Intro
Foreigners cannot buy property freely in Mauritius. Five government-approved schemes define what non-citizens can acquire, where, and at what price. Each scheme was built for a different type of project and a different type of buyer.
This page compares the five active schemes side by side: the Integrated Resort Scheme (IRS), the Real Estate Scheme (RES), the Property Development Scheme (PDS), the Smart City Scheme (SCS), and the Ground+2 (G+2) framework. It explains the thresholds, the eligibility for a residence permit, and the recent regulatory changes that affect every foreign buyer since December 2024.
The schemes are managed by the Economic Development Board (EDB). They are not interchangeable.
The five schemes in one table
| Scheme | Year | Minimum investment | Residence permit | Typical product | Notes |
|---|---|---|---|---|---|
| IRS | 2002 | USD 375,000 | Yes, above USD 375,000 | High-end villas in resort-style developments on land of at least 10 hectares | Largely replaced by PDS for new projects |
| RES | 2007 | No floor for purchase. USD 375,000 to qualify for residence | Yes, above USD 375,000 | Smaller luxury developments (under 10 hectares) | Below the threshold: up to 6 months stay per year |
| PDS | 2015 | No floor for purchase. USD 375,000 to qualify for residence | Yes, above USD 375,000 | Integrated residential projects with shared amenities and social contribution | Current main framework for new developments |
| SCS | 2015 | No floor for purchase. USD 375,000 to qualify for residence | Yes, above USD 375,000 | Residential, office or retail units in a certified Smart City | Beau Plan Smart City operates under SCS |
| G+2 | 2016 | MUR 6 million (or equivalent in FX) | Yes, above USD 375,000 | Apartments in any building with at least two floors above ground level | Outside the scheme structure — open marketplace |
All figures verified against EDB published material as of 2026. Thresholds and rules can be amended in any Finance Act and should be confirmed with a notary before purchase.
IRS — Integrated Resort Scheme
The IRS was the first framework that opened property ownership to non-citizens. It allows foreigners to buy luxury villas inside resort-style developments built on at least 10 hectares of fully-owned land. Projects typically include shared facilities — golf course, marina, spa, restaurants — and a management service for owners.
Minimum price per unit: USD 375,000. Buyers above that threshold receive a residence permit for themselves, their spouse, and children under 24.
Since 2015, new projects are no longer approved under IRS. Existing IRS developments continue to operate and resell, but new foreign buyers today are more likely to encounter PDS or Smart City products.
RES — Real Estate Scheme
The RES was introduced in 2007 for smaller developments — under 10 hectares — that did not fit the IRS profile. It allowed villas, penthouses, duplexes and apartments in more compact luxury settings.
There is no minimum purchase price under RES. But residence permits require a minimum investment of USD 375,000. Below that threshold, a foreign owner can occupy the property up to six months per year, but does not receive automatic residence rights.
Like IRS, RES is no longer used for new project approvals. Resale and existing stock remain active.
PDS — Property Development Scheme
The PDS replaced IRS and RES for new project approvals in 2015. It is now the main framework foreign buyers encounter on new builds.
PDS projects must contribute to surrounding communities — social, cultural, environmental components are required at the EDB approval stage. They cover villas, townhouses, apartments and serviced residential plots, often within mixed-use environments rather than pure resort settings.
There is no minimum purchase price under PDS. Residence permit eligibility starts at USD 375,000 — the same threshold as IRS and RES. Above the threshold, the spouse, children under 24, and parents of the buyer also receive a residence permit.
SCS — Smart City Scheme
The SCS, also from 2015, is the broadest of the five. It covers entire urban developments — residential, office, retail, education, leisure — built on land certified as a Smart City by the EDB.
Foreign buyers under SCS can acquire residential units, serviced plots up to 2,100 m² for non-citizens already holding a residence or occupation permit, or commercial property. The USD 375,000 residence threshold applies to residential acquisitions, on the same logic as PDS.
Beau Plan Smart City operates under SCS. Its 230 hectares cover seven distinct districts — Lakeside, Residential, Mon Rocher, Creative Park, Business Park, Business District, and University. The scheme allows foreign buyers to acquire apartments, villas or serviced plots inside the smart city perimeter.
G+2 — Ground+2
The G+2 framework is different from the four others. It is not a scheme attached to a specific development. Instead, it allows foreigners to buy apartments in any building with at least two floors above ground level (ground + two upper floors), anywhere in Mauritius, provided the unit is approved for foreign acquisition.
The minimum price is MUR 6 million, or the equivalent in foreign currency. Residence permit eligibility still requires USD 375,000.
G+2 is the only route for foreign buyers who want apartments outside an approved scheme development. The unit, the building, and the documentation must each meet G+2 requirements — being a tall building alone is not enough. Eligibility is confirmed by the notary before the sale proceeds.
The 85/15 payment rule (since 13 December 2024)
Since 13 December 2024, every foreign acquisition under IRS, RES, IHS, PDS or SCS must follow a split payment structure:
- 85% of the purchase price must be paid in Mauritian rupees (MUR) to the promoter, after transferring funds from abroad in hard convertible currency (USD, EUR, or equivalent).
- 15% of the purchase price can be paid in either foreign currency or MUR.
Registration duty is paid in foreign currency. The notary handles the currency split when registering the deed.
Before December 2024, foreign buyers could pay the full price in foreign currency, provided the funds had been transferred from abroad. The new rule does not change the threshold for residence permit eligibility — USD 375,000 remains the line. It changes how the payment moves through the banking system.
The rule applies to new acquisitions only. Resale and secondary market transactions outside the schemes are not affected.
Registration duty: a regulatory shift to track
The Mauritius Budget 2025-2026 announced an increase of registration duty for non-citizens, from 5% to 10%, on properties acquired under IRS, RES, PDS, SCS, IHS and qualifying G+2 apartments. The same applies to land transfer tax on resale, at 10% of the sale price or 30% of the realised capital gain, whichever is higher.
The effective date in the budget text is 1 July 2026, but the practical application has not been fully confirmed by every operator on the market as of mid-2026. Foreign buyers should verify the current applicable rate with their notary at the time of signing — both rates may still appear depending on the deed date and scheme.
Choosing between schemes: what actually matters
The scheme is rarely the starting point. It is the consequence of the project the buyer is interested in. A villa on land of 12 hectares with shared amenities will probably be IRS or PDS. An apartment in a tower in central Port Louis will probably be G+2. A unit in Beau Plan, Cap Tamarin or Côte d’Or will be SCS.
Three questions help structure the decision:
- Is the property in an EDB-approved development, or is it a standalone apartment? That separates the four scheme frameworks from the G+2 route.
- Is the purchase price above or below USD 375,000? That separates buyers who automatically qualify for a residence permit from those who do not.
- Does the project type match the buyer’s use — investment, second home, relocation? PDS and SCS tend to fit relocation profiles better because they sit inside live ecosystems. IRS suits buyers focused on resort-style living and amenities.
For foreign buyers exploring Beau Plan, the relevant framework is the Smart City Scheme. The Beau Plan portfolio page shows the residential, commercial and lifestyle assets developed under SCS.
For a fuller view of acquisition costs beyond the purchase price — registration duty, notary fees, agency commission, EDB application fees — see Cost of Buying Property in Mauritius.
For the difference between holding a residence permit and being a Mauritian tax resident — two often-confused statuses — see Residence Permit vs Tax Residence.
Conclusion
Five frameworks, one common threshold at USD 375,000 for residence rights, and a payment structure that has tightened since December 2024. PDS and SCS now carry most new foreign acquisitions. IRS and RES persist as existing stock. G+2 sits outside the scheme logic for apartments in qualifying buildings.
The structure is clear once the map is in front of the buyer. The choice between schemes follows the project — not the other way around.
Sources factuelles citées dans le texte
- EDB Mauritius — Real Estate & Hospitality page
- EDB Mauritius — communiqué amendements 6 déc 2024
- Mauritius Budget 2025-2026 — Finance Act 2025
- Park Lane Properties, SEEFF, Decordier Immobilier — confirmations de marché