Property prices in Mauritius vary considerably from region to region. In 2026, the Central region remains the most affordable area for apartments, while the North and West are driving prices per square meter upwards; for houses, the East takes the lead. The figures below are based on active listings and the official transaction index, making them useful for budgeting, but not on final sales prices.
For a prospective resident or investor, the challenge isn't simply knowing "how much a property costs," but also understanding where the price per square meter becomes high, where the entry price remains reasonable, and in which areas expat demand continues to support prices. In 2026, the simplest interpretation is as follows: more affordable apartments in the Center, high premiums in the North and West, and significantly more expensive houses in the East.
Price per m² in Mauritius by region in 2026
The two most useful market tables for a buyer are those for apartments and houses, as they show very different price variations depending on the region. The values below are averages of listings published in 2026 on Mauritian real estate portals, with asking prices and not final sale prices.
Comparison of apartments and houses by region
| Region | Apartments: average price per square meter | Houses: average price per square meter | Quick read for the buyer |
|---|---|---|---|
| Center | Rs 87,566/m² | Rs 55,430/m² | The lowest entry point for an apartment, with a more accessible market. |
| East | Rs 169,925/m² | Rs 274,725/m² | Very expensive for houses; the East combines scarcity, coastline and premium projects. |
| North | Rs 171,648/m² | Rs 135,624/m² | Area in high demand by expatriates, especially for apartments and coastal living. |
| South | Rs 155,172/m² | Rs 230,883/m² | Less dense, but with premium segments that are driving up house prices. |
| West | Rs 173,891/m² | Rs 186,088/m² | The most expensive area per square meter for apartments, with strong demand pressure. |
Source: "Price by region" tables published by PropertyCloud for the apartments for sale in Mauritius and the houses for sale in Mauritius, based on active listings and displayed prices.
- For an apartment, The Centre is by far the most accessible, while the West and North have the highest values per square meter.
- For a house, The East clearly dominates, followed by the South, which completely changes the budget to be planned.
- Regarding the general trend, The Mauritian market remains on an upward trend nationally, although regional differences are very pronounced.statsmauritius.govmu.org)
What these differences change for your budget
In practical terms, the price per square meter helps to weigh size, location, and prestige. A compact property in a prime area can cost more than a larger one in the city center or in a less competitive area. This is why calculating the price per square meter is often more useful than simply looking at the price displayed in a window. If you are also planning to build your life there, the Expat Mauritius practical guides help to link property purchase, cost of living and settling in.
Examples of budgets for an apartment in the South and Central regions
| Surface | Center | South | Indicative deviation |
|---|---|---|---|
| 75 m² | Rs 6.6 M | Rs 11.6 M | Approximately Rs 5.1M more in the South |
| 90 m² | Rs 7.9 M | Rs 14.0 M | Approximately Rs 6.1M more in the South |
These approximate prices are calculated based on average apartment prices per square meter in 2026: Rs 87,566/m² in the Centre and Rs 155,172/m² in the South. They provide a good starting point for assessing your budget, although the level of luxury, sea view, and precise location can significantly affect the final price.
Buying as a non-citizen in 2026: useful thresholds to know
For a prospective resident, the key point is the residency threshold linked to real estate. In schemes approved by the EDB, a purchase exceeding USD 375,000 can grant residency, and G+2 apartments have their own eligibility threshold of MUR 6 million. Therefore, it's not just a matter of price per square meter, but also of property type and acquisition framework.edbmauritius.org)
The Mauritian market is structured around several purchase frameworks for non-citizens, including IRS, RES, PDS, and certain condominium apartments. To secure the transaction, it is essential to verify the type of property, the purchase price, the buyer's status, and its alignment with the intended residence. If you wish to delve deeper into the procedures and asset positioning, please refer to the [page name missing].’support from Expat Mauritius can serve as a starting point.
From a tax perspective, the key point to remember is that Mauritian VAT is 15 % and standard corporate income tax is also 15 %. This is one reason why Mauritius is often perceived as a transparent environment for investment, although the exact treatment always depends on your status, structure, and the nature of your income. This passage is for informational purposes only and does not replace personalized tax or legal advice. (govmu.org)
2026 Trend: The market remains bullish, but not uniformly
Statistics Mauritius' official residential price index reached 237.7 in the fourth quarter of 2025, a year-on-year increase of 4.7 points. This indicator covers residential properties that have been transacted, thus usefully complementing real estate listings, which reflect advertised prices. In practice, this confirms a generally firm market, while also revealing significant regional differences.
Market portals clearly illustrate this polarization: for apartments, the West and North dominate in terms of price per square meter, while the Central region remains the most affordable; for houses, the East takes a clear lead. In other words, discussing "real estate prices in Mauritius" without specifying the type of property and the region would be misleading.
FAQ on property prices in Mauritius in 2026
What is the average price per square meter of real estate in Mauritius by region in 2026?
For apartments, the average price in the Centre is around Rs 87,566/m², compared to Rs 155,172/m² in the South, Rs 169,925/m² in the East, Rs 171,648/m² in the North, and Rs 173,891/m² in the West. For houses, the average price in the Centre is Rs 55,430/m², in the North Rs 135,624/m², in the West Rs 186,088/m², in the South Rs 230,883/m², and in the East Rs 274,725/m². These are average prices from advertisements, useful for budgeting.
Which regions of Mauritius will have the highest prices per square meter in 2026?
If you're looking for an apartment, the West and North are the most expensive areas per square meter, followed by the East and South. If you're looking for a house, the East is clearly the most expensive, followed by the South. The Central region remains the most affordable in both cases. In practice, this reflects the scarcity of coastal land, the presence of premium developments, and sustained demand from expatriate buyers.
What budget should be planned to buy an apartment in the South vs. the Centre of Mauritius in 2026?
For a 75 sq m apartment, expect to pay around Rs 6.6 million in the Centre compared to Rs 11.6 million in the South. For 90 sq m, the price rises to approximately Rs 7.9 million in the Centre and Rs 14.0 million in the South. The difference stems from the price per sq m, which is significantly higher in the South. These estimates are very useful for planning a residential project, but they should be adjusted according to the exact location and level of finish.
How will prices per square meter evolve in Mauritius in 2026 compared to 2025?
The most reliable reading is the national one: the official residential transaction index rose by 4.7% year-on-year in the fourth quarter of 2025. However, the official publication aggregates the country at the national level, meaning it doesn't provide a detailed regional series everywhere. The 2026 portals mainly confirm a significant dispersion between regions, with marked premiums in coastal and expat-friendly markets.
And now ?
If you are planning to buy or relocate to Mauritius, start by defining the region, the type of property, and your budget. Then, seek professional advice to ensure the purchase, residence, and wealth management strategy are aligned. To move forward, visit [website address]. Expat Mauritius and request a free evaluation via the site's contact channels, including WhatsApp or the form.
