When I first started looking to buy a house in Mauritius, I had that mix of excitement and doubt. You know the feeling — paradise beaches, turquoise lagoons, the dream of owning your little piece of island life… but then you think: “Wait, how does it actually work for foreigners?”
Mauritius may look like a postcard, but the real estate game here has its own rules. And believe me, it’s not just for millionaires. Well, not always.
Why people fall in love with buying property in Mauritius
There’s something magnetic about this island. The light, the rhythm of life, that soft breeze you feel when you wake up early. I still remember walking along Pereybere beach one morning — locals greeting each other, the smell of fried gato piment from a small stall, and just thinking: yeah, I could live here.
That’s what many expats say when they first come. The idea isn’t just to invest; it’s to belong. Whether you’re looking for a villa for sale in Mauritius near Grand Baie or a quiet house up in the lush hills of Moka, the island has layers — each with its own charm.
And yes, there are strong reasons behind the boom in the real estate market in Mauritius:
• A stable economy and peaceful environment.
• Tax incentives for foreigners.
• Permanent residency options through property investment (PDS, RES, or IRS schemes).
• A property market that’s still affordable compared to Europe or Dubai.
The reality: not everything is simple
Now, let’s be honest. Buying a house in Mauritius as a foreigner isn’t always a walk on the beach. There are rules, paperwork, sometimes confusing local jargon — “freehold”, “leasehold”, “notary fees”, and so on.
I once visited a beautiful sea-view villa in Tamarin. Everything looked perfect — the infinity pool, the palms swaying, the agent smiling a little too much — until I discovered the land was leasehold and would revert in 30 years. That’s the kind of detail that can turn your tropical dream into a headache.
So, yes, do your homework. Check titles, ownership, and legal schemes. A good local lawyer is worth gold here.
Understanding the Mauritian property schemes
Mauritius has three main schemes allowing foreigners to buy property:
• PDS (Property Development Scheme): modern, eco-friendly residences with access to residency permits.
• IRS (Integrated Resort Scheme): luxury developments, often with golf courses or marinas.
• RES (Real Estate Scheme): smaller, often more personal developments.
Each comes with its perks and limitations. Some require minimum investment amounts (usually around USD 375,000 for residency eligibility), others have maintenance fees or management obligations.
If you’re not into gated communities, it’s possible to buy apartments in certain developments outside these schemes — but still, every case is different.
Costs and hidden surprises
Let’s talk numbers. When you buy property in Mauritius, you’ll face:
• Notary fees (about 1–2%)
• Registration tax (usually 5%)
• Agency fees (if you go through one)
• Annual maintenance and syndic charges (especially in resorts)
And don’t forget the tropical quirks — humidity, cyclones, corrosion… even geckos that love sneaking into your house like it’s theirs. Maintenance is key here.
A friend of mine bought a villa in Black River for roughly Rs 28 million. Stunning view, sunset every evening. But he spends around Rs 60,000/month just to keep it perfect — gardener, pool, generator, A/C repairs, the lot. Still, he swears it’s worth it. “Every evening, I forget I ever lived in London,” he told me.
Where to buy a house in Mauritius?
That’s the million-rupee question. It depends on your vibe:
• Grand Baie & Pereybere (North) → lively, international, close to beaches, nightlife, malls.
• Tamarin & Black River (West) → sunsets, surfers, mountains, expat-friendly.
• Moka (Center) → cooler climate, modern developments, near good schools.
• Belle Mare or Trou d’Eau Douce (East) → quiet, natural beauty, more privacy.
Personally, I fell for the West Coast. There’s something about those warm afternoons when the sea turns gold. Sitting on the terrace, watching kids play cricket on the beach, you realize life slows down here — and that’s a good thing.
Practical advice before buying
1. Visit in person — Don’t rely only on glossy pictures. Spend time in the area.
2. Hire a reputable notary — Legal safety first.
3. Ask about maintenance and syndic fees — They can be steep.
4. Understand the investment schemes — PDS, RES, IRS — know which applies to your case.
5. Think long term — Mauritius property values rise slowly but steadily.
And if you’re planning to rent your house when you’re away, check the rental market. Short-term rentals (especially in the north and west) can be very profitable — but seasonal.
Why I’d still recommend buying in Mauritius
After seeing, feeling, and living it — I get it. The charm isn’t just in the landscape. It’s in how you feel waking up every day with the sun and the ocean.
Owning a home here is more than an investment. It’s an experience. The people are kind, the culture is warm, and you can eat the best curry of your life while watching the sea turn pink at sunset.
Sure, there are rules and risks. But if you approach it with patience and curiosity, buying a house in Mauritius can truly change your pace of life.