Foreign nationals cannot freely purchase property in Mauritius. This is not a barrier — it is a filter. Three distinct schemes exist for non-citizens, each offering ownership and residency.
IRS — Integrated Resort Scheme
Launched 2002. The original luxury framework.
- Estates: Anahita, Tamarina, Villas Valriche, Four Seasons
- Features: Golf courses, marinas, beach clubs, concierge
- Price: Most villas USD 1M–10M+. Apartments from USD 375K
- Track record: 20+ years, 3–6% annual appreciation
"IRS is the blue-chip play. Established communities, proven demand, liquid resale."
PDS — Property Development Scheme
Replaced RES in 2015. Broader scope.
- Diversity: Boutique coastal to urban apartment complexes
- Social contribution: Developers must invest in surrounding communities
- Price: Apartments from USD 375K; villas USD 500K–5M+
- Notable: Ki Resort, Azuri, Mont Choisy Le Parc
Smart City Scheme
Most ambitious framework. Live-work-play precincts.
- Vision: Offices, retail, healthcare, education, residential
- Tech: Fibre, smart grid, IoT infrastructure
- Tax incentive: 8-year corporate tax exemption for businesses
- Key projects: Moka Smart City, Cap Tamarin, Mon Trésor
Decision Framework
- Resort lifestyle + proven resale → IRS
- Value + variety + residency → PDS
- Urban living + business incentives → Smart City
All three grant residency at ≥USD 375,000. All permit rental income. All regulated by the EDB.
Due Diligence Checklist
- Confirm EDB approval certificate
- Review developer track record
- Inspect completed units before buying off-plan
- Engage independent Mauritius-based lawyer
- Understand management fees and sinking funds
- Verify rental management options