Buying or Building Property in Mauritius as a Foreigner: What You Need to Know
Mauritius offers a secure and appealing environment for foreign nationals looking to invest in property, either for residence, retirement, or as a strategic investment. Foreign ownership is regulated but possible through specific schemes designed by the government.
1. Eligibility for Foreign Buyers
Foreigners can acquire residential property in Mauritius under approved schemes such as:
Buyers can be individuals, companies, trusts, foundations, or partnerships registered locally or overseas.
2. Property Development Scheme (PDS)
The PDS is the most accessible route for foreigners. It allows the purchase of:
Each project must include high-end amenities, management services, and benefit the local community.
There is no minimum purchase price, but for a residence permit to be granted, the property must be acquired for USD 375,000 or more.
3. Step-by-Step Guide to Acquiring Property
Choose a PDS-approved project and sign a preliminary reservation contract.
Submit an application to the Economic Development Board (EDB) via the developer.
Open an escrow account with a Mauritian bank, perform KYC checks.
Transfer funds from abroad (at least 85% in MUR, 15% can be in foreign currency).
Sign the deed of sale with a Notary once EDB authorization is granted.
Pay applicable duties – 5% registration duty and 5% land transfer tax.
4. Can Foreigners Build Their Own Home?
Yes – under the PDS, foreigners may buy a serviced plot of land (maximum 2,100 m²) and build a villa:
Must be completed within 5 years.
Only one serviced plot may be acquired per eligible non-citizen.
No resale allowed before construction is complete.
5. Residency & Tax Benefits
Buying property of USD 375,000+ grants you and your family residency in Mauritius.
No capital gains tax or inheritance tax.
Rental income and dividends are taxed at a flat rate of 15%.
6. Professional Support Required
You must work with:
Disclaimer
This article is intended for educational and informational purposes only and does not constitute legal, financial, or investment advice. Readers are encouraged to consult with licensed professionals or the Economic Development Board of Mauritius for personalized guidance.
Here are a few practical points to guide you before applying for your Building & Land Use Permit (BLUP):
Building Footprint & Parking
Your design must balance the floor area with the number of parking spaces required. More shop units or offices usually mean more parking bays, which directly affects the total footprint of the building.
Setbacks Matter
Front, side and rear setbacks are mandatory under planning rules. They ensure ventilation, safety, and access for services. Ignoring them can lead to permit refusal or redesign.
On-Site Disposal
Commercial buildings must provide proper on-plot sewage disposal systems (septic tanks and soakaways, or connection to mains where available). This requires space allocation within your site plan.
Fire Safety & Access
Larger buildings need multiple exits, fire hose reels, and adequate access for fire trucks. A minimum 6m wide access road is required in many cases for fire engine circulation.
Utilities & Infrastructure
Drainage, water supply, and electrical systems should be integrated into your design. Lifts, alarms and emergency lighting also need backup power sources for compliance.
Height & Design Quality
Heights may be limited depending on the context (for example, along the motorway generally up to G+3 floors at the frontage). Design must also show good architectural quality, natural light, and landscaping.
Takeaway: A well-planned commercial building isn’t just about shops and offices. It’s about getting the basics right—setbacks, parking, on-site disposal, fire safety and infrastructure. These are the first things local authorities check before granting approval.
Before you buy a plot in a morcellement (with a cahier des charges):
Many estates are residential only. Often one house per plot.
How big? Many cahiers cap the ground-floor size (often around a third of the plot). Check the exact % in yours.
You must keep clear spaces from the front, sides and back boundaries. Corner plots can have extra rules.
Two storeys is common. There’s usually a max height and rules on roof shape/pitch.
Some places make you line part of the front wall with the front setback line to keep a neat street.
Approved colours and materials only; some finishes are banned.
Limit big openings on harsh sun sides; make sure the house can cross-ventilate.
Solar tanks, TV dishes, AC units should be hidden from the street.
Often one driveway per plot, permeable paving preferred.
Plan for two parking bays on your land (a garage is often encouraged).
Front walls/fences are usually standardised; electric fences are normally not allowed.
Keep a minimum area as garden/permeable (not all paved).
Many estates require a mini sewage treatment plant (micro-STP) on site.
Keep your rainwater on your land (soakaway/tank). Some cahiers ask for a minimum storage volume.
Usually get the Syndic/Architectural Committee’s approval first, then apply for the BLUP (Building & Land Use Permit) at the council.
The cahier is extra to national/local rules—you must follow both.
Nicer, consistent streets; better privacy; cooler houses; less flooding; stronger resale value.
Less design freedom; stricter boundary and roof rules; more steps and sometimes extra cost (landscaping, screening equipment).
Use: Is anything besides a home allowed (office/medical)? If unclear, assume no.
Size/shape: Exact setbacks, max ground-floor %, max storeys/height for your plot (corner/narrow rules too).
Parking: How many bays? Any rule on one access only?
Water/waste: Do you need a micro-STP? How much rainwater must you store? Any rules on septic/grease trap locations?
Design: Required roof type/pitch, colours/materials; must AC/solar/dishes be hidden?
Boundaries: Allowed front wall/fence style and height; no electric fencing?
Process & timing: Must it be Syndic → BLUP? Any deadline to start/finish building? Penalties if late?
