Mauritius Property Market Outlook for 2025-2026

Updated August 2026

The Mauritius property market entered 2025 at a crossroads, presenting new considerations for those looking to buy property in Mauritius as it moved through 2026.

After several years of strong price appreciation, policy changes have reshaped the landscape for foreign buyers. The Finance Act 2025 initially introduced broader 10% registration duty and land transfer tax measures for certain non-citizen transactions from 1 July 2026. The Finance Act 2026 subsequently repealed those broader provisions.

Under the current general framework, registration duty is generally 5% on the buyer side and land transfer tax 5% on the seller side, subject to exemptions and specific statutory provisions.

Despite the changing regulatory environment, demand remains supported by limited supply, established infrastructure and Mauritius’s continued appeal to both international and local buyers.

This report examines the main trends, policy shifts and regional outlooks shaping the Mauritius property market through 2026.

Market Performance: Strong Gains Through 2024

Mauritius property prices delivered strong gains through 2024, with the Residential Property Price Index reaching historically high levels.

Official residential property data showed significant price appreciation over the preceding years, supported by limited supply, international demand and favourable market conditions.

The north and west coasts remained among the highest-priced regions, particularly in areas with established infrastructure, rental demand and proximity to beaches. Central regions also attracted steady interest from buyers prioritising value, convenience and access to employment centres.

Property Tax Changes in 2025 and 2026

Foreign property buyers faced an important change in transaction costs following the Finance Act 2025.

For a detailed look at what the 2025 measures originally introduced and how they were subsequently revised, read our article on Mauritius Budget 2025 for foreign buyers.

What the Finance Act 2025 introduced

The Finance Act 2025 introduced a broader 10% registration duty for specified residential property transfers to non-citizens from 1 July 2026.

It also introduced broader 10% seller-side land transfer tax treatment for certain transactions involving non-citizens.

At the time, these measures significantly altered acquisition and resale calculations for international buyers.

What the Finance Act 2026 changed

The Finance Act 2026 subsequently repealed those broader provisions.

Under the current general framework:

registration duty is generally 5% on the buyer side;
land transfer tax is generally 5% on the seller side;

subject to exemptions and specific statutory provisions.

The change should not be described simply as a reduction from 10% to 5%. The broader special regime introduced in 2025 was itself repealed.

A separate additional 10% seller-side duty remains in a much narrower situation involving certain residential property situated on State land or Pas Géométriques and transferred to a non-citizen under the relevant apartment acquisition route.

For more detail, see our article on registration duty in Mauritius for foreign buyers.

Smart City Scheme changes

Several long-standing Smart City incentives were withdrawn following the 5 June 2025 cut-off.

Projects certified after that date no longer benefit from the same set of incentives previously available, while transitional provisions may preserve certain treatment for projects already underway.

For buyers, the important point is to verify the certification history and current status of the individual Smart City project rather than assume that all Smart City developments receive identical benefits.

Mauritius Property Supply: Why Inventory Stays Tight

Property supply remains constrained in several coastal and premium segments, while central regions generally offer more balanced availability.

Building activity has not produced enough immediately deliverable stock to remove pressure from the most sought-after areas. This continues to support pricing in locations where demand remains concentrated.

Prime coastal properties in the north and west attract international buyers seeking lifestyle, rental potential and established amenities. Central regions appeal more strongly to Mauritian owner-occupiers and foreign buyers prioritising work proximity and value.

Demand is becoming more selective:

international buyers increasingly focus on proven locations, rental potential and delivery certainty;
domestic buyers remain active but continue to face financing and affordability constraints.

Mauritius Property by Region: 2026 Outlook

Each region offers a different balance of lifestyle, price, rental demand and resale liquidity.

The North

The north remains one of the most active property markets in Mauritius.

Grand Baie, Pereybere, Trou aux Biches, Pointe aux Canonniers and Mont Choisy continue to benefit from established infrastructure, international schools, healthcare, retail and strong rental demand.

For a closer look at individual areas and buyer profiles, read our article on buying property on the North Coast of Mauritius.

Well-located apartments and managed developments continue to attract interest, although buyers are comparing pricing and project quality more carefully.

The north remains particularly relevant for buyers prioritising rental potential and future resale liquidity.

The West

The west coast, particularly Tamarin and Black River, continues to combine lifestyle appeal with practical infrastructure.

The region attracts families, investors and buyers looking for outdoor living with access to schools, shops and services.

If the west is your preferred region, our article on buying property on the West Coast of Mauritius explores the area in greater depth.

Properties offering sea or mountain views, proximity to beaches and convenient access to amenities remain among the most sought after.

The Centre

Central Mauritius provides a different proposition, with lower entry prices than many coastal markets and steady long-term rental demand.

Areas around Beau Bassin, Moka and Ebene benefit from proximity to major employers, schools and commercial centres.

For a deeper look at schools, commuting and rental stability, read our article on buying property in the Central Plateau of Mauritius.

The centre remains particularly relevant for buyers focused on everyday convenience, long-term tenants and value rather than beach access.

The East

The east coast remains a more selective lifestyle market.

Belle Mare, Poste Lafayette, Roches Noires, Palmar, Beau Champ, Pointe d’Esny and Blue Bay appeal to buyers prioritising privacy, lagoon settings and a quieter environment.

For a closer look at this market, read our article on buying property on the East Coast of Mauritius.

Transaction volumes tend to be lower than in the north and west, but buyers attracted to the east are often looking for specific lifestyle characteristics rather than maximum rental liquidity.

The South

South Mauritius remains a low-density residential market characterised by space, natural surroundings and a quieter lifestyle.

Foreign-accessible stock is more limited than in the north and west, with villas and selected developments forming much of the available market.

For a closer look at the region, read our article on buying property in the South of Mauritius.

The south tends to suit buyers who prioritise privacy and landscape over proximity to concentrated commercial amenities.

Mauritius Property Market Outlook Through 2026

The market through 2026 is being shaped by buyer selectivity, limited supply and stronger scrutiny of value.

Several trends remain important:

high-end new launches may experience longer sales cycles where pricing is aggressive;
well-priced resales and completed properties can benefit from greater delivery certainty;
the north and west remain preferred markets for many international buyers;
the east and south continue to serve more lifestyle-focused niches;
central regions remain competitive for buyers prioritising value and long-term rental demand;
limited supply continues to support pricing in established locations.

The repeal of the broader 10% tax regime also means that the transaction-cost increase anticipated under the Finance Act 2025 should no longer be treated as a continuing driver of buyer behaviour.

Buyers still need to budget carefully, but acquisition decisions should now be based on the current 5% general registration duty framework rather than the superseded 10% rule.

Mauritius Property Investment: What to Consider in 2026

For foreign buyers, the priorities remain clear: understand the acquisition route, confirm the current transaction costs and focus on properties with strong fundamentals.

Established locations, clear delivery timelines and realistic pricing remain important.

For investors, central regions can offer attractive long-term rental fundamentals at lower entry prices than prime coastal markets, while coastal locations may offer stronger short-term rental potential depending on property type and management.

For Mauritian buyers, central regions continue to provide practical access to schools, workplaces and services without the premium attached to many coastal locations.

Mauritius Property Market Outlook: The Path Forward

The Mauritius property market is moving through a period of recalibration after several years of strong growth.

The Finance Act 2026 has removed one of the major transaction-cost increases originally expected for non-citizen buyers under the Finance Act 2025. The broader 10% registration duty and land transfer tax regime should therefore no longer be presented as the current framework.

Market fundamentals remain centred on supply, location, infrastructure, buyer confidence and the quality of individual projects.

For buyers navigating the market in 2026, the strongest opportunities are likely to remain those where the property itself justifies the investment: established locations, realistic pricing, reliable delivery and genuine rental or lifestyle demand.

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Frequently Asked Questions

Are property prices falling in Mauritius?

The market remains supported by constrained supply and demand in established locations, although performance varies considerably by region, property type and price segment.

What property taxes apply to foreign buyers in Mauritius in 2026?

Under the current general framework, registration duty is generally 5% on the buyer side and land transfer tax 5% on the seller side, subject to exemptions and specific statutory provisions.

The broader 10% regime introduced by the Finance Act 2025 was subsequently repealed by the Finance Act 2026.

Where is property generally more affordable in Mauritius?

Central regions typically offer lower entry prices than prime coastal areas, although prices vary significantly by neighbourhood, property type and specification.

Is buying property in Mauritius a good investment in 2026?

Mauritius continues to offer opportunities for long-term property buyers, but returns depend on location, acquisition price, property type, management costs and the buyer’s investment horizon.

What property schemes allow non-citizens to buy in Mauritius?

Non-citizens can acquire qualifying property through routes including PDS, Smart City, IHS and qualifying G+2 apartments, subject to the applicable conditions.

Which regions attract the strongest foreign-buyer demand?

The north and west remain among the most established markets for international buyers because of their infrastructure, lifestyle appeal and rental demand.

Sources

This article is provided for informational purposes only and reflects the legal and regulatory position reviewed in August 2026. Property prices, market conditions, registration duty, land transfer tax, additional duties, acquisition rules and regulatory interpretations may change. Readers should verify transaction-specific information with their notary, legal adviser, tax adviser, bank, the Economic Development Board and other relevant authorities before making a property investment decision.