Indian Ocean Lagoon Frontage. 0% CGT. No Annual Property Tax. Territorial Tax System.
And the PDS Scheme Requirement That Defines What Foreign Buyers Can Actually Own.
Mauritius offers the Indian Ocean’s most internationally credible investment destination: an English and French-speaking jurisdiction with a territorial tax system, 0% individual CGT, no annual property tax, no inheritance tax for non-domiciled residents, 47 double tax treaties, and a Premium Visa accessible from USD 37,500/year in passive income. The combination of Grand Baie lagoon-front residences, Tamarin and Rivière Noire on the west coast, and Smart City integrated developments in the central plateau delivers 5–7%+ gross STR yields in prime coastal zones and 3–5% long-term rental yields in urban Smart City corridors. The full intelligence report covers the most structurally important fact in Mauritian property: foreign nationals cannot purchase Mauritian real estate outside approved investment schemes. The Property Development Scheme (PDS), Integrated Resort Scheme (IRS), Smart City Scheme, Real Estate Scheme (RES), and the G+2 apartment route are the only legal vehicles for foreign property ownership — each with specific approval requirements, minimum thresholds, and regulatory compliance obligations. Additionally: the 2025–2026 budget increased the transfer/registration fee from 5% to 10% for certain foreign buyer segments, materially changing the acquisition cost calculation for investors using pre-2025 data.
- 0% CGT for individuals and zero annual property tax: the cleanest holding-and-exit tax profile in the Indian Ocean market tier of the portfolio; the full capital gain belongs to the investor at individual level, subject to home-country tax obligations
- 5–7%+ gross STR yields in prime coastal zones (Grand Baie, Flic en Flac, Tamarin, Belle Mare, Trou aux Biches) on 1.5M+ annual tourist arrivals and 75–85%+ peak-season occupancy in the highest-demand zones
- Territorial tax system with 47 double tax treaties: Mauritius taxes only Mauritius-source income for residents; foreign-source income (including overseas rental income, dividends, and pensions) is generally not taxed in Mauritius for qualifying residents — one of the most internationally established offshore-capable tax frameworks in the sub-Saharan/Indian Ocean region
- Premium Visa from USD 37,500/year in passive income (10-year renewable long-stay visa) or USD 100,000 in qualifying investment; Permanent Residence from USD 375,000 in qualifying business or property investment
- Scarcity Score 8.1: fixed island geography with no new Indian Ocean lagoon-front land; PDS/IRS scheme restrictions limit the investable pool of foreign-accessible property to approved developments; slow permitting creates supply tightness that cannot be resolved through demand for new construction alone
Mauritius Intelligence Report
PDS/IRS/Smart City Scheme Explained, 0% CGT, No Property Tax, 5–7% Coastal STR Yields, 6–12%+ Acquisition Costs (Post-2025 Fee Increase), Premium Visa, Exit Score 7.2
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Indian Ocean Lifestyle. Territorial Tax. 0% CGT. And the Approved Scheme Framework That Determines What Foreign Investors Can Own, Where, and at What Minimum Price.
Mauritius is the Indian Ocean’s most internationally sophisticated property investment jurisdiction: an English and French-speaking island of 1.3 million, 300km east of Madagascar, with a fully functioning common-law legal system, an internationally respected financial services sector (the premier African financial centre for investment fund structuring and cross-border treaty access), a territorial tax system, 47 active double-tax treaties, 0% CGT, and no annual property tax. For HNW investors seeking an Indian Ocean lifestyle base with territorial tax residency, a credible financial services infrastructure, and zero-CGT property ownership, Mauritius has no peer in the sub-Saharan or Indian Ocean tier. The structural complexity that every investor must understand before entering the market: foreigners cannot purchase Mauritian real estate outside a defined set of government-approved investment schemes. This is not a minor procedural requirement — it is a foundational legal constraint that determines the entire investment universe available to foreign buyers, the minimum investment thresholds applicable, and the administrative process required. The 2025–2026 budget also increased the registration/transfer fee for foreign buyers in certain scheme categories from 5% to 10%, materially increasing the acquisition cost stack for buyers using pre-2025 cost models.
Grand Baie, Péreybère & Mont Choisy (North): Highest Transaction Volume and Tourist STR Demand
Grand Baie on Mauritius’s northern coast is the island’s most internationally recognised and highest-transaction-volume sub-market. The combination of Grand Baie’s sheltered natural bay, extensive marina and water-sports infrastructure, the highest concentration of international restaurants, nightlife, and retail on the island, and strong French, South African, and European HNW second-home buyer base makes it the deepest secondary market in Mauritian prime property. Well-managed STR units in Grand Baie and adjacent Péreybère (Mont Choisy Golf Estate and beach zone to the west) achieve gross yields of 5–7% in peak tourist season (October–April, aligned with the Austral summer). Prime Grand Baie lagoon-front PDS and IRS scheme properties: USD 3,300–6,600+/m². Entry-level PDS scheme properties in wider Grand Baie: USD 2,000–3,500/m² for newer managed developments. The gross-to-net gap after management and off-season vacancy — and why Grand Baie is the most credible exit on the island — are mapped in the full member report.
The complete Mauritius analysis continues for MPH members
- ✓ Flic en Flac, Tamarin & Rivière Noire (West): Premium Lifestyle and the 5–7% STR Case
- ✓ Moka & Smart Cities: The Corporate and Long-Term Rental Corridor
- ✓ Belle Mare & Trou aux Biches: The Luxury Resort and Branded Residence Market
- ✓ Mauritius as a Tax Residency Hub: Territorial System, 47 Tax Treaties, and No Inheritance Tax
- ✓ Premium Visa, 10-Year Residence Permit, and Permanent Residence: The Three Residency Tiers
- ✓ The G+2 Route: Entering Mauritius Below USD 375K — What Qualifies & What You Give Up
- ✓ Tax Residency vs Residence Permits: The 183-Day Test & What the Territorial System Shelters
- ✓ The 2025–26 Transfer-Fee Increase: The Revised Break-Even Model for PDS Buyers
- ✓ Indian Ocean Comparison: Mauritius vs Seychelles, Maldives & Réunion — Plus the Dubai Parallel
- ✓ Gross to Net in Grand Baie: Management, Off-Season Vacancy & the Real Annualised Yield
- ✓ THE APPROVED SCHEME FRAMEWORK: WHAT FOREIGN NATIONALS CAN OWN IN MAURITIUS, WHERE, AND AT WHAT MINIMUM PRICE
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Mauritius Assessed Against the Three Criteria That Matter
ARBITRAGE — 7.4
Mauritius earns an Arbitrage Score of 7.4 — the same as Turkey, Greece, and Dubai — on the basis of Indian Ocean lagoon-front lifestyle assets delivering 5–7%+ gross STR yields with 0% CGT and no annual property tax, at a deep discount to Maldivian, Seychellois, or Mediterranean lifestyle equivalents. The full comparables table — and the three constraints that cap the score at 7.4 — is in the member report.
SCARCITY — 8.1
Mauritius earns a Scarcity Score of 8.1 driven by the most structurally constrained supply environment in the Indian Ocean tier: a 2,040 km² island where lagoon-front land is geographically fixed, and where the approved-scheme framework caps new foreign-accessible supply at whatever the government approves. The full supply analysis — zone by zone, plus the environmental constraints and the EDB approval pipeline — is in the member report.
EXIT — 7.2
Mauritius shares the Exit Score of 7.2 with Georgia and the Caribbean tier — the buyer pool is genuine but small, deepest in Grand Baie, and thin everywhere else. The full liquidity map — who actually buys, realistic resale timelines by segment, and why the 0% CGT hold economics partially compensate for the thin exit — is in the member report.
Questions Before You Download
The PDS minimum is USD 375,000 — is there any way for a foreign buyer to enter the Mauritian market below this threshold?
Yes — the G+2 apartment route (apartments in buildings of ground floor plus at least two storeys) has no minimum investment price for foreign buyers, making it the only sub-threshold entry point available. G+2 apartments are typically located in urban and suburban zones (Port Louis, Quatre Bornes, Moka, Curepipe) rather than prime coastal locations. The full G+2 playbook — what qualifies, the residence-permit interaction, and how the investment profile differs from the coastal PDS case — is in the member report. Confirm current G+2 eligibility rules, qualifying building specifications, and any additional requirements with qualified Mauritian legal counsel before purchase, as scheme rules are subject to amendment.
Does Mauritian property ownership automatically qualify me for tax residency and the territorial tax benefits?
No. Property ownership in Mauritius does not automatically confer Mauritian tax residency. Mauritian tax residency is determined by physical presence: an individual is generally considered Mauritian tax resident if they spend 183 days or more in Mauritius in a tax year, or 270 days or more over three consecutive years. How the Premium Visa and 10-year Residence Permit interact with the physical-presence test — and what the territorial system actually shelters once you qualify — is in the member report. US persons face worldwide US taxation regardless of Mauritian tax residency; qualified US international tax counsel is essential before any Mauritius tax residency strategy is implemented.
How has the 2025–2026 transfer fee increase affected the acquisition cost model?
Materially. Pre-2025, the standard registration and transfer fee for foreign buyers in PDS and similar scheme purchases was 5% of purchase price; the 2025–2026 budget increased this fee to 10% for certain foreign buyer segments, bringing the total acquisition cost to approximately 11–12%+ for affected transactions. The revised break-even model — what the higher entry cost does to hold periods and net returns — is in the member report. Verify the applicable transfer fee rate for your specific property type, scheme category, and transaction structure with qualified Mauritian legal counsel before any purchase; the fee structure has been subject to change and the applicable rate depends on the specific scheme and property characteristics.
How does Mauritius compare to Seychelles, Maldives, and other Indian Ocean markets for an investor seeking tropical lifestyle with institutional tax structure?
Mauritius is the clear winner on institutional depth among Indian Ocean investment destinations. It uniquely combines a common-law freehold framework under the PDS/IRS schemes, 47 double tax treaties, a territorial tax system, English-language legal and financial services, and the region’s most established HNW resale market. The full regional comparison — Seychelles, Maldives, Réunion, and the instructive Dubai parallel — is in the member report.
Is MPH affiliated with any Mauritius PDS developer, estate agent, or Economic Development Board partner?
No. MPH International has no financial relationship with any Mauritian property developer, real estate agent, Economic Development Board partner, or visa service provider. We earn nothing from any Mauritius property transaction.
Mauritius MPH Score (76 · Qualified · A) calculated under MPH Methodology v1.2 · Dataset verified June 26, 2026. Key factors were calibrated against the following published sources:
- Regional prices, yields, taxation — Jarnias Cyril - Mauritius Real Estate Price Comparison 2026 (Jun 2026)
- Residential price trajectory — Global Property Guide - Mauritius 2026 (Apr 2025)
- Market snapshot & yields — CBRE Excellerate - Mauritius Snapshot 2026 (Jan 2026)
- Investor PR terms & citizenship path — IMI Daily - Mauritius Investor PR (Jul 2023)
- US$375k threshold confirmed current — Sovereign Group / mauritius.com - RBI 2026 (Jun 2026)
Source dates reflect publication or retrieval at time of scoring. External links open in a new tab; MPH International is not responsible for third-party content.
This report is published by Mission Point Holdings International for informational and intelligence purposes only. It does not constitute financial, investment, tax, legal, or immigration advice. Data is sourced from publicly available records, Statistics Mauritius, Global Property Guide, Economic Development Board Mauritius, CBRE Excellerate, and third-party intelligence current as of mid-2026. Foreign property ownership in Mauritius is restricted to qualifying approved schemes (PDS, IRS, Smart City, RES, G+2 apartments); confirm the applicable scheme, eligibility requirements, and minimum investment thresholds for any specific property with the Economic Development Board and qualified Mauritian legal counsel before purchase. Registration and transfer fees for foreign buyers in certain scheme categories were increased in the 2025–2026 budget (from 5% to 10% in certain segments); confirm the current applicable fee rate for your specific transaction with qualified Mauritian legal counsel before committing capital. Premium Visa income threshold (approximately USD 37,500/year), 10-year Residence Permit investment threshold (USD 100,000+), and Permanent Residence investment threshold (USD 375,000+) are subject to change by the Economic Development Board; confirm current requirements before applying. Mauritius territorial tax system (no tax on foreign-source income for tax residents) and flat 15% rate on Mauritius-source income are subject to legislative change; confirm current rules with qualified Mauritian tax counsel. Mauritian tax residency requires physical presence (183 days+ in a tax year or 270 days+ over three consecutive years); property ownership and residency permits do not automatically confer tax resident status. US persons are subject to worldwide US taxation regardless of Mauritian residency or tax status; obtain qualified US international tax counsel before investing. Per-m² pricing data is sparse; use Statistics Mauritius, local broker appraisals, and independent valuations before committing capital. All investments involve risk, including the potential loss of principal. MPH International has no financial relationship with any Mauritius developer, agent, or visa provider. Always consult qualified legal, tax, and immigration counsel before making investment decisions. © 2026 Mission Point Holdings International. All rights reserved.