Renting or buying in Mauritius as an expat
Foreigners cannot buy just any property in Mauritius: purchases go through Economic Development Board (EDB) approved schemes such as PDS or Smart City, or an apartment in a building of at least ground floor plus two storeys (G+2) from MUR 6 million. A purchase of at least USD 375,000 can qualify for a residence permit. For renting, the law sets no figure for agency fees or deposits: common practice is one month's rent (+ VAT) in agency fees and one to two months' deposit. Always sign a written lease and do a check-in inventory. Taxes and rules changed in 2025-2026, so always have the figures confirmed by a notary.
Check what you are allowed to buy
The law (Non-Citizens (Property Restriction) Act) restricts purchases by non-citizens. You can buy within an EDB-approved scheme (Property Development Scheme – PDS, Smart City, former IRS/RES, Invest Hotel Scheme) or an apartment in a G+2 building (at least 2 floors above ground) priced at MUR 6 million or more, with the EDB's prior approval. The approval is valid for 6 months and prohibits speculation. Holders of an occupation or residence permit may also, under conditions, buy a main residence of at least USD 500,000 with Prime Minister's Office approval to be confirmed.
Understand the link between buying and residence
A purchase of at least USD 375,000 (or equivalent) in an eligible scheme or a G+2 apartment lets you apply for a residence permit. The permit stays valid as long as you keep the property and can cover your spouse and dependent children (under 24 for PDS). A G+2 apartment below that threshold does not grant residence.
Plan how you will pay
Since 13 December 2024, for IRS, RES, IHS, PDS and Smart City schemes, 85% of the price must be paid in Mauritian rupees using funds transferred from abroad in convertible currency; the remaining 15% can be paid in foreign currency or rupees. Above USD 750,000, part can be financed by a Mauritian bank loan.
Use a notary and budget for duties
The sale is signed before a notary, who registers the deed with the Registrar-General (within 8 days for EDB schemes). The buyer normally pays 5% registration duty and the seller 5% Land Transfer Tax. The increase to 10% for non-citizens planned for 1 July 2026 was reversed by the 2026 Finance Act, but a new 10% additional duty payable by the seller applies to certain properties on State land or Pas Géométriques to be confirmed with your notary. Notary fees are estimated at 0.5% to 2% of the price (estimate, to be confirmed).
Check the title and any 'private beach' claims
Before signing, have the notary check the title deed, cadastral boundaries and land status (State land, Pas Géométriques). Beach access in Mauritius is public, so any 'private beach' claim in a listing must be checked.
Find a rental and know the agency fees
No law fixing agency fees was found. Common practice: one month's rent + VAT for a rental; for a sale, about 2% + VAT (15%) paid by each party. In new developments (IRS, PDS, G+2) the developer often pays the agency (common practice). Practices vary: ask for the amount and who pays in writing before any viewing.
Sign a written lease
Renting falls under the Civil Code (articles 1721 to 1762) and, for some lettings, the Landlord and Tenant Act 1999. The lease should state the term, move-in date, description of the property, rent, deposit, rent review and termination terms. Common practice: 3 months' notice and a minimum lock-in period. Subletting requires the landlord's written consent.
Plan for the deposit
No legal deposit amount was found to be confirmed. Common practice: one to two months' rent, interest-free, returned at the end of the lease. At move-in, expect deposit + first month's rent + agency fee. A guarantor is generally not required (common practice).
Do the check-in inventory
The lease should list rooms, furniture and equipment. Inspect the property before moving in, note and photograph any defects, and attach the list to the lease. At the end, the property must be returned in its original condition, except for normal wear and tear.
Register the lease
We found no clear official source on whether a residential lease must be registered, or at what cost to be confirmed with a notary or the Registrar-General / MRA. In any case, keep a signed copy and proof of payments (a standing order is advisable).
Set up utilities and internet
Electricity: Central Electricity Board (CEB), ceb.mu, tel. +230 404 2000. Water: Central Water Authority (CWA), cwa.govmu.org, tel. 601 5000. Internet: several private providers (for example Mauritius Telecom/my.t or Emtel) to be confirmed. Ask the landlord for the latest meter readings and state in the lease who pays what.
Avoid scams
Never pay before viewing the property (or having a trusted person view it) and checking that the person is the owner or an authorised agent. Pay by traceable bank transfer, never cash without a receipt. For a purchase, do not sign a private agreement: the preliminary contract should go through a notary.