From Belle Mare's white-sand east coast to Black River's volcanic west and Grand Baie's northern bays, Mauritius combines year-round tropical climate with one of the most accessible residency regimes in the Indian Ocean. Fine Luxury Property advises international buyers on beachfront villas, golf residences and resort-branded apartments across the island.
Four-to-six bedroom beachfront villas on the east coast (Belle Mare, Beau Champ) and west coast (Tamarin, Black River), typically with direct lagoon access, private pools and tropical gardens, priced from USD 2 million to USD 15 million.
Villas and townhouses on Anahita, Heritage Le Telfair, Mont Choisy Le Parc and Avalon golf estates, combining championship-standard courses with PDS-scheme ownership structures and resort amenity access.
Resort-branded apartments and penthouses under the G+2 (ground plus two floors) scheme in Grand Baie, Tamarin and Flic en Flac, a route that opens luxury apartment ownership to foreigners without full PDS thresholds.
Large private estates and sugar-cane conversion plots in Bel Ombre, Belle Vue Harel and the south-west biosphere zone, combining heritage plantation architecture with modern luxury builds on 0.5-5 hectare sites.
Fine Luxury Property operates as a full-service Mauritian real estate agent with on-island coverage from Grand Baie in the north to Bel Ombre in the south. Our brokerage handles IRS, PDS and Smart City scheme qualification, EDB (Economic Development Board) filings, permanent-residency applications triggered by USD 375,000+ property investment, and the notaire process end-to-end. We work in English and French for buyers from Europe, South Africa and the Gulf.
Mauritius imposes no capital gains tax on property held by individuals, no inheritance tax and no wealth tax. Rental income is taxed at a flat 15% and the country has an extensive double-tax treaty network covering the UK, France, South Africa, Germany and India, making the island structurally tax-efficient for international owners.
Property investment of USD 375,000 or more in an IRS, PDS, Smart City or IHS scheme grants the buyer, spouse and dependent children permanent residency for as long as the property is held, with an option to apply for Mauritian citizenship after legal residence. This is one of the fastest residency-by-real-estate routes globally.
Mauritius ranks consistently as a top retirement destination for European and South African buyers, combining year-round 24-30°C climate, English- and French-speaking administration, high-grade private healthcare in Wellkin and Fortis Darné clinics and direct long-haul flights to Paris, London, Johannesburg and Dubai.
The east coast (Belle Mare, Beau Champ) offers white-sand lagoons and the island's flagship five-star hotels. The west coast (Tamarin, Black River, Flic en Flac) delivers dolphins, kite-surfing and dramatic mountain backdrops. The north (Grand Baie, Mont Choisy) is the nightlife and marina hub. The south-west (Bel Ombre) is UNESCO biosphere countryside.
Foreign buyers must acquire through a qualifying scheme: the Integrated Resort Scheme (IRS) for legacy resort villas, the Property Development Scheme (PDS) for newer mixed-use developments, the Smart City scheme, or the G+2 regime which allows apartment purchases in buildings of at least ground plus two floors. We identify the correct scheme before offer.
Once a property is selected, the buyer signs a reservation contract and a 5-10% deposit is held in escrow by the notaire. The file is submitted to the Economic Development Board (EDB) for foreign-buyer approval, which typically takes four to eight weeks including anti-money-laundering checks and source-of-funds verification.
Mauritian conveyancing is handled by a civil-law notaire rather than solicitor. The notaire verifies title, Morcellement permits on plot developments, the approved syndic for apartments, and any servitudes. Our team works with established notaires in Ebène and Grand Baie and coordinates French- and English-language documentation.
At signing, the buyer settles 5% registration duty plus 5% land transfer tax (paid by the seller but often negotiated) and notaire fees of roughly 1-2%. Full payment is released to the seller on registration of the deed at the Registrar General. Electricity, water and syndic accounts transfer the same day.
For acquisitions above USD 375,000 in an approved scheme, the buyer, spouse and dependent children under 24 become eligible for a residence permit valid for as long as the property is held. We coordinate the filing with Passport and Immigration Office and arrange medical, police-clearance and biometric appointments in Port Louis.
Mauritius is one of the only jurisdictions globally where a single real estate acquisition above USD 375,000 delivers whole-family permanent residency, year-round tropical climate and a stable common-law-plus-civil-law legal system, all at a price point well below Caribbean or Monaco equivalents.
The 15% flat rate on income, corporate profits and rental earnings, combined with no capital gains, no inheritance and no wealth tax, makes Mauritius structurally attractive for long-term wealth preservation, particularly for French, South African and British owners reorganising personal tax residency.
SSR International Airport handles direct flights to Paris, London, Dubai, Johannesburg, Singapore and Shanghai, positioning Mauritius as a genuine long-haul second-home destination rather than a regional island. Post-Covid, flight capacity has returned fully and new routes continue to open from European hubs.
Mauritius is officially English-speaking for government and legal matters and French-speaking socially, making it uniquely approachable for both British and French buyers. International schools (Le Bocage, Northfields, Ecole du Nord), British common-law conveyancing and French civil-law notarial practice combine to create an unusually transparent buying environment.
Entry-level luxury in Mauritius starts around USD 500,000 (roughly EUR 470,000) for a PDS townhouse in Tamarin or Flic en Flac. East coast beachfront villas in Belle Mare and Beau Champ typically trade at EUR 5,500-11,000 per square metre, or USD 2-8 million for a four-bedroom villa. West coast villas in Black River run EUR 4,500-9,500 per square metre. Grand Baie apartments sit at EUR 3,800-7,500 per square metre, and south-west Bel Ombre private estates from EUR 3,500-6,500 per square metre.
Yes, but only through specific schemes. Foreigners may acquire under the Integrated Resort Scheme (IRS), the Property Development Scheme (PDS), the Smart City scheme, or the G+2 apartment regime (buildings with at least ground plus two floors). Standalone land or villas outside these schemes are not open to non-citizens. Each acquisition requires approval from the Economic Development Board (EDB). We qualify the scheme at the outset so the buyer never falls foul of the Non-Citizens (Property Restriction) Act.
Yes. A real-estate investment of USD 375,000 or more in an IRS, PDS, Smart City or IHS scheme grants the buyer, spouse and dependent children under 24 a permanent residence permit, valid for as long as the property is held. Permit holders may live in Mauritius without annual renewal, work or run a business on the island, and eventually apply for Mauritian citizenship after qualifying legal residence. It is one of the most direct residency-by-real-estate routes globally.
Mauritius consistently ranks among the top global retirement destinations. The climate runs 22-30°C year-round with a cyclone-season risk concentrated January-March. Private healthcare at Wellkin Hospital, Fortis Darné and Clinique Darné is high-grade and English- and French-speaking. Personal income tax is 15% flat, there is no inheritance or wealth tax, and daily living costs run roughly 40-50% below Paris or London. The retirement-residence permit route starts from USD 1,500 per month of verified transfer.
The east coast (Belle Mare, Beau Champ, Anahita) is the flagship five-star corridor with white-sand lagoons and One&Only Le Saint Géran. The west coast (Tamarin, Black River, Flic en Flac) is drier, more mountainous and suits families, kite-surfers and dolphin watchers. The north (Grand Baie, Mont Choisy, Pereybere) is the nightlife and marina hub. The south-west (Bel Ombre, Chamarel) is UNESCO biosphere countryside with fewer developments and genuine privacy.
On purchase, the buyer pays a 5% registration duty. The seller technically pays 5% land transfer tax, though in practice this is often negotiated. Notaire fees run roughly 1-2% of the purchase price, plus EDB filing fees. On holding, there is no annual property tax, no wealth tax and no inheritance tax. Rental income is taxed at a flat 15%. On resale, individuals pay no capital gains tax. Corporate or trust structures may face different treatment, which we model case by case.
The Property Development Scheme is the most common route for new luxury developments in Mauritius. PDS projects are approved by the EDB and must include a residential component of mixed typologies, public amenities and an integrated social component. Foreigners can buy villas, townhouses or apartments within a PDS without a minimum plot size, subject to the scheme-level price threshold. PDS ownership confers the USD 375,000+ residency right and full freehold title to the buyer, with a clear route to resale.
Yes. Mauritius follows a French-derived civil-law system: all real-estate transactions are executed through a notaire rather than solicitor. The notaire is jointly appointed by buyer and seller but acts as an impartial officer. A qualified real estate agent confirms scheme eligibility, negotiates price, coordinates EDB submission and manages due diligence on Morcellement permits, syndic and servitudes. Fine Luxury Property works with established notaires in Ebène and Grand Baie across PDS, IRS and G+2 transactions.
Serving international clients in Mauritius. Expertise in historic preservation, new developments, and investment properties across all neighborhoods.
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