Property Schemes Available to Foreigners

June 15, 2026

Property Schemes Available to Foreigners

Here are the different options offered by the Economic Development Board (EDB) of Mauritius, the official reference authority for the acquisition of real estate by foreigners (non-citizen individuals), including options that allow the granting of a residence permit.

1. Property Development Scheme (PDS)

The Property Development Scheme is one of the main real estate acquisition regimes available to foreigners in Mauritius.

It allows the purchase of high-end residential properties (villas, apartments, penthouses, etc.) within premium integrated developments designed around a complete lifestyle environment (green spaces, leisure facilities, and services).
The purchase price must exceed a minimum threshold of USD 375,000, or the equivalent in another currency, to qualify for a permanent residence permit valid for the investor, their spouse, and their children for as long as the property is owned.
The residence permit does not require any employment obligation in order to remain a resident.

This is currently the most widely used scheme for residential property purchases by foreigners in Mauritius.

2. Integrated Resort Scheme (IRS) and Real Estate Scheme (RES)

These two historical schemes are still in place and also allow foreigners to acquire property:

IRS: integrated residential developments often associated with leisure facilities such as golf courses and marinas.
RES: a similar scheme, generally involving smaller-scale residential projects compared to IRS.
As with the PDS, the acquisition of a property under these schemes with a value of at least USD 375,000 entitles the investor and their family to a residence permit.
Properties may be freely rented out or resold.

Note: Some observers point out that the PDS has gradually replaced and simplified the IRS and RES schemes, although the latter remain active in certain projects.

3. Smart City Scheme

The Smart City Scheme is another EDB-approved program that allows foreigners to acquire real estate in Mauritius.

It consists of mixed-use urban developments integrating residential, commercial, and public spaces, designed with a modern and sustainable vision.
Property types include villas, apartments, duplexes, and penthouses within these well-planned zones.
A purchase exceeding USD 375,000 under this scheme may also qualify the buyer for a residence permit.

4. “Ground + 2” (G+2) Apartments

There is an attractive option for foreigners who do not wish to go through major schemes such as the PDS or Smart City:

Foreigners may purchase apartments in buildings of at least two storeys (G+2), even outside the main real estate schemes.
The minimum price is around MUR 6 million (approximately USD 75,000–80,000, depending on the exchange rate), making this a more affordable option.
However, this type of purchase does not automatically grant a residence permit unless the total investment reaches the USD 375,000 threshold through other qualifying means.

5. Invest Hotel Scheme (IHS) — Complementary Option

Although less commonly associated with residential housing, the Invest Hotel Scheme allows foreigners to invest in:

Hotel units (rooms or villas) within approved five-star hotels.
This scheme provides access to a serviced hospitality-style real estate product, often combined with shared rental income.
It can also contribute to portfolio diversification within the tourism sector.

Practical and Regulatory Aspects

Residence permits

Property purchases under the PDS, IRS, RES, or Smart City schemes exceeding USD 375,000 generally qualify the buyer, their spouse, and dependent children for a residence permit, valid for as long as the property is owned.
These permits do not require employment in order to maintain resident status.

Flexibility and ownership

Foreign owners enjoy full ownership rights and may rent out or freely resell their property.
Rental income and repatriated funds are not subject to any specific restrictions.

Recent Developments

Reforms that came into force in December 2024 require that 85% of the purchase price be paid in Mauritian rupees to the local developer, with the remaining balance possibly paid in foreign currency, for properties acquired under the schemes mentioned above.