To settle in Mauritius is to choose a different rhythm of life, in a paradise environment. It also gives life to an ambitious personal project. Are you contemplating living abroad and acquiring exceptional property accessible to non-residents? This guide accompanies you step by step: preparation of your real estate project, administrative procedures and integration to succeed your expatriation and value a transmissible heritage.
Selecting an Expatriate to Mauritius
An exceptional living environment between nature and modernity
Between sea and mountains, Mauritius has an exceptional living environment. Its beaches and turquoise lagoons embody the image of tropical paradise, while its volcanic reliefs give it a more wild beauty. The mild and sunny climate allows you to fully enjoy outdoor activities throughout the year. Expatriates particularly appreciate the variety of leisure activities available: golf, diving, kite riding, hiking in national parks or discovering local culture.
The island is also rich in a fascinating history. It also has two UNESCO World Heritage sites. Morne Brabant, an iconic mountain on the west coast, offers beautiful hiking opportunities with spectacular views. As for Aapravasi Ghat in Port Louis, the building bears witness to the island's history and cultural heritage.
Beyond these natural and historical assets, the island has quality infrastructure and modern services. The major cities offer all the essential services and amenities: modern shopping centres, well-equipped hospitals and clinics, renowned international schools...
The Mauritian government has a clear desire to reconcile economic growth with environmental preservation. This is reflected in the support for more sustainable urbanization, promoting eco-responsible real estate projects in which the Jiva Santosha.
Mauritius, for example, combines the best of both worlds: a preserved natural environment and modern infrastructure.
An attractive economic and tax hub for investors
A dynamic economic centre
Located between Europe, Africa and Asia, Mauritius enjoys a strategic position favourable to international trade. The development of business areas (Cybercity d'Ebène, Moka Business Park) demonstrates this dynamic by welcoming hundreds of international companies.
The country is based on promising sectors, including high-end tourism and luxury real estate. These areas attract international buyers each year seeking stability and performance.
For non-resident investors, Mauritius meets all the conditions to diversify its assets, establish a secondary residence or acquire real estate in an attractive tax environment.
A simple and advantageous tax system
Mauritius offers a clear and particularly favourable tax framework for foreign investors. There is no tax on capital gains, estates or dividends for non-residents (depending on tax residence). Foreign pensions may be exempt from tax for 10 years, according to existing tax treaties and non-double taxation treaties. Moreover, income tax is capped at 20%, with a reduced rate of 10% for pensioners.
Real estate investments made in their own name or through a local company are subject to a corporation tax of 15%. This scheme applies in particular to acquisitions made under the PDS (Property Development Scheme), which allows you to obtain a residence permit from 375,000 USD. Programmes such as Jiva Santosha, in line with this logic of sustainable and transmissible heritage investment.
Prepare his expatriation to Mauritius in 3 stages
Exploratory visit
Before you complete your expatriation or real estate investment project in Mauritius, plan a 2 to 4 week immersion. A stay between May and September, outside the high tourist season, offers ideal conditions to discover Mauritian daily life. This period allows you to adapt, evaluate infrastructure (health, education, connectivity, mobility) and refine your installation project in Mauritius. It is also an opportunity to meet real estate and expatriation professionals, who will accompany you throughout your project.
Understanding the real estate buying process
Buying real estate in Mauritius as a foreigner is a managed and secure process. The acquisition can be made in its own name, via a domestic company or an SCI, depending on the project. A number of mechanisms allow for legal investment, provided that the required thresholds and formal procedures are respected. The Property Development Scheme (PDS) is the main legal framework for non-citizens wishing to acquire residential property. This program may include goods sold in VEFA (Sale in the Future State of Completion), a very common purchasing modality in Mauritius.
Property Development Scheme (PDS): a legal investment framework
The PDS is the preferred arrangement for foreign buyers wishing to settle or invest in rental property. This programme covers the purchase of real estate by foreigners in Mauritius. It concerns high-end residential projects approved by theEconomic Development Board (EDB) integrating security, concierge and welfare services. Starting at USD 375,000, the investor obtains a residence permit valid for him and his family. The PDS ensures a secure legal framework, transparency in transactions and long-term asset valuation. Among the programmes that meet these criteria, Jiva Santosha is distinguished by its eco-responsible approach. It is intended for buyers who want to combine values with reliable and sustainable real estate investment. Find all the details in our article : Everything you need to know about the Property Development Scheme (PDS) in Mauritius.
VEFA: a method of purchasing on a plan
The Future State Sale of Completion (VEFA) allows you to acquire property in full ownership before or during its construction. Widespread in PDS projects, this purchasing modality offers solid guarantees: notarial contract, legal protection, financial guarantee of completion (GFA), progressive payments according to the progress of the construction site, construction guarantees (decade, biennial and hidden defects), etc. VEFA is particularly suitable for buyers wishing to anticipate their installation. It also makes it possible to benefit from a new property in a structured programme and to benefit from a favourable tax system. Discover the key steps of VEFA in our guide: Purchase on plan in Mauritius: the step-by-step process for foreigners.
Find a real estate in Mauritius
The advantages of a real estate investment
Investing in real estate to settle in Mauritius means benefiting from a favourable tax system in a stable political and economic environment. Legal certainty, the free movement of capital and the absence of double taxation on foreign rental income (depending on tax residence) are all benefits for non-Mauritian investors.
Property acquired under the SDP may be held in full ownership, leased, resold or freely transferred. In addition, the high-end real estate market is supported by constant demand, particularly in popular areas such as Black River. Choose a program like Jiva SantoshaIt is to diversify its heritage abroad with a tangible asset, valuable over time and eligible for a residence permit.
Focus on Black River: a prime location for investors
Located on the west coast of Mauritius, Black River is a popular area for its exceptional natural setting and dynamism. Close to the Black River Gorges National Park, the area also has quality infrastructure: shops, medical centers, international schools, golf, beach club, restaurants, marina and water activities. The sector therefore attracts an international clientele seeking quality of life and heritage value. It is in this context that the Domaine de Palmyre, a private domain 10 minutes from Tamarin, overlooking the lagoon and the Morne Brabant. The programme Jiva Santosha, located in the heart of this estate, enjoys an ideal location for a permanent real estate placement.
Eco-responsible real estate: a strong trend in Mauritius
In Mauritius, eco-responsible real estate is a strong focus, supported by public policies and growing international demand. Some recent projects are beginning to incorporate eco-building principles: sustainable materials, optimized resource management and bioclimatic design adapted to tropical climate.
The programme Jiva Santosha, in the centre of a preserved natural estate, illustrates this new trend. Each bioclimatic villa is designed to minimize its environmental impact while maximizing comfort and luxury. For buyers, these criteria are no longer a mere ethical choice: they become a lever for asset valuation and differentiation in the high-end market.
Moving to Mauritius: the first administrative formalities
Obtain a residence permit
Mauritius offers several types of permits adapted to expat profiles: residents, investors, retirees, teleworkers, employees or self-entrepreneurs.
For real estate investors, the simplest and most advantageous arrangement remains the purchase of a property in a PDS program, with a minimum amount of USD 375,000. This investment entitles the purchaser, his spouse and dependent children (up to 24 years of age) to a residence permit without conditions of income. The permit is valid as long as the investor remains the owner of the property.
Other permits, such as the Premium Visa, the Retired Permit, the Investor Permit or the Occupancy Permit, are accessible according to the profile and professional project of the expat.
All files are reviewed by theEconomic Development Board (EDB), with an average delay of 4 to 8 weeks. Once you have obtained the permit, you can live in Mauritius every year, work there (according to the permit), open a bank account, access health care and schools.
The expert company LLH Partners Ltd can assist you in any administrative and legal process related to obtaining your licence.
Other practical formalities for settling in Mauritius
Get a Tax Number (TIN)
The tax number is required to work, start a business or buy real estate. The request is made online via the Mauritius Revenue Authority (MRA), with treatment time of approximately one week. You will be asked for all administrative or financial procedures, including opening a bank account.
Open a bank account
Opening a local bank account is necessary to manage your finances. Mauritian banks offer accounts in euros and rupees. Some institutions, such as MCB, Afrasia, BCP, Maubank, SBM, ABC, among others, can initiate the online process before you arrive.
Bringing pets
The rules for bringing pets to the island are strict. An up-to-date vaccination logbook, an electronic chip and about 40 days on arrival are mandatory. It is advisable to start the procedure 3 to 6 months before departure to avoid any bad surprise. Some breeds of dogs, such as pitbulls or Argentine drugs, are prohibited on the island. Expert companies can take care of all your efforts.
Once completed, these formalities will allow you to focus fully on your installation and new life under the Mauritian sun.
Living in Mauritius and integrating
Mauritian languages and culture: integrating naturally
Language: a bridge between cultures
In Mauritius, three languages are fluent:
- FranThis : usual language (70% Francophones)
- English Business, administrative and school language
- Mauritian Creole : language of daily life, mixture of French, African and Indian
Mauritians easily move from one language to another in the same conversation, reflecting their cultural flexibility. To facilitate your integration into Mauritius, think about learning some Creole expressions useful in everyday life.
A cultural and religious mosaic
The mix of Indian, African, European and Chinese cultures makes island life rich and welcoming. The Mauritian population is predominantly Hindu (48% in 2022 according to Statistics MauritiusBut also Catholic, Muslim and Buddhist.
Respect for cultural practices is a fundamental value in Mauritius. The great national and religious holidays (Diwali, Cavadee, Eid al-Fitr, Christmas...) are celebrated by all, symbol of tolerance and living together.
Integrating into Mauritius also means participating in these moments of sharing and adopting the multicultural philosophy that makes the island rich.
Moving to Mauritius via real estate investment requires rigorous preparation and a good knowledge of the purchasing process and local approaches. By structuring each step with method, you maximize the chances of successful expatriation and lasting investment.
Want to be accompanied to find the ideal property or invest in Mauritius for a long time? Contact our team We advise you at each stage of your project.