Buying property à l'ile Maurice with a dedicated expert

The following price ranges reflect the Mauritius property purchase market in 2024–2025, based on listing data from Propertycloud.mu and market reports. All prices are acquisition prices; no periodic charges apply to the figures below.

• Studio / 1-bedroom apartment (G+2 or scheme): Entry-level foreign-eligible apartments start from approximately MUR 6,000,000 (the statutory minimum for G+2 purchases). Scheme apartments in established developments typically start from MUR 8,000,000 to MUR 15,000,000 depending on location and finish.
• 2-bedroom apartment: Prices in approved schemes range broadly from MUR 12,000,000 to MUR 25,000,000, with beachfront or marina-front units in Grand Baie or Tamarin at the upper end.
• 3-bedroom villa or house: Entry-level villas in PDS or IRS developments start from approximately MUR 15,000,000 to MUR 25,000,000. Mid-range villas in established west or north coast schemes are typically priced between MUR 25,000,000 and MUR 60,000,000.
• Luxury villa (4+ bedrooms, beachfront or premium scheme): Prices range from MUR 60,000,000 upwards, with ultra-premium properties in Le Morne, Grand Baie, or Beau Champ exceeding MUR 150,000,000.
• Average listing price (all foreign-eligible property types, 2025): MUR 34,432,432 (approximately USD 739,708), up 12.62% year-on-year (Propertycloud.mu, 2025).
• Average listing price for apartments (2025): MUR 20,540,541 (approximately USD 441,270) (Propertycloud.mu, 2025).

Prices vary significantly by scheme, developer, location, size, and finish. Buyers should request current pricing directly from developers or licensed agents and verify that the quoted price is inclusive of VAT where applicable.

When purchasing property in Mauritius, the acquisition price is only one component of the total budget. Buyers must factor in several additional costs that typically add 7% to 12% on top of the agreed sale price.

• Registration duty: For Mauritian citizens and residents, the standard rate is 5% of the sale price. A first-time buyer exemption applies on the first MUR 5,000,000 of the purchase price, with 5% levied on the portion above that threshold, subject to eligibility conditions (PropertyMap, 2024). For non-citizens purchasing under EDB-approved schemes (IRS, RES, PDS, Smart City, G+2), the current rate is also 5%; however, from 1 July 2026, registration duty on non-citizen acquisitions will increase under the Finance Act 2025.
• Land Transfer Tax (LTT): Paid by the seller at 5% of the sale price, though this cost is sometimes factored into the negotiated price.
• Notary fees: Generally between 1% and 2% of the property value, covering the preparation and registration of the authentic deed of sale (Notaries and Fees in Mauritius, 2024).
• Estate agency fees: Standard market practice in Mauritius is 2% + VAT of the sale price, payable by both buyer and seller to their respective agents. When purchasing off-plan, agency fees are typically included in the developer's price.
• EDB application fee: For foreign buyers purchasing under an approved scheme, an EDB application fee applies, ranging from MUR 10,000 to MUR 25,000 depending on the scheme (PropertyMap, 2024).
• Legal and due diligence costs: Engaging an independent attorney for title verification and regulatory compliance is strongly recommended; fees vary by firm and transaction complexity.

There is no capital gains tax on the resale of property in Mauritius (Esales Overseas Property, 2024). Buyers should obtain a full written cost estimate from their notary before signing any preliminary agreement.

Thorough due diligence is essential before committing to a property purchase in Mauritius. The following checks should be conducted, ideally with the support of an independent attorney and a licensed surveyor:

• Title verification: The notary examines the chain of title to confirm that the seller has clear, unencumbered ownership. This includes checking for any mortgages, charges, servitudes, or third-party rights registered against the property at the Registrar-General.
• Encumbrances and charges: Confirm that there are no outstanding loans, liens, or legal disputes attached to the property. The notary's title search covers this, but an independent attorney can provide an additional layer of review.
• Planning and building permits: Verify that all construction on the property has been carried out with valid building permits and that the property complies with local planning regulations. Unauthorised constructions can create significant legal and financial liabilities for the buyer.
• EDB and scheme compliance: For foreign buyers, confirm that the property is duly registered within an EDB-approved scheme and that all scheme-level approvals and certifications are in order. For G+2 purchases, the notary must confirm eligibility before the sale proceeds.
• Developer due diligence (off-plan): For off-plan purchases, review the developer's track record, financial stability, construction guarantees, and the terms of the reservation and sale agreement, including completion timelines and penalty clauses.
• Environmental and zoning compliance: Check that the property is not subject to environmental protection restrictions, coastal zone regulations, or zoning limitations that could affect use, construction, or future resale.
• Community fees and maintenance obligations: Review the scheme's management rules, annual maintenance fees, and any restrictions on usage, subletting, or modifications to the property.
• Boundary and survey verification: Engage a licensed surveyor to confirm the property's boundaries, built area, and land area match the documents. This is particularly important for land and villa purchases.
• Anti-money-laundering compliance: All parties must comply with Mauritius's AML/CFT regulations. The notary will conduct KYC checks and require source-of-funds documentation from the buyer.

Effective due diligence in Mauritius requires coordination between a Mauritian notary, an independent attorney, and where relevant, a licensed surveyor (Due Diligence for Property Purchase in Mauritius, 2024).

Negotiating a property purchase in Mauritius requires preparation, market knowledge, and an understanding of local practice. The following approach is generally effective:

• Research comparable sales: Before making an offer, analyse recent transaction prices for similar properties in the same area and scheme. Listing prices in Mauritius can carry a margin above achievable sale prices, particularly for resale properties. Comparing like-for-like properties provides a factual basis for any offer.
• Assess the seller's position: Properties that have been listed for an extended period, or where the seller is motivated by a timeline (relocation, estate sale, financial need), typically offer more room for negotiation. Off-plan purchases from developers generally have less flexibility on headline price, though developers may negotiate on payment schedules, finishes, or included furnishings.
• Make a reasoned written offer: Submit your offer in writing through your agent, supported by comparable market data. A credible offer — backed by proof of funds or mortgage pre-approval — is taken more seriously than an unsubstantiated low bid.
• Expect counter-offers: Negotiation in Mauritius typically involves an exchange of counter-offers. Maintain a clear maximum budget and be prepared to walk away if the agreed price exceeds your ceiling.
• Consider off-market opportunities: A portion of premium properties in Mauritius are sold off-market, without public listing. Working with well-connected local agents or specialist advisors can provide access to properties where negotiation takes place in a less competitive environment.
• Clarify what is included: Confirm in writing whether furniture, fittings, appliances, or parking spaces are included in the agreed price before the preliminary agreement is drafted.
• Do not sign under pressure: The preliminary agreement (Compromis de Vente) is legally binding. Ensure all negotiated terms are reflected in the document before signing.