Buying property in Mauritius as a foreigner is possible. However, it is not always a straightforward purchase: the type of property, your status, and the chosen scheme determine the authorization required, the documentation to prepare, and the payment rules to follow.
The Mauritian framework was further clarified at the end of 2024 for residential acquisitions under IRS, RES, IHS, PDS and SCS schemes, and then simplified in 2025 with the deployment of PAMS for several real estate applications. (edbmauritius.org)
The mechanisms that open up property purchases to foreigners
The official EDB page on real estate and hospitality shows that Mauritius regulates access for non-citizens through approved programs rather than a completely open market. The best-known schemes are IRS, RES, PDS, and certain Smart City projects; they serve different purposes, but all are based on a logic of prior authorization and minimum thresholds. (edbmauritius.org)
Summary table of the main purchase scenarios
| Device | Property type | Threshold or condition | Key takeaways |
|---|---|---|---|
| IRS / RES / PDS | Residential property in an approved project | Investment of at least USD 375,000 | A residence permit may be granted to the property owner, with possible extension to the spouse and dependent children under 24 years of age. (edbmauritius.org) |
| G+2 | Condominium apartment in a building with at least two stories above the ground floor | Minimum price of 6 million Mauritian rupees or equivalent | Prior approval from the EDB is required before purchase. (edbmauritius.org) |
| Residential purchase USD 500,000 | Residential property for certain categories of non-resident citizens | Minimum of USD 500,000 | This is a separate application published by the EDB, with its own eligibility criteria. (edbmauritius.org) |
| Commercial or industrial property | Premises or land for professional use | Specific authorization | The request is processed by the EDB, and not as a free purchase. |
In summary, the more a property is integrated into an approved scheme, the more transparent the procedure is. Outside of these frameworks, non-citizens must generally submit a written and documented application to the relevant authority.
Legal rules to know before signing
For a purchase outside of an approved scheme, the Non-Citizens (Property Restriction) Act requires a written application to the Prime Minister's Office. The application must include a plan of the property, a valuation report, and an indication of the source of funds; incomplete applications will not be considered.
THE legal framework for non-citizens It also provides for several cases where no authorization is required, for example for a commercial lease not exceeding 20 years, shares in a company that does not own any building, an acquisition by inheritance or by effect of marriage under the community property regime, shares listed on the Stock Exchange of Mauritius, or a unit trust.
In practice, an incomplete application is not processed, and an acquisition made outside the framework may lead to the seizure and then the sale of the property according to the legal procedure.
For goods intended for business or industrial use, the file falls under the EDB (Environmental Development Plan). This means that the intended use of the goods must first be verified, and then the appropriate validation process selected before any signature is obtained.
How does the purchase process work, step by step?
Since 2025, the EDB has implemented PAMS on NELS for several applications, including G+2 apartments, business acquisitions, residential properties under Smart City, and residential properties valued at at least USD 500,000. (edbmauritius.org)
- Identify the right framework from the outset: IRS, RES, PDS, G+2, residential acquisition at USD 500,000, or purchase for commercial use. (edbmauritius.org)
- Check the exact status of the property and the prerequisites of the file, as the documents required change depending on the scheme chosen.
- Prepare essential supporting documents, including site plan, valuation and proof of source of funds where authorization is required.
- Submit the application to the correct office, via the Prime Minister's Office, the EDB or the PAMS platform as appropriate.
- Have the deed drawn up by a notary and comply with the registration requirements, as the notary plays a central role in the transfer of funds and the registration of the deed. (edbmauritius.org)
- If the price exceeds USD 750,000, structure the financing accordingly, as the first tranche must come from abroad and the balance can be financed with a local loan. (edbmauritius.org)
In a well-prepared case, the main time savings almost always come from a good initial framework. The most costly mistake is signing before confirming the applicable scheme and payment process.
Financing and transfer of funds
Since the amendments came into effect on December 13, 2024, non-citizens acquiring residential property under IRS, RES, IHS, PDS, or SCS must transfer their funds from abroad in hard currency and then pay 85 % of the price in Mauritian rupees to the developer; the remaining 15 % can be paid in hard currency or rupees, as detailed in the December 2024 EDB regulatory update. (edbmauritius.org)
When the price exceeds USD 750,000, the first tranche must come from abroad; the balance can be financed by a loan in rupees from a Mauritian bank, with repayment in hard currency. (edbmauritius.org)
When choosing a bank, opt for one licensed by the Bank of Mauritius. Official list of approved banks is public and includes ABC Banking Corporation, AfrAsia, Bank of China (Mauritius), MCB, SBM, HSBC and several other authorized banks.
In PDS arrangements, the bank involved in the completion guarantee must also be listed in the Banking Almanac recognized by the Bank of Mauritius. This is a technical point, but it is very important when the application is approved. (edbmauritius.org)
How to choose the right frame for your project?
- If you are looking for a high-end residence with the prospect of obtaining a residence permit, the PDS, IRS, or RES schemes are often the most suitable. (edbmauritius.org)
- If you prefer an apartment in the city, the G+2 scheme may be the simplest option, provided you meet the price threshold and obtain EDB approval. (edbmauritius.org)
- If you are already an eligible resident and are targeting a property for personal use, the $500,000 USD application deserves to be reviewed on a case-by-case basis. (edbmauritius.org)
- If your purchase serves an economic activity, you must immediately check whether the file falls under the business/industrial regime rather than the residential one.
FAQ: Real estate in Mauritius for a foreigner
What types of properties are eligible for purchase by a foreigner in Mauritius and under what conditions?
Foreigners can purchase property through approved schemes, such as IRS, RES, PDS, or certain Smart City projects; buy a G+2 apartment with EDB authorization; and, for some eligible residents, submit a specific application for a residential property valued at at least USD 500,000. Outside of these frameworks, written authorization from the Prime Minister's Office is generally required. Therefore, the key criteria are not only the type of property but also the legal status and the buyer's status.
How does the PDS scheme work and how can one obtain a residence permit through real estate investment in Mauritius?
The PDS is a high-end residential scheme for non-citizens. The EDB indicates that a purchase exceeding USD 375,000 can grant a residence permit, as long as the owner retains ownership. Spouses and dependent children under 24 years of age can also be covered. The EDB further specifies that holders of this permit are exempt from the need for an occupation permit or work permit to invest and work in Mauritius. (edbmauritius.org)
Can foreigners buy G+2 apartments in Mauritius and what conditions apply?
Yes, but under specific conditions. The EDB authorizes the purchase of apartments located in condominium buildings with at least two stories above the ground floor, subject to prior approval and a minimum price of 6 million Mauritian rupees or the equivalent. Since 2025, these applications can also be submitted via PAMS, which streamlines the process once the application is complete. (edbmauritius.org)
What are the rules for non-citizens to purchase real estate via IRS/RES and what steps must be followed?
The IRS and RES schemes remain useful frameworks for certain approved residential properties. They can grant residency permits when a non-citizen invests at least USD 375,000, and the application then follows the procedure specific to the chosen project, with EDB validation and notarial formalities. Since the reform at the end of 2024, payment rules have also been adjusted for new acquisitions, so the date of the preliminary agreement and the deed should be carefully verified. (edbmauritius.org)
How to transfer funds from abroad and which Mauritian banks should be used for property purchases by a foreigner?
Funds must be transferred from abroad with clear traceability, and the source of the funds must be documented. There is no single mandated bank, but the transfer must be made through a bank licensed by the Bank of Mauritius; its official list includes ABC, AfrAsia, Bank of China (Mauritius), MCB, and SBM. For PDS arrangements, the bank providing the completion guarantee must also be listed in the Banking Almanac recognized by the Bank of Mauritius.
And now ?
If you are considering buying property in Mauritius, the most effective approach is to start by understanding the correct regulatory framework and then having your application validated before signing anything. You can begin by browsing Practical guides to help you prepare for your expatriation project, check the website's legal notices, then go through EXPAT MAURITIUS to move forward with structured support.
