Buying property in Mauritius and obtaining a residence permit
Purchasing property in Mauritius can, under certain real estate conditions and above the applicable regulatory threshold, allow a non-citizen to obtain a residence permit. However, buying property and becoming a resident are not automatically synonymous.
USD 375,000 is the benchmark amount to know when considering property ownership in Mauritius. However, this figure must be considered in context: the property must fall within a framework that allows for obtaining the permit, and the conditions of the relevant regulations must be met.
A PDS villa, an IRS or RES property, a home in a Smart City, or a G+2 apartment can all lead to different situations. Therefore, the property price is never the only criterion to consider.
This guide is based primarily on information and guidelines published by theEconomic Development Board Mauritius, as well as on residency rules and information from the Mauritius Revenue Authority to distinguish between administrative and fiscal residency.
Immigration, investment, and tax regulations are subject to change. Before any acquisition motivated by a residential project, the eligibility of the property and the buyer must be confirmed with the relevant authorities and professionals.
The key figure to remember for real estate residences
The Economic Development Board provides access to a residence permit for a non-citizen who acquires residential property that meets the conditions of an eligible scheme and the applicable regulatory property threshold.
The threshold of USD 375,000 is notably used for IRS, RES, PDS, Smart City schemes and for the residence permit associated with a G+2 apartment.
However, pay close attention to the legal wording: depending on the scheme, the texts and guidelines use "at least USD 375,000" or, particularly for the PDS, a value exceeding USD 375,000. The specific details of the application must therefore be verified before committing.
Buying a property and obtaining residency: two different thresholds
A non-citizen can acquire, under certain conditions, an apartment in a building with at least two floors above the ground floor, starting from 6 million Mauritian rupees, with prior approval from the EDB.
This threshold relates to the right to acquire the property.
For a G+2 apartment to allow a non-citizen to benefit from a real estate residence permit, its value must reach the threshold of USD 375,000 or its eligible equivalent.
This threshold relates to the residence linked to real estate investment.
It is therefore perfectly possible for a foreigner to legally buy an apartment in Mauritius without this purchase alone granting him the right to a real estate residence permit.
Which property regimes can pave the way for residency?
The EDB indicates that a non-citizen acquiring a PDS residential property worth more than USD 375,000 may be eligible for a residence permit, valid as long as they remain the owner of the property.
Existing properties under the former Integrated Resort Scheme and Real Estate Scheme continue to be transacted. The EDB provides for the residence of the non-citizen and their dependents when the investment reaches the regulatory threshold.
Smart Cities combine residential real estate, economic activities, services, and infrastructure. The Smart City Scheme guidelines stipulate a residence permit for the acquisition of residential property meeting the threshold of USD 375,000.
An apartment located in a building with at least two floors above the ground floor may allow residence when the acquisition reaches at least USD 375,000 and meets the applicable conditions.
The IHS framework also provides for resident status for non-citizens when the hotel unit is acquired for an amount meeting the regulatory threshold of USD 375,000.
A special pathway exists for certain Residence Permit or Occupation Permit holders wishing to acquire residential property outside of the Schemes starting at USD 500,000. This is a different mechanism: the purchaser must already meet the residency requirements.
🏢 The case of G+2 deserves special attention
The G+2 is the clearest example of the difference between "being able to buy" and "obtaining residency through purchase".
Subject to prior approval by the EDB, a non-citizen can acquire an eligible apartment starting from this amount.
The G+2 residence permit is issued when the acquisition reaches at least this amount or its equivalent in an eligible currency.
The G+2 permit is linked to ownership: the EDB specifies that it remains valid as long as the non-citizen remains the owner of the dwelling concerned.
👨👩👧👦 Can the permit apply to the family?
Yes. Property plans also allow for the possibility of extending residency to certain dependents. The exact definitions should be verified according to the plan and family situation.
The PDS guidelines specifically require supporting documents to establish the family relationship and dependency. Therefore, the contents of the file must be verified for each family member.
⏳ How long does a real estate residence permit last?
One of the advantages of the property scheme is that the permit is not presented as a simple tourist visa for a few months.
For the PDS, the EDB indicates that the permit is valid as long as the non-citizen remains the owner of the residential property. The same logic of maintaining ownership is expressly provided for the G+2.
This also means that property is not only the initial basis of the claim: it remains linked to the basis of residency status.
Therefore, this property permit should not be confused with a right of residence that is completely independent of the property acquired.
How do I obtain the permit after the purchase?
The exact procedure depends on the Scheme, but the general principle is based on the acquisition and registration of the eligible property, and then on the preparation of the residency file.
What documents are needed?
The exact list must be confirmed at the time of application. The EDB guidelines specifically mention the following documents.
🔄 What happens to the permit if you resell the property?
This is a question to anticipate even before the acquisition.
When a residence permit has been obtained on the basis of ownership of eligible property, the preservation of that property is an essential condition for maintaining that status.
For the PDS and G+2 programs, the EDB documents explicitly state that residency remains valid as long as the non-citizen retains ownership of the property. IRS/RES regulations also stipulate that the EDB must notify the immigration authority when the conditions for resident status are no longer met.
Therefore, reselling should never be considered neutral for the residence permit.
If the owner wishes to remain in Mauritius after the sale, it is prudent to arrange in advance their future basis of residence: new eligible acquisition, other applicable permit or other status provided for by legislation.
The possible continuity of status must be confirmed before the transfer; it must not be presumed.
Can you work in Mauritius with a real estate permit?
The EDB specifically indicates that non-citizens holding a residence permit obtained under PDS are exempt from the obligation to obtain an Occupation Permit or a Work Permit to invest and work in Mauritius.
A comparable exemption is indicated for holders of a residence permit under IRS/RES.
For any other professional scheme or situation, however, it is advisable to check precisely the rights attached to the permit held before engaging in any activity.
⚠️ A residence permit does not automatically mean tax residency
This is a particularly important distinction for an international buyer.
Residence permits fall under immigration law. Tax residency , on the other hand, is governed by the criteria set out in Mauritian tax legislation.
The Mauritius Revenue Authority notably considers the criterion of a presence in Mauritius for at least 183 days during the year in question.
Another criterion is based on a cumulative presence of at least 270 days over the period defined by legislation, including the year in question and the two preceding years.
Domicile is also a criterion provided for by Mauritian tax law, subject to the rule relating to the permanent place of residence.
The Mauritius Revenue Authority has already clarified in a published decision that simply owning a residential property in Mauritius does not automatically make its owner a tax resident when they do not meet the applicable criteria.
For any international mobility, the situation must also be examined with regard to the country of departure and any applicable tax treaties.
✨ New in 2026: not to be confused with the Golden Visa
Mauritius introduced a Golden Visa Scheme for international investors. This is a separate scheme from residency obtained through the purchase of a property worth USD 375,000.
According to the Economic Development Board, the Golden Visa is initially granted as a renewable two-year e-Visa . The holder must make a minimum investment of USD 1 million in a project within an eligible economic sector within the first twelve months
The sectors announced include financial services, FinTech, information technology, tourism and hospitality, industry, health and wellness, education, renewable energy, blue economy and other innovative activities.
Once the minimum investment is made, the holder becomes eligible to apply for a Permanent Residence Permit. The scheme also extends to close family members according to its own rules.
The Golden Visa is therefore not a new real estate program replacing the $375,000 threshold. The two pathways must be analyzed separately.
Questions to ask yourself before buying to become a resident
⚖️ $375,000 USD never means "automatic residency with any property"
This is probably the most important sentence in this guide.
The threshold of USD 375,000 does not transform just any Mauritian villa, house or apartment into a basis for a residence permit.
The property must fall within a framework that permits acquisition by a non-citizen and the granting of a permit. Therefore, the project's status, the type of ownership, the price, the buyer, and the procedure must all be reviewed together.
Similarly, a real estate advertisement mentioning "permanent residence" or "Golden Visa" deserves to be checked against official texts and procedures: these expressions may cover legally different arrangements.
🌴 Luxury Real Estate Dossier in Mauritius
Find our other guides dedicated to the Mauritian real estate market, the rules applicable to foreign buyers and the main prestigious areas.
Are you looking for a property in Mauritius?
PDS villa, G+2 apartment, IRS or RES property, residence in a Smart City: explore the properties currently presented on Propriétés De Charme.
Propriétés De Charme is a real estate portal, not a real estate agency. Information regarding residency, immigration, and taxation is provided for general purposes only and does not replace an individual review of your case by the Economic Development Board, immigration authorities, a notary, or a specialist advisor.
Economic Development Board Mauritius — Real Estate & Hospitality: IRS, RES, PDS, Smart City, G+2 apartments and real estate residence.
Economic Development Board – Real Estate & Hospitality
EDB – Guidelines for IRS / RES / PDS Buyers: residency requirements, required documents and rules relating to the resale of properties.
EDB – Property Development Scheme Guidelines: conditions applicable to the PDS, dependents and residence application file.
EDB – Smart City Guidelines: residence linked to the acquisition of an eligible residential property in a Smart City.
EDB – Guidelines for Acquisition of Apartments & Residency Permit: G+2 conditions, acquisition threshold and residence.
EDB – Golden Visa Scheme, 2026: a new residency pathway for investors making an investment of at least USD 1 million in an eligible economic sector.
Economic Development Board – Golden Visa Scheme 2026
Mauritius Revenue Authority: criteria for determining an individual's tax residence, including the 183-day and 270-day rules.
Mauritius Revenue Authority – Individuals
The regulatory framework may change. Before acquiring a property with the aim of obtaining or retaining a residence permit, the applicable conditions must be verified with the relevant organizations and professionals.