A general framework for balancing residence, investment, tax, FX and liquidity.
Key points in 30 seconds
Market split between local stock and foreign-accessible routes.
RPPI +25.8% to June 2025.
Tourism: 1.436 million arrivals in 2025.
10% entry duty on many non-citizen acquisitions since July 2026.
Start with the objective
Buying to live, obtain residence, let or diversify does not lead to the same asset. A main home prioritises journeys, healthcare and school; a rental needs comparables and management; IHS depends on an operator; a residence strategy requires a threshold and continued ownership. Mixing objectives often creates an expensive, illiquid purchase.
Understand the accessible market
Non-citizens mainly buy through PDS, Smart City, IHS, legacy IRS/RES or G+2. G+2 starts at MUR 6 million; USD 375,000 may support residence across several routes. Filtering stock legally before emotional viewings avoids negotiating an asset that cannot be acquired.
Five decisions before viewings
Define use, legal route, total budget, area and exit. These filters reduce stock before emotion. Add non-negotiables such as commute, bedrooms, view, beach, golf, letting or residence.
New, resale or construction
New build offers warranties and staged payments but developer and delay risk. Resale provides visible reality and charge history but possible works. Land and build offer control but are more restricted for non-citizens and require permits, budget and supervision.
Choose a region
North: services and depth. West: nature, schools and premium stock. Centre: employment, healthcare and long lets. East/South: lower density, resorts and nature. Rodrigues has a distinct framework and market. Start from daily life, not the postcard.
Ten-step action plan
Objective; total budget; eligibility; finance; shortlist; viewings; comparables; notary and survey; conditional contract; funds and deed. After completion: insurance, management, tax and resale file.
Why MYKEYS
Agency value is not only listing access: it is filtering legal routes, documenting comparables, coordinating developer, bank and notary, and exposing costs and risks before reservation.
Total cost and tax
Add registration duty 10% since July 2026 for relevant foreign acquisitions notary, bank, FX, works and reserves. Rental income is taxable according to the owner’s profile; absence of a general capital-gains tax does not remove transfer taxes and duties. Cross-border analysis is essential.
Price and currency risk
The official index’s 25.8% rise to June 2025 confirms strength but also the danger of buying at a cycle peak. For an EUR, USD or GBP buyer, return also depends on the rupee at purchase, during rents and at resale. Test a foreign-currency loss even if the MUR price is unchanged.
Decision rule
Buy only if the asset remains acceptable with a slow resale, rent 15% below forecast, charges 20% above plan and an adverse FX move. If the case depends on future appreciation or perfect occupancy, there is no margin of safety. MYKEYS can then turn this framework into a documented shortlist with comparables and checks.
Frequently asked questions
Can foreigners buy in Mauritius?
Yes only through authorised routes and required approvals.
What is the minimum budget?
It depends: G+2 starts at MUR 6m; property residence at USD 375,000 for an eligible purchase.
Which region should I choose?
Based on daily life, school, work, climate, letting and budget.
Should I buy new?
Not always. Compare warranties and delay risk with resale cost and condition.
What document should I request first?
Written evidence of asset eligibility and project status before any deposit.
Related MYKEYS guides
2026 Foreign Buyer’s Guide: How to Purchase Mauritian Property Legally
Why Invest in Mauritius Property in 2026 and Why Selectivity Matters
Mauritius Property Market 2026: Reading the Numbers Without Overclaiming
Living in Mauritius as an Expat in 2026: Permits, Budget and Location
Browse property for sale in Mauritius | Contact MYKEYS
Sources
Government of Mauritius Non-Citizens (Property Restriction) Act, consolidated version
Government of Mauritius Immigration Act 2022, consolidated version
Economic Development Board Amendments to IRS/RES/IHS/PDS/SCS regulations (13 Dec. 2024)
Government of Mauritius Registration Duty Act, consolidated version
Government of Mauritius Land (Duties and Taxes) Act, consolidated version
Mauritius Revenue Authority individual income-tax rates and filing
