higher duty reduce prices?
It raises entry cost and may slow volumes but does not mechanically force a fall.
How often should this article be updated?
Quarterly for indicators and immediately after a major reform.
Related MYKEYS guides
Rental Yield in Mauritius: Calculate the Net Return, Not the Headline
Why Invest in Mauritius Property in 2026 and Why Selectivity Matters
Mauritius West Coast: Comparing Tamarin, Black River and Flic-en-Flac
Mauritius North Coast: Grand Baie, Péreybère, Trou aux Biches and Cap Malheureux
Browse property for sale in Mauritius | Contact MYKEYS
Sources
Statistics Mauritius International Travel and Tourism, year 2025
Statistics Mauritius International Travel and Tourism, Q1 2026
Government of Mauritius Registration Duty Act, consolidated version
Properstar Mauritius asking-price indicators (accessed Aug. 2026)
---
