Grand Baie vs Pereybere vs Mont Choisy vs Trou aux Biches: Where to Invest on the North Coast of Mauritius for Best Yield in 2026

By the First Grand Property Management Investment Desk, May 2026.

Updated 1 September 2026.

France sends between 41% and 45% of every booking on the north coast of Mauritius, and the coast still splits four ways once you look at rate, growth and risk. Grand Baie, Pereybere, Mont Choisy and Trou aux Biches sit within a few kilometres of each other and produce four different investment cases.

We analysed 1,314 active listings across these four markets, drawn from our proprietary datasets of 18,400+ calendar-verified booking points covering 41 micro-markets in Mauritius. All figures are First Grand proprietary data and comp models, current to Q3 2026 (September 2026).

The lead insight: supply is polarising

The single most important shift in the past twelve months is not rate, it is where the new inventory is landing. Grand Baie's active supply surged 59% in a year, from 374 to 639 listings, and it is absorbing nearly all new north coast inventory. Every other market is shrinking: Pereybere is down 11%, Mont Choisy and Pointe aux Canonniers down 9%, and Trou aux Biches is flat at +3%.

New money is chasing the volume market while the premium pockets thin out. That has two consequences. In Grand Baie, revenue still grew 13% year on year, but per-listing performance now depends on operations rather than on the market pulling you up. In the premium pockets, supply scarcity supports rate but demand is softening, so positioning has to be exceptional to hold occupancy.

Why the north coast, and why these four markets

These four destinations represent a substantial share of our tracked north coast inventory and deliver materially different financial profiles. Grand Baie is the volume market. Pereybere is the contracting, price-led entry market. Mont Choisy is the premium beachfront in retreat. Trou aux Biches is the predictable, forecastable performer.

Whether you are a first-time buyer chasing entry-level yield or a portfolio operator optimising for premium ADR, the choice of market matters more than almost any other decision you will make. This report breaks down bedroom-level performance, amenity price levers, top-performing listing profiles, and the booking behaviour that drives profitability in each. For the numbers behind buying and running a property here, see how we operate and our management pricing.

Market snapshot: the four markets side by side

Occupancy is stated as a share of nights offered, with the calendar-year equivalent alongside. Market snapshots reflect actively trading listings.

Mont Choisy holds the highest blended ADR on the coast (approximately $178), Grand Baie the highest average annual revenue ($30,500) and the only positive revenue growth (+13% year on year). Pereybere is the price-led entry point at $119 ADR, now contracting on both revenue (-4%) and supply (-11%). Mont Choisy is the outlier on direction: premium rates paired with revenue down about 12% combined, driven by a 17% decline in Pointe aux Canonniers against a flat Mont Choisy proper, and occupancy down 21%.

Grand Baie: the volume market

Grand Baie is the volume leader on the north coast. At 639 active listings, $169 average ADR and 48% occupancy of nights offered (approximately 181 booked nights, around 50% of the calendar), it combines premium rates with the deepest demand pool on the coast, driven by French and UK guests.

The market is stratified by bedroom count. 3-bedroom units make up 30.5% of listings, and the 2BR plus 3BR segment is 57.6% of supply. The median listing tracks $20,100 a year (approximately $1,675 a month), while the top decile tracks $72,400 or more, showing strong demand concentration at the premium end.

Asking rates and achieved rates are not the same thing here. The median listed rate is $108 a night against $90 booked, a 17% concession, and 4-bedroom stock lists at $239 against $201 booked. Model the achieved number, not the headline.

Seasonality is real but manageable. December and January peak at $2,100 a month at 65% to 66% occupancy of nights offered on a $118 ADR; June troughs at $917 a month at 38% occupancy on a $93 ADR, a 2.3x swing. The festive window of 28 December to 3 January books 10.9% above surrounding dates, with secondary demand windows on 12 to 22 October (+2.7%) and 14 to 20 November (+2.6%). Price those windows first and let the shoulder months follow.

Stay length and lead time both reward patience: 55% of booked nights come from stays of eight nights or more, and 45% of booked nights are reserved two months or more in advance. Dynamic pricing is the clearest operational edge, with the 41% of supply using it capturing 51% of bookings. Professional operators, at 14% of listings, capture 18% of bookings.

The top of the market wins on different playbooks. A design-led 4-bedroom villa tracks approximately $159,000 a year on premium positioning and a full amenity stack. A rate-led villa can clear $135,000 at a $517 class ADR through thematic design. Others trade rate for occupancy and bank $130,000 at above 80% occupancy. Two 3-bedroom formats tracking $87,000 to $90,000 show the smaller configuration can match 4-bedroom revenue with lower operating costs.

Kitchen and lifestyle amenities dominate the revenue levers here, driven by the self-catering French segment.

In Grand Baie a dishwasher correlates with 3.1x the annual revenue of listings without one, an uplift of approximately $19,700 at 35% market saturation, for a $2,500 to $4,000 install. Cheap, high-signal amenities follow: a hammock adds approximately $22,300 at just 2.8% saturation, BBQ utensils approximately $19,900, babysitter recommendations approximately $21,400 at 8.7% saturation, and a gym approximately $17,100 at 11%. A pool still correlates with 2.2x revenue (approximately $10,400), but at 73% saturation it is table stakes rather than a differentiator. One warning: hot tubs correlate with 27% lower occupancy in this market, so we advise against them.

Cleaning fees are modest and inconsistent: the typical fee is around $44 and roughly half to two-thirds of active listings charge one at all. Host concentration matters more. Professional portfolio operators dominate the top of the market and set the service benchmark that individual owners are measured against.

On a $293,000 2-bedroom PDS entry price, a median Grand Baie property nets 1.4% yield after all costs (OTA fees, management, syndic, insurance, maintenance, utilities and tax); a top-quartile performer reaches 5.3%. The gap is entirely operational: positioning, guest experience and active management decide which tier you occupy.

Pereybere: the contracting, price-led market

Pereybere is confirmed as the entry market, with the lowest ADR of the four at $119 and average annual revenue of $20,200 across 199 active listings at 42% occupancy of nights offered (approximately 169 booked nights, around 46% of the calendar). But this is a contracting, price-led market rather than a slow-growth one: revenue is down 4% and active supply is down 11% year on year.

The spread is the widest on the coast. A listing tracking the top decile earns roughly 8.9x one tracking the bottom quartile, approximately $44,300 against $5,000. Pereybere rewards differentiation aggressively: a well-positioned 2-bedroom with waterfront access and a pool earns several times more per night than a basic inland apartment.

Revenue peaks in December at approximately $2,240 per listing while occupancy peaks in November, and the trough is June at approximately $815. Rate holds up reasonably well through the low season but occupancy falls sharply, so pricing should prioritise occupancy capture in the shoulder months over rate maximisation. Pereybere also has the sharpest festive spike on the coast: 28 December to 2 January books 13.6% above surrounding dates. Seasonality overall is the sharpest of the four markets at a 2.8x peak-to-trough swing.

Asking versus achieved discipline applies here too: 4-bedroom stock lists at $220 a night and books at $175.

Waterfront positioning is the single biggest lever in Pereybere, at 4.2x the annual revenue of non-waterfront listings (approximately $29,200) on only 4.9% saturation. Family-readiness follows: a high chair adds approximately $23,700 with an 82% occupancy lift, and it is a proxy for family-ready listings rather than the chair itself. A sound system adds approximately $22,300 with a 156% ADR lift, sun loungers approximately $22,000, a gym approximately $22,200 and a dishwasher approximately $16,000. Hot tubs are negative here: approximately $6,500 lower revenue with occupancy down 58%.

Guests stay around eight nights on average, which keeps turnover costs low and per-booking revenue predictable. On a $375,000 2-bedroom PDS entry price, median net yield is approximately 0%, rising to 1.6% at the top quartile: Pereybere is a capital-efficiency play rather than a yield engine, and only if you buy the right position.

Mont Choisy: the premium beachfront in retreat

Mont Choisy, including Pointe aux Canonniers, is the smallest and most exclusive market on the coast. At 151 active listings it holds the highest ADR on the coast, approximately $178 blended and approximately $205 in Mont Choisy proper, with average annual revenue of approximately $29,700 at 44% occupancy of nights offered (approximately 167 booked nights, around 46% of the calendar).

The direction of travel is the problem. Revenue is down 17% in Pointe aux Canonniers and flat in Mont Choisy proper, approximately -12% combined, with occupancy down 21% and active supply down 9%. This is premium in retreat: rate is holding while demand thins.

The bedroom mix is the most balanced of the four, so performance is driven more by amenity package and location than by configuration. The ceiling is the highest on the coast: the top-decile track reaches approximately $77,000 a year. Professional management penetration is only 0% to 5%, which is precisely why service-led positioning still works here.

Seasonality is moderate rather than mild, and asking rates run ahead of achieved: 4-bedroom stock lists at $235 a night and books at $209.

Top listings push rate rather than volume. A 4-bedroom beachfront property tracks approximately $123,000 a year at an approximate $392 ADR on 85% occupancy. A 2-bedroom penthouse-class unit out-prices most 4-bedroom villas in the region on design and positioning alone.

Foundational amenities carry the largest uplift here. Sun loungers correlate with 3.1x annual revenue (approximately $22,600), a travel crib with approximately $22,500, and a washer with 3.0x (approximately $11,900) even at 88% saturation. A dishwasher lifts ADR by approximately 86%. The market punishes properties that lack basics more than it rewards those adding luxuries.

On a $553,000 2-bedroom entry price, median net yield is 0.7%, rising to 2.5% at the top quartile. New investors should model a long-term lease alternative alongside short-let income (indicative long-term rents only, and they move with the segment), unless they can secure beachfront positioning matching the top decile.

Trou aux Biches: the predictable performer

Trou aux Biches is the forecasting champion of the north coast, and the case has strengthened. It scores highest of the four markets on our seasonality-consistency measure at 91 out of 100, and carries the mildest revenue swing on the coast at 2.0x: December at approximately $2,753 a month against June at approximately $1,344. Average booking lead times run around 75 days in its district, giving operators unusual visibility on Q3 and Q4 revenue as early as March.

At 325 active listings, $148 average ADR, $26,300 average annual revenue and 46% occupancy of nights offered (approximately 178 booked nights, around 49% of the calendar), it is the most balanced market on the coast. Growth is -2% year on year with supply up 3%, so the market is neither expanding nor unwinding.

Top performers win through occupancy consistency rather than rate maximisation. The coast's single highest earner sits here: an approximately 4-bedroom beachfront villa tracking approximately $176,000 a year at an approximate $711 ADR and 66% occupancy. Below it, a secluded 3-bedroom tracks above $100,000 on positioning, and a 2-bedroom apartment out-prices most 4-bedroom villas on the coast.

Kitchen completeness is the clearest lever: a dishwasher correlates with 3.0x annual revenue (approximately $18,800), cable TV adds approximately $19,200, an ocean view approximately $18,300, a gym approximately $17,600, and waterfront approximately $17,100 at 16% saturation. A pool is table stakes at 70% saturation.

Operationally, this corridor is where pricing technology pays best: dynamic-pricing listings in the Mont Choisy to Trou aux Biches corridor capture 55% of bookings from 40% of supply, the strongest dynamic-pricing edge on the coast.

On a $264,000 2-bedroom entry price, the lowest of the four markets, median net yield is 0.7%, rising to 5.2% at the top quartile, effectively level with Grand Baie for top-quartile returns on materially less capital.

Booking behaviour across the four markets

Grand Baie and Pereybere move on shorter lead times (around 68 days) and slightly shorter stays (around eight nights); Trou aux Biches and Mont Choisy run around 75 days and around nine nights. Median booking windows look short (10 days in Grand Baie, 7 in Pereybere, 13 across Mont Choisy and Trou aux Biches), but 45% to 48% of booked nights are still reserved two months or more in advance. Both statements are true: a large tail of last-minute bookings sits alongside a solid early-booking core, and your calendar and pricing rules have to serve both.

Amenity ROI: what actually moves the number

Waterfront positioning is the single highest revenue lever across the coast at 4.2x in Pereybere, but it is a location decision, not a renovation. Among acquirable amenities, dishwashers are the standout: roughly $3,000 installed against uplifts of approximately $18,800 to $19,700 a year in Grand Baie and Trou aux Biches. Pools cost far more ($15,000 to $25,000) for a smaller, saturation-diluted return. The rule of thumb has not changed: fix the kitchen and laundry before you fix the pool.

Bedroom mix and top single listings by market

The single highest-earning property on the coast is an approximately 4-bedroom beachfront villa in Trou aux Biches at approximately $176,000 a year. But several markets' standouts are 2 or 3-bedroom properties, confirming that beyond a certain point, positioning and amenity package outperform bedroom count.

Who dominates the top of each market

The largest portfolio operator in Grand Baie runs 26 listings for approximately $1.16M in combined annual revenue; the next two run 16 and 14 listings for approximately $692K and approximately $615K. Our own First Grand Stays portfolio ranks fifth in Grand Baie at 18 listings. In Trou aux Biches the top operator runs 4 listings for approximately $337K.

Multi-property operators with professional management, consistent branding and high review scores capture a disproportionate share of revenue in every market we track. That gap is exactly what a structured operating model is built to close; see how First Grand runs a portfolio.

Yield comparison: median against top quartile

Net yields are modest everywhere once OTA fees (15%), management (20% if outsourced), approximately $8,400 of fixed costs (syndic, utilities, maintenance, insurance and rates) and 15% income tax are accounted for. Grand Baie and Trou aux Biches offer the best top-quartile returns (5.3% and 5.2%). In Pereybere the median gross is consumed by fixed costs, leaving a median net of approximately 0%. Mont Choisy sits between the two at 0.7% median and 2.5% top quartile.

Which market for which investor profile