G+2, IRS, RES Explained: How Foreigners Can Buy Property in Mauritius
By the First Grand Property Management Investment Desk, 10 November 2025. Co-authored by Rohan Rai Vij, Founder of First Grand Property Management.
Foreigners can legally buy property in Mauritius today, but only through three government-approved routes: G+2, IRS/RES, and the newer PDS framework. Pick the wrong one and you either overpay, miss a residence permit you were entitled to, or lock capital into a scheme that does not match your rental plan.
This guide sets out what each scheme actually requires, what it costs, what it taxes, and how to choose an operator once the purchase is done.
First Grand Property Management, based on EDB guidelines current at time of writing. Always confirm thresholds with the EDB and a notary.
Key takeaway: IRS, RES and PDS all cluster around a $375,000 minimum for a residence permit. G+2 is the low-entry route at roughly $150,000, but it does not carry automatic residency. Match the scheme to your goal before you match it to a property.
Can Foreigners Buy Property in Mauritius?
Yes, under government-approved schemes designed to encourage foreign direct investment. The key points:
- Only eligible properties in designated developments can be purchased by non-citizens.
- Every transaction must be approved by the Economic Development Board (EDB) prior to final registration.
- Ownership is freehold within the approved project, not leasehold.
- Many schemes also provide a pathway to a residence permit when the purchase threshold is met.
Overview of the Main Property Schemes for Foreign Buyers
Four labels cover almost every eligible purchase: G+2, IRS, RES and PDS. Here is how they differ.
G+2 (Ground + 2)
- Full name
- Apartments in buildings of at least ground plus two floors
- Minimum investment
- Approx. $150,000 / MUR 6 million
- Property type
- Apartments only
- Residency offered
- No, unless a higher threshold is met
IRS / RES
- Full name
- Integrated Resort Scheme / Real Estate Scheme
- Minimum investment
- From $375,000 in most current guidelines
- Property type
- Villas, duplexes and apartments in approved estates
- Residency offered
- Yes, if the investment threshold is met
PDS
- Full name
- Property Development Scheme, the successor framework to IRS/RES
- Minimum investment
- $375,000 typical to qualify for residence
- Property type
- Villas, apartments and mixed-use developments
- Residency offered
- Yes
How G+2, IRS/RES and PDS compare for a foreign buyer.
Typical minimum investment by scheme (USD)
Minimums are subject to change. Always verify the current figure with the EDB and a licensed notary before committing funds.
What Makes Mauritius a Stand-Out for Foreign Property Investment
Mauritius offers more than a tropical backdrop. For foreign investors it delivers a stable legal system, a light tax regime, a growing rental market and a clear path to residency.
Why Mauritius stands out for foreign property investment
A stable, English-friendly legal system
- Freehold ownership within the approved project, not leasehold.
- Every transaction is vetted by the Economic Development Board before registration.
A light tax regime
- No inheritance tax, no wealth tax.
- No capital gains tax on resale in many cases.
A growing luxury rental market
- Demand supported by tourism, expats and remote workers.
- Short-term letting is permitted in most approved developments.
A clear path to residency
- $375,000+ thresholds across most schemes that offer a permit.
- Rental income can be repatriated freely.
Can I Rent My Property on Short-Term Platforms Like Airbnb?
In most approved developments (IRS, RES and PDS), yes. Short-term letting is allowed, meaning you can list on Airbnb, Booking.com or other OTAs. Many investors appoint a professional management company to optimise yield and guest experience. Always check the individual estate rules and service contracts before you sign.
Taxes and Fees You Need to Know
Budget for four line items beyond the purchase price itself.
Taxes and fees a foreign buyer should budget for
| Item | Rate / detail |
|---|---|
| Registration duty | Typically 5% of the purchase price in most schemes, confirm with the notary |
| Notary and legal fees | Approximately 1% to 2% of price, plus VAT |
| Rental income tax | A flat rate of around 15% for many foreign-owner structures |
| Capital gains tax | None in many cases for non-resident owners on resale |
First Grand Property Management. Rates vary by scheme and structure; always confirm with a licensed notary.
How the Buying Process Works
Buying under any of these schemes follows a similar sequence: a buyer-side track and a regulatory track that runs alongside it.
The buying process, step by step
Buyer steps
- 1Identify the eligible scheme for your budget and goal
- 2Reserve the unit with a deposit
- 3Sign the reservation agreement
- 4Complete legal due diligence with a notary
- 5Sign the deed of sale
Regulatory approvals
- 1EDB pre-approval of the transaction
- 2Notary registration of the deed
- 3Registration duty payment
- 4Residence permit application, if the threshold is met
- 5Title transfer completed
First Grand Property Management, general process. Individual developer and notary timelines vary.
Which Scheme Fits Your Goal
The right scheme depends on budget, whether you want a residence permit, and what kind of property you actually want to own.
Which scheme fits your goal
G+2 apartment
A lock-and-leave entry point- From $150,000 / MUR 6 million.
- No automatic residency unless a higher threshold is met.
IRS villa
For luxury resort-style living- From $375,000, with a residence permit for buyer, spouse and dependants.
RES villa or duplex
For a mid-size approved development- From $375,000 to qualify for residency in many cases.
PDS mixed-use
For modern integrated developments- From $375,000, residency granted, the framework now replacing IRS/RES.
How to Choose the Right Property Management Partner
Buying the property is one thing. Managing it well is another. Here is what smart investors ask before they sign a management agreement, and what we set out in detail in how we operate.
What to ask a property management partner
Specialisation
- Do they focus on luxury short-term rentals, or just generic letting?
Revenue logic
- Can they show how they price, adjust and protect your yield?
Operational checklists
- Cleaning standards, guest screening and quality control.
Owner transparency
- Clear dashboards with ADR, occupancy and net yield.
Alignment
- Are their incentives aligned with long-term yield and asset protection?
Frequently Asked Questions
Ready to Explore Your Mauritius Investment Options?
If you are evaluating a property or want help modelling your rental yield, we are here for you. Request a customised revenue appraisal through our contact page, review our management pricing, or see the numbers our current portfolio produces in our investor reports.
Smart investors do not guess. They partner with the right operator and treat their property like an asset class. If that is how you think, we built First Grand for you.
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