Mauritius' east coast showpiece, Belle Mare runs 10 km of white-sand beach, turquoise lagoon and championship golf, anchored by One&Only Le Saint Géran, Constance Belle Mare Plage and the Long Beach resort. Fine Luxury Property advises international buyers on beachfront villas, PDS golf residences and lagoon-front apartments on the island's most prestigious coastal stretch.
Front-line beach villas inside the Belle Mare integrated schemes (PDS), typically four-to-six bedrooms with direct lagoon access, private pools and 1,500-4,000 m² grounds, priced from USD 3 million to USD 15 million plus.
PDS villas and townhouses on the Legend and Links golf courses of Constance Belle Mare Plage and Anahita (neighbouring), with fairway frontage, shared beach club and golf-membership packages, priced USD 1.5 million to USD 6 million.
Two-to-four bedroom PDS apartments with lagoon or garden views, shared pools, concierge and beach-club access, typically USD 700,000-USD 2.5 million, popular with second-home and rental investors.
Trophy private estates combining main villa, guest pavilions, direct beach frontage and staff quarters, typically 5,000-10,000 m² grounds, the island's most prestigious residential asset class and the core market for family-office buyers.
Fine Luxury Property operates as a boutique real estate agency and buyers' consultancy for Mauritius, with a dedicated Belle Mare desk covering the east-coast PDS and IRS schemes. Our multilingual team works fluently in English, French, Creole and Portuguese, advising European, South African, French and Indian buyers on permanent-residency-linked acquisitions, and coordinates Economic Development Board approvals, registration-duty settlement and notarial completion end-to-end.
Belle Mare's 10 km beach is widely regarded as the best on the island, with a protected lagoon, white sand, consistent trade winds and water temperatures of 24-28°C year-round. The beachfront is fringed by some of the Indian Ocean's most celebrated five-star resorts, anchoring prestige and tenant demand.
Belle Mare schemes operate under the Property Development Scheme (PDS) and historical Integrated Resort Scheme (IRS) frameworks. Acquisitions of USD 375,000 or more qualify the buyer, spouse and dependent children for Mauritius permanent residency for as long as the property is held, a unique residency-by-real-estate pathway in the Indian Ocean.
Constance Belle Mare Plage's Legend and Links courses, both 18-hole championship layouts, sit inside the Belle Mare cluster. Neighbouring Anahita (Beau Champ) adds the Ernie Els signature course, creating an east-coast golf density that anchors autumn and spring tourism into traditionally shoulder months.
One&Only Le Saint Géran, Constance Belle Mare Plage, Long Beach, The Residence and Shangri-La Le Touessrok (Trou d'Eau Douce, adjacent) together form the densest concentration of trophy resorts in the Indian Ocean, supporting a hospitality economy that directly underpins Belle Mare residential values.
Foreign buyers in Mauritius acquire real estate primarily through the Property Development Scheme (PDS, in force since 2015) or legacy Integrated Resort Scheme (IRS) projects. Each has different ownership structures, minimum thresholds and rental-pool obligations. We brief buyers on the specific scheme of every Belle Mare property before offer.
All foreign acquisitions require Economic Development Board (EDB) approval. We prepare and submit the EDB application alongside the reservation, including proof of funds, source-of-wealth documentation and due-diligence disclosures. Approval typically takes 4-8 weeks from complete file submission.
A reservation agreement takes the property off the market while our legal team verifies the developer's PDS certificate, title deed, building permits, environmental impact assessment, notary dossier and any restrictive covenants. Beachfront plots require specific verification of Pas Géométriques public-domain boundaries.
Completion is executed before a Mauritian notary. Foreign buyers pay 5% registration duty plus 5% land transfer tax, totalling 10% transaction cost, alongside notary fees of roughly 1-2%. For USD 375,000+ acquisitions, the permanent residency application is filed simultaneously through the EDB.
Permanent residency status is issued to the buyer, spouse and dependent children once the deed is signed and the EDB confirms the minimum USD 375,000 threshold. Residency is valid for as long as the property is held. No minimum stay is required, and the residency pathway does not currently imply Mauritian tax residency unless 183+ days are spent on-island.
Mauritius is one of only a handful of jurisdictions globally where real-estate acquisition of USD 375,000 or more delivers permanent residency for the buyer, spouse and dependent children, with no minimum-stay requirement and renewable for as long as the property is held, a materially more flexible structure than most European Golden Visa regimes.
Mauritius operates a flat 15% personal income tax, no inheritance tax, no capital gains tax on real estate held by individuals, and an extensive double-tax treaty network. For international buyers structuring cross-border wealth, the island's fiscal regime is among the most attractive in the Indian Ocean.
Belle Mare's beachfront plots are strictly limited, all sitting within defined PDS or IRS schemes. The Pas Géométriques public-domain rules prohibit new private construction on the foreshore, creating structural scarcity for the existing front-line villas and underpinning long-term appreciation.
Mauritius is increasingly recognised as a premier retirement destination, with a flat 15% tax rate, English- and French-language services, high-quality private healthcare at Wellkin and Clinique Darné, and direct flights to Europe, South Africa and the Middle East. Belle Mare's trophy east-coast positioning suits retirement buyers seeking premium amenity.
Most Belle Mare PDS schemes operate professional rental-pool management under resort operators (Constance, Anahita Beachcomber), delivering net rental returns of 3-5% with all operations handled by the resort. This removes operational friction typically associated with Indian Ocean second-home ownership.
Belle Mare beachfront villas trade at USD 7,500-USD 15,000 per square metre, typically USD 3-USD 15 million for a four-to-six bedroom beachfront residence. Belle Mare golf villas inside PDS schemes run USD 4,500-USD 8,500 per square metre, typically USD 1.5-USD 6 million. Lagoon-view PDS apartments sit at USD 4,000-USD 7,000 per square metre (USD 700,000-USD 2.5 million). Trophy private estates on direct beach frontage reach USD 10,000-USD 20,000 per square metre and can exceed USD 25 million for the most prestigious residences.
Belle Mare beachfront villas typically range from USD 3 million at the entry of the PDS schemes to USD 15 million for the highest-grade front-line residences, with trophy private estates regularly trading above USD 20 million. On a per-square-metre basis, beachfront villas average USD 7,500-USD 15,000, with premiums for extensive private beach frontage, direct lagoon access, mature landscaping and resort-branded management. Belle Mare commands a premium of roughly 25-40% over most other Mauritian coastal micro-markets on equivalent specification.
Yes. Acquisitions of USD 375,000 or more inside a Property Development Scheme (PDS) or legacy Integrated Resort Scheme (IRS) project grant Mauritius permanent residency to the buyer, spouse and dependent children for as long as the property is held. Application is filed simultaneously with the purchase through the Economic Development Board (EDB). There is no minimum-stay requirement. Residency does not automatically trigger Mauritian tax residency, which is assessed separately against the 183-day presence test.
Belle Mare is one of the island's most sought-after retirement destinations. The combination of a protected lagoon, 10 km of white-sand beach, year-round 24-28°C climate, championship golf, English- and French-speaking service culture and high-quality private healthcare makes it compelling for retired buyers. Mauritius offers a flat 15% personal income tax, no inheritance tax, no capital gains tax on individually-held real estate and direct flights to Europe. Permanent residency at USD 375k and upwards removes immigration friction entirely.
Belle Mare hosts some of the Indian Ocean's most celebrated resorts. One&Only Le Saint Géran occupies a private peninsula at the north of the bay. Constance Belle Mare Plage anchors the central beach and operates the Legend and Links championship golf courses. Long Beach, The Residence and Shangri-La Le Touessrok (neighbouring Trou d'Eau Douce) complete the cluster. Anahita in Beau Champ, immediately south, adds the Ernie Els signature golf course. This resort density is the core prestige anchor of the east coast.
Belle Mare peak-season villa rentals typically deliver 4-6% gross yield, with occupancy concentrated October-April during the southern-hemisphere summer. Resort-managed PDS apartments in rental pools operated by Constance, Anahita Beachcomber and similar operators run 3.5-5% gross. Golf-residence long-lets sit at 3-4% gross. PDS rental pools deliver roughly 4-5% net to the owner, with the operator handling all management, marketing and maintenance. Net yields sit 100-200 bps below gross after management, service charges and Mauritian income tax at 15%.
Foreign buyers pay 5% registration duty plus 5% land transfer tax on PDS and IRS acquisitions, totalling 10% transaction cost. Notary fees add roughly 1-2%. Economic Development Board processing fees are charged separately and vary by scheme. Mauritius has no annual property tax on residential real estate, no inheritance tax and no capital gains tax on individually held property. Personal income tax is a flat 15%, which applies to rental income for residents; non-resident rental income is generally taxed at the same 15% rate under double-tax treaties.
Yes. Mauritian acquisitions involve Property Development Scheme compliance, Economic Development Board approval, Pas Géométriques coastal-zone verification and permanent-residency filing, a workflow that materially benefits from experienced local representation. Our multilingual team works in English, French, Creole and Portuguese, routinely advising European, South African, French and Indian buyers on Belle Mare transactions, and coordinates with Mauritian notaries, EDB consultants and tax counsel to deliver a single end-to-end workflow.
Serving international clients in Belle Mare. Expertise in historic preservation, new developments, and investment properties across all neighborhoods.
Before you go
Tell us what you have in mind — a location, a budget, a type of home — and a member of our team will come back to you personally. No obligation.
A member of our team will be in touch with you shortly.
