Property prices in Mauritius: market and luxury areas
Grand Baie, Mont Choisy, Tamarin, Rivière Noire, Beau Champ, Bel Ombre: behind the idyllic image of Mauritius lie very different real estate markets. Here are the essential points to understand prices and the main prestigious areas.
To speak of a single "real estate price in Mauritius" would be misleading. The Mauritian residential market combines housing intended for the domestic market, contemporary apartments, coastal villas, residences accessible to foreign buyers, and prestigious properties whose values can reach tens or even hundreds of millions of rupees.
Within a few dozen kilometers, price levels and buyer profiles can change radically. A villa in Grand Baie, a penthouse in Tamarin, a property in Rivière Noire, and a villa in a golf resort in Beau Champ do not belong to the same micro-market.
This analysis deliberately distinguishes between two families of data: the official index of residential transaction prices published by Statistics Mauritius and the asking prices in real estate advertisements observed on the market in 2026.
These data points should never be added together or averaged. One measures the evolution of recorded transactions; the other allows us to observe the level of properties currently offered for sale.
📊 The Mauritian real estate market in Q2 2026
Statistics Mauritius has just published its Residential Property Price Index (RPPI) for the second quarter of 2026. This index tracks the evolution of prices of houses and apartments actually sold and whose deeds have been registered with the Registrar General Department.
The index was 240.9 in the first quarter of 2026 and therefore reached 248.9 in the second quarter. In year-on-year comparison, the movement is much more moderate: Q2 2025 already showed an index of 247.8.
This reading is interesting: after several years of strong growth in the residential market, the national level remains high, but the annual change has become much more contained.
However, this variation should not be mechanically applied to a luxury villa in Grand Baie or Beau Champ. The RPPI is an aggregated national index, not a neighborhood-by-neighborhood property rating.
Official transactions and advertised prices: two different measures
This distinction becomes particularly important in luxury real estate. A few large villas or penthouses can significantly alter the average listing price, especially when the number of available properties is limited.
To make the amounts more readable for an international clientele, the equivalencies are calculated from the indicative rates of the Bank of Mauritius available on September 25, 2026, rounded here to approximately €1 = Rs 55.4 and US$1 = Rs 48.2.
The conversions to euros and dollars are indicative only. The actual exchange rate applied depends on the date, the financial institution, and the type of transaction.
The major areas of the luxury real estate market
To understand prices in Mauritius, it is more relevant to consider coastline, city, program and type of property than to seek a single average for the whole island.
🌴 The North
Grand Baie, Mont Choisy, Pereybère, Trou aux Biches and Grand Gaube concentrate a significant supply of villas, contemporary apartments, penthouses and premium residences.
approximately 24.4M Rs on average in 2026 listings, or approximately €441,000 / US$506,000.
approximately 38 M Rs on average, or approximately €686,000 / US$788,000.
In Grand Baie, apartments currently average around 23.8M Rs, while villas are around 38.2M Rs.
Mont Choisy is positioned even higher in certain segments: the apartments offered for sale show an average of around 29.5 M Rs, or approximately €532,000.
Indicative source: PropertyCloud, average asking prices in 2026 listings. These are not transaction prices.
🌅 The West
Tamarin and Rivière Noire are two major references for buyers looking for sea, mountains, water sports and high-end residential real estate.
approximately 26 million Rs, or approximately €470,000 / US$539,000.
approximately 79.2 million Rs, or approximately 1.43 million euros / 1.64 million US dollars.
In Rivière Noire, the price range can be even higher. Apartments are listed at around 35.5 million Rs on average, while villas reach approximately 101.1 million Rs.
For a villa, this represents, as an indication, approximately €1.83 million or US$2.10 million.
These averages reflect the composition of available listings and can be heavily influenced by very high-end properties.
🌊 The East
Beau Champ, Belle Mare, Roches Noires and Haute Rive offer a different interpretation of Mauritian luxury: large estates, golf, lagoon, integrated residences and properties offering more space.
approximately 29.3 million Rs, or approximately €529,000 / US$607,000.
approximately 136.6 M Rs, or approximately 2.47 M€ / 2.83 M$US.
These figures primarily illustrate the very specific positioning of certain areas in the East. They should not be equated with the price of a standard Mauritian house.
Roches Noires and Haute Rive also offer residential programs organized around the lagoon and a range of services, creating a specific market.
🌿 The South and Southwest
Bel Ombre occupies a unique position: natural environment, prestigious estates, golf, large plots and properties, some of which benefit from ocean views.
approximately 34 million Rs, or approximately €614,000 / US$705,000.
approximately 89.2 million Rs, or approximately 1.61 million euros / 1.85 million US dollars.
The market is less comparable to that of Grand Baie: the real estate product, density, lifestyle and customer profile differ significantly.
💎 The market accessible to foreigners forms a separate segment
The 2026 listing statistics also show a significant gap between the overall residential market and properties presented as accessible to foreigners.
According to the PropertyCloud barometer, the average listed price across all property types is currently around Rs 23.5 million. For properties advertised as accessible to foreign buyers, the average is around Rs 37 million, or approximately €669,000 / US$768,000.
This difference does not necessarily mean that a foreign buyer must pay more for a comparable property. It primarily reflects a different composition of the available market : approved developments, premium residences, new apartments, villas, golf courses, marinas, and coastal areas.
The conditions under which a non-citizen can purchase property in Mauritius are specific. These will be detailed in our guide dedicated to property purchases in Mauritius by foreigners.
Why are the price differences so significant?
Is the price per square meter really relevant in Mauritius?
The price per square meter remains useful for comparing truly comparable properties. It becomes much less relevant when mixing a 100 m² apartment, a villa on 1,500 m² of land, and a property integrated into a golf estate.
In Grand Baie, for example, PropertyCloud currently places the average asking price for apartments at around 168,000 to 180,000 Rs/m² depending on certain configurations, while penthouses and large units can far exceed these levels.
In Mont Choisy, some categories of apartments are priced at over 200,000 Rs/m². In Rivière Noire, apartments are also located at high levels, with average prices exceeding 200,000 Rs/m² for several configurations.
But applying these figures to a villa without taking into account the land, the view, the program or the amenities would lead to a very rough estimate.
⚠️ An average property value is never the value of your property
The averages presented in this article are market benchmarks. They do not allow for the automatic valuation of a property, nor for determining the price at which it will be sold.
An average number of listings can change simply because more large villas or, conversely, small apartments come onto the market.
For a prestigious property, the analysis must go down to the micro-market : precise sector, program, surface area, land, condition, view, services, accessibility and truly competing properties.
Which sector should you choose based on your project?
Our guides already dedicated to Mauritian sectors
Propriétés De Charme already has several articles dedicated to the island's micro-markets. This new pillar page aims to link them rather than replace them.
🌴 Our Luxury Real Estate Guide to Mauritius
This page is the starting point for our new series. You will gradually find our guides dedicated to zones, acquisition rules, various real estate schemes, and the sale of luxury properties in Mauritius.
Are you looking for or selling a property in Mauritius?
Villa, apartment, penthouse, waterfront property or prestigious residence: discover the properties presented on Propriétés De Charme or the visibility solutions intended for professionals and owners.
Statistics Mauritius — Residential Property Price Index, 2nd quarter 2026. RPPI 248.9, representing +3.3% compared to Q1 2026 and +0.4% compared to Q2 2025. The index uses house and apartment transactions registered with the Registrar General Department and a stratification method distinguishing between domestic/foreign transactions, property type and major regions.
PropertyCloud Mauritius — 2026 price barometers for apartments, houses, and villas: Grand Baie, Mont Choisy, Tamarin, Rivière Noire, Beau Champ, Bel Ombre, North, West, and East. This data corresponds to advertisements and not to verified transaction prices.
Bank of Mauritius — indicative exchange rates as of September 25, 2026. Euro and dollar conversions presented in the article are rounded and provided for reference purposes only.
Property prices can vary significantly depending on the date, location, type of development, property status, size, land, amenities, and marketing conditions. This article provides market information and is not an individual property valuation.