Settling in Mauritius

Non-citizens can only buy property within certain areas or schemes approved by the authorities under the following schemes: Integrated Resort Scheme (IRS), Real Estate Scheme (RES), Invest Hotel Scheme (IHS), Property Development Scheme (PDS), Smart City Scheme (SCS). The Permanent Residence Permit is granted for any purchase of a property in one of these schemes where the price of the property exceeds USD 375,000. The permit remains attached to the property.

Purchase of a G+2 apartment: Non-citizens may also purchase one or more apartments outside the schemes and areas specified above under the following conditions: 

• That the apartment is located in a building having at least a Ground Floor and 2 floors above and located on a freehold land. 

• That the apartment is sold above MUR 6,000,000. 

Any non-citizen who has purchased a flat for more than USD 375,000 (or its equivalent in another currency) can apply for a Permanent Residence Permit.

The concept of smart city projects

The Smart City concept is an ambitious economic development programme aimed at consolidating the international business and financial sector in Mauritius by creating ideal conditions for working and living and stimulating investment through the development of smart cities across the island.

The development of smart cities in Mauritius opens up a multitude of investment opportunities.

The Smart City project is an initiative to stimulate innovation, scientific and technical activities, provide accessible technology to the business community and create a vibrant city.

The Government of Mauritius has put in place this smart city concept to provide a framework and a set of fiscal and non-fiscal incentives for investors interested in developing smart cities across the island.

The Smart City concept is to offer investors, both domestic and foreign, options for sustainable living in a convenient and pleasant urban environment.

These Smart Cities will be built around the concept of LIVE-WORK-EXPERIENCE, in a dynamic environment of technology and innovation as the basis for development.

The concept opens the way for investors to develop and invest in :

 – A commercial and leisure complex and residential variations which, as a whole, offer functional and physical integration and create a pedestrian-oriented urban environment

 – A combination of office, light industrial, education and medical tourism clusters

 – The high-tech and innovation cluster

 – Infrastructure serving the different sites with roads and inspirational landscaping

 – Clean technologies aimed at waste and carbon reduction, low energy transport efficiency, building consumption

 – Digital solutions, urban remote sensing technologies and big data analysis

– Energy production and water management and utilities

– High-end residential 

– Rental management

– Incentives for developers and investors

A company investing in the development of a Smart City and/or any of its components is exempt from paying :

 – Income tax for a period of 8 years from the receipt of the Smart City certificate on income from the development and sale, rental or management of real estate (not on income from the provision of goods and services).

 – Value added tax paid on goods (building, structure, plant, machinery or equipment).

 – Customs duty on the import or purchase of any taxable goods, other than furniture, for use in infrastructure works and the construction of any building within the Smart City

 – Land Transfer Tax and registration tax on the transfer of land to a SPV provided that the transferor holds shares in the SPV at least equivalent to the value of the land transferred

 – Land Conversion Fee for any area set aside for non-residential development

 – Land subdivision tax.

Other tax incentives

– For all first time buyers of real estate by a Mauritian citizen or a member of the Mauritian Diaspora: exemption from registration fees

– Recovery of VAT on structural investment (building structure), installations, machinery and equipment

– Facilitation to obtain an annual subsidy of up to 50% on investments related to renewable energy and green technology

– Purchase of land

A Smart City will be developed on an area of over 21,105 hectares (50 acres). Foreign companies can acquire land within a Smart City for the development of real estate projects and their components Residence Rights.

– Any person or entity, including companies and trustees, can acquire residential units in a Smart City

– Any non-citizen acquiring a residential unit above USD 375,000 will be eligible to obtain a residence permit for him/her and his/her family (dependent children up to 24 years)

– No restriction on resale or rental of residential units

– Possibility for a retired person to acquire a life annuity Mauritian citizenship

– A non-citizen who has held a residence permit for a minimum period of 2 years and has made an investment of more than USD 5 million in Mauritius may apply for Mauritian citizenship.

– Sale of serviced land to third party developers. The lead developer can sell serviced land to another company to develop a component of the Smart City project (Source: EDB)

Please feel free to contact us via email at [email protected] to learn more about our foreign-accessible properties. Simply share your specific criteria with us, and we will be happy to assist you in finding the perfect investment.

We look forward to helping you explore our exclusive projects eligible for non-resident purchase.

The Property Development Scheme (PDS) has replaced the IRS and RES schemes in Mauritius since August 2015.

The scheme is designed to facilitate the acquisition of residential property by non-citizens in Mauritius. The PDS is basically an integrated project with a social dimension for the benefit of the neighbouring community and allows the development and sale of high quality housing mainly to foreigners.

The Property Development Scheme (PDS) provides for the following:

1. The development of a minimum of 6 luxury residential units on freehold land of at least 0.4220 hectares (1 acre), but not exceeding 21,105 hectares (50 acres).

2. High quality public spaces that help promote social interaction and a sense of community

3. High quality leisure and commercial facilities and amenities to enhance the residential offer for sale.

4. Daily management services for residents, including security,

maintenance, gardening, solid waste disposal and household services.

5. A social contribution by the developers of these developments in terms of social amenities, community development and other facilities for the benefit of the surrounding community.

The following persons may acquire a residential property under the PDS scheme:

(a) An individual, a citizen of Mauritius, a non-citizen or a member of the Mauritian Diaspora;

(b) A company (Type SARL) incorporated or registered under the Companies Act;

(c) A civil company, the memorandum of which has been filed with the Registrar of Companies;

(d) A limited partnership under the Limited Partnerships Act

(e) A Trust, where the trusteeship services are provided by a qualified trustee

 or

(f) A Foundation, under the Foundations Act.

Note: A qualifying offshore company as defined under the Financial Services Act 2007 with a Global Business Licence may acquire property under the PDS regime.

Residential properties can be a mixture of :

– Luxury villas 

– Luxury apartments 

– Penthouse 

– Other similar properties used, or available for residential use

Maximum lot size per residential unit:

Each residential property, with the exception of an apartment or penthouse, is developed on a plot of land (a lot) not exceeding 2100 square meters excluding common areas.

Please feel free to contact us via email at [email protected] to learn more about our foreign-accessible properties. Simply share your specific criteria with us, and we will be happy to assist you in finding the perfect investment.

We look forward to helping you explore our exclusive projects eligible for non-resident purchase.

IRS (Integrated Resort Scheme) properties are large-scale programmes (Marina, Golf-Resorts, etc.) mainly developed in the coastal regions (North, West, East) and offer a variety of luxury, freehold properties: flats, duplexes or individual villas, sold at no less than US$ 500,000. 

These programmes offer luxury services and facilities to residents (golf course, marina with mooring facilities and other services, sports facilities, shops, wellness centres, spas, and other “à la carte” services). Every owner of an IRS will receive a residence permit for him and his family (children or dependents up to the age of 24) for the time he owns his property. This permit does not entitle the owner to purchase a property in Mauritius, except within other authorised programmes (IRS, RES, PDS, Smart City, R+2 flats).

Real Estate Scheme (RES) properties are smaller property schemes, which can only be developed by developers on land areas ranging from 4220 m2 (1 acre) to 100,000 m2 (10 Ha) and which have no restrictions imposed by the authorities on the minimum sale price of a unit (unlike IRS which cannot be sold below USD 500,000).

The purchase of a RES property will only qualify you for a residence permit if the purchase price exceeds USD 375,000. 

Below that, you can own the property, but you cannot obtain a residence permit. You can therefore stay in Mauritius according to the immigration laws in force, i.e. not more than 6 months per year, or apply for a residence permit (visit https://www.edbmauritius.org/work-and-live-in-mauritius/occupation-permitresidence-permit for more information on the different types of residence permits).

RES properties are mainly intended for foreign investors, professionals or retirees who have chosen Mauritius to live, work or enjoy their holidays more regularly.

The Non-Citizens (Property Restriction) Act allows foreigners to purchase flats in condominiums of at least two storeys above the ground floor (G+2) with the prior approval of the Economic Development Board (EDB). The amount to be paid for the purchase of an apartment must not be less than MUR 6 million or its equivalent in any other freely convertible foreign currency, and must be on freehold land only.

Any non-citizen, with or without an occupancy permit, residence permit, permanent residence permit, may purchase flats in an R+2 complex.

The purchase of a flat in an R+2 complex does not grant the foreign buyer a RESIDENCE PERMIT if the property is purchased for less than USD 375,000. The buyer will be granted a permit for 6 months (per calendar year). However, any non-citizen who has purchased a flat for more than USD 375,000 (or its equivalent in any convertible currency) may apply for a Permanent Residence Permit. 

The apartment must, of course, be in a building at least two floors above the ground floor and built on freehold land, as described above.

Contrary to what many people think, a non-citizen can buy one or more apartments ANYWHERE in the building.

The IHS (Invest Hotel Scheme) allows hoteliers to finance the development of their hotel by granting them the right to sell villas, suites, rooms or other units forming part of the hotel to residents or non-residents. 

The unit sold will have to be rented out to the hotel by the investor and may be occupied for a maximum of 45 days per year. 

The purchase price of an individual hotel villa shall not be less than USD 500,000 (excluding taxes). Any other unit will not have a sales price restriction.

ACQUISITION OF A TOURIST RESIDENCE

The Ministry of Tourism has published conditions, namely: 

1. New guest house / tourist residence means a project proposal for the construction of a new guest house / tourist residence or the conversion of an existing building into a guest house / tourist residence

2. Existing guest house / tourist residence means a guest house / tourist residence holding a valid tourist accommodation certificate issued by the tourism authority.

3. The acquisition of real estate by a non-citizen is governed by the provisions of the Non-citizens (Restriction of Ownership) Act. In accordance with section 3(3)(c)(iv) of the Act, a non-citizen who intends to acquire real estate for commercial purposes, including a guest house or tourist residence, requires an authorisation from the Economic Development Board (EDB) before signing the deed of transfer of the real estate.

An application must be submitted in accordance with the guidelines issued by the EDB. 

4. EDB will be the first point of contact for investors in relation to:

i. the acquisition of a property ;

ii. leasing a property; and

iii. the acquisition of shares in a company that owns a property.

5. For investors wishing to acquire shares in a company that does not own any real estate, the minimum investment must be at least Rs. 10 million.

6. On receipt of an application, the EDB will consult with the Ministry of Tourism and any other relevant organisation. The EDB’s recommendations, together with the views of the Ministry of Tourism, are sent to the Prime Minister’s Office for determination of the application. Upon receipt of the approval from the Prime Minister’s Office, the EDB must authorise the applicant to acquire a guest house or tourist residence and inform the Ministry of Tourism.

7. Investors are required to submit their application to the EDB

8. A non-citizen may only apply to acquire or lease a guesthouse or tourist home if:

a. The non-citizen is a company incorporated under the Companies Act 2001

b. The non-citizen has a letter of no objection to the project proposal from the Ministry of Tourism

c. The minimum investment, excluding land cost, in the acquisition or lease of an existing B&B or tourist residence must be at least Rs. 10 million

e. The minimum investment, excluding the cost of land, in developing a new guest house or tourist residence shall be at least Rs. 30 million.

9. The layout and facilities of the guest house/tourist residence should be in accordance with the guidelines of the Tourism Board for hotels and tourist residences and should be aimed at the high end of the market segment.

10. The guest house / tourist residence shall have a unique and exquisite charm, comfort and atmosphere. The project proposal should be of high architectural design, illustrating the local tropical character. Art prints or 3D sketches describing the design character of the proposed development must be approved by the Ministry of Tourism.

11. Management must be linked to the investment. However: 

a. If the investor has no management expertise, a local manager is appointed.

b. If the investor will also act as a manager, he/she must have a proven track record in management and have held management positions in similar institutions abroad for at least 5 years.

12. With the exception of the owner/manager, all other employees must be locals.

13. The guest house / tourist residence must comply with the safety and security measures laid down by the tourist authority and be equipped with security devices installed by a licensed security company. 

• A foreign investor will need to submit an application for any request to acquire property for a professional, commercial or industrial activity, or for any tenancy of more than 20 years.

• A business activity includes:

1. The development of a shopping centre, offices, warehouses, for its own use, or to be sold or leased.

2. The development of an PDS project

3. Any other real estate investment for profit, with the exception of portions of vacant land or residential dwellings unless they are developed in a PDS or are apartments within a building constructed as a ground floor + 2 floors minimum.

–  Registration fees

– For the IRS and RES, the fixed costs associated with the properties require owners to pay either a 5% registration fee of the final value of the property or an amount equivalent to USD 70,000 for the IRS or USD 25,000 for the RES. The PDS scheme therefore differs from the RES and IRS, in order to harmonise the programmes, i.e. small and large lots will be subject to the same constraints with a single tax.
– Different residence permits :

– Retiree permit

– Occupation permit – Professional (employee and self-employed) (Read more: https://www.edbmauritius.org/fr/centre-dinformation/permis-doccupation)

– Investor Permit
– Premium Visa (Read more – https://www.edbmauritius.org/fr/visa-premium-maurice)

Mauritius, a charming and dreamy destination… The azure blue of the ocean, its multiculturalism, its traditions and its idyllic scenery, make it an ideal place for holidaymakers or for a honeymoon. But not only that! In fact, this beautiful country, in addition to its dreamy landscapes, also offers other advantages for people wishing to settle there on a long-term basis. The key is an exceptional living environment.

Are you thinking of moving to Mauritius? Several permits allow you to do so:

– The Residence Permit (valid for three years and renewable)

– Permanent Residence Permit (10 years, renewable)

– The Young Professional Occupation Permit

– The Occupation Permit

For more details on these different permits, we invite you to consult the page of the Economic Development Board (EDB), which is in charge of processing all these files.

Whether you are a retiree, an investor, a professional or an entrepreneur, it is possible to find your place in Mauritius and envisage a peaceful future, whether you are alone or with your family.

In addition to this exceptional setting, there is a pleasant climate, a variety of leisure activities, friendly people, access to new technologies (the country is undergoing strong development), education and an advantageous tax system. On this last point, here are the highlights:

– 15% tax rate – No inheritance tax

– No tax on dividends or capital gains

– No double taxation agreement with almost 50 countries

However, it is not easy to project yourself in a new country without a home base. That’s why LUXOR PROPERTIES LTD real estate agency offers you a personalised and high quality service.

Do you want to rent? We offer properties in all regions of Mauritius, in all categories and all budgets. Our aim is to cater for everyone and not to put aside any accommodation, whatever it may be. You will be able to choose from a complete range of properties for rent, from the most modest to the most upmarket. We adapt to your needs in order to satisfy them.

Would you prefer to buy directly? We can offer you properties that are accessible to foreigners. Indeed, several programmes currently allow this. You can choose between properties under the Property Development Scheme (PDS), the Smart City project or Ground+2 Apartments.. Please note that the purchase of a property over a certain amount can qualify you for Permanent Residence Permit. Detailed information can be found on the EDB website.

So… what are you waiting for?

LUXOR PROPERTIES: We make your life better