Buying property in Mauritius from abroad as a Mauritian citizen: the steps, from A to Z

Updated on 8 October 2026 · By Zilstone · Professional review: coming soon

You are a Mauritian citizen living in France, the UK, Canada or Australia: you can buy property in Mauritius without moving there, and even without travelling to sign, thanks to a notarised power of attorney. The purchase follows seven steps: budget, financing, search, checks, preliminary contract, the deed at the notary's office, then letting. Budget at least 5% registration duty on top of the price [2].

Can a Mauritian living abroad buy any property in Mauritius?

Yes. Your Mauritian passport gives you access to the whole local property market: land, houses, flats resold between individuals.

The limited-access rules concern non-citizens. The EDB (Economic Development Board) guide notes that the Non-Citizens (Property Restriction) Act governs their purchases, for example in buildings of at least two floors above ground level, from Rs 6 million ^[1].

One thing to check from the start: nationality. A child or grandchild of a Mauritian who does not hold Mauritian nationality is treated as a foreigner. If you hold dual nationality, have your notary confirm your situation before taking any step.

Where to start: the budget or the property?

With the budget. It is the most common mistake: falling for a property before knowing what you can finance.

Your total budget includes:

• the price of the property;
• buying costs: 5% registration duty ^[2], the notary's fees, possibly an agency commission (2% at most on the buyer's side ^[5]) and bank fees;
• renovation work and furnishing if you plan to let the property;
• a reserve for the first few months.

We cover each item in detail in our article on buying costs in Mauritius in 2026.

Should you take a Mauritian loan or pay cash?

Both are possible. If you borrow, start the loan application early, since the bank will ask for the preliminary contract or the seller's agreement.

Two lenders state in writing that they serve non-resident Mauritians:

• the Mauritius Housing Company (MHC), with its Diaspora Home Loan: from Rs 1 million to Rs 15 million or more depending on repayment capacity, over up to 35 years, repayment finished by age 65, rate "from 6.80%" ^[6];
• BCP Bank, whose home loan targets "non-resident Mauritian nationals", in rupees (30 years at most) or in euros (15 years at most) ^[7].

Other banks do not publish conditions specific to the diaspora. We devote an entire article to property loans for non-residents.

How do you find a property when you are not there?

Three sources complement each other: estate agencies, listings between individuals, and the family network.

Since 1 August 2026, anyone who negotiates a sale or helps find a buyer as part of an activity must be registered with the Real Estate Agent Authority (REAA) ^[8]. Ask for the registration number: the law requires agents to display it in their listings ^[9].

Without being there in person, two things matter:

• live video viewings, not just photos: you see the real condition, the neighbourhood, the noise;
• a trusted person who can view the property for you, with a checklist.

What checks should you make before signing?

This is the step that protects your money. Before any preliminary contract:

1. The title deed: the notary checks at the mortgage registry (Conservator of Mortgages) that the seller truly owns the property and that no mortgage or seizure affects it. The search costs Rs 300 per person per day ^[2].
2. The co-ownership rules for a flat: if they forbid tourist letting, the rental plan stops there. To obtain the tourist letting licence, the Tourism Authority requires a letter of authorisation from the co-owners' syndicate ^[10].
3. The technical condition: roof, damp, wiring, plumbing. An independent surveyor costs money, but far less than a bad surprise.
4. Permits: is the construction compliant? To let to tourists, you will need a Building and Land Use Permit (BLUP) in the operator's name ^[10].

How do you sign without being in Mauritius?

By power of attorney. You appoint someone (a relative, a member of the notary's staff) to sign on your behalf.

Two rules:

• the power of attorney must be express: it must clearly state that the agent can buy, and, if you are borrowing, mortgage the property ^[3];
• it is signed before a notary in your country of residence, then apostilled. The Apostille Convention has applied in Mauritius since 1968, in France and the UK since 1965, in Australia since 1995, and in Canada since 11 January 2024 ^[4].

Ask the Mauritian notary for the power-of-attorney template they expect before signing anything in your country.

How do the preliminary contract and the deed work?

1. The preliminary contract (compromis) sets the price, the conditions (getting the loan, for example) and the date of the deed. The deposit amount is negotiable: check it with the notary.
2. The deed of sale is signed at the notary's office, by you or your agent. The money passes through the notary, never through a middleman.
3. Registration: the notary pays the 5% registration duty and has the deed registered. A deed filed after the legal deadline carries a penalty of 50% of the duty owed ^[2].

And after buying, if you want to let the property?

Letting to tourists requires a licence, the Tourist Accommodation Certificate, issued by the Tourism Authority for three years ^[11]. The file includes, among other things, registering the activity (BRN), the usage permit, the plans, the certificate of good conduct, and, for a flat, the syndicate's agreement ^[10].

Your rental income is taxable in Mauritius, and your country of residence may also ask you to declare it. Have a tax adviser check your case before buying, not after.

Depending on your situation

Your situation depends on your nationality and your country of residence. If you hold Mauritian nationality, you buy like any resident, without being subject to the non-citizens' scheme ^[1]; if you hold dual nationality, or if a child does not hold Mauritian nationality, have the notary confirm the situation before taking any step. If you are financing the purchase, see the offers open to non-resident Mauritians mentioned above, at MHC and BCP Bank ^{[6] [7]}. If you plan to let the property, your rent will be taxable in Mauritius and possibly also in your country of residence: have a tax adviser check your case before buying.

What can go wrong

• A property that cannot be let: co-ownership rules, a refused usage permit, an area under special authorisation (the Le Morne sector requires approval from the Le Morne Heritage Trust Fund ^[10]).
• An unregistered agent: since 1 August 2026, they cannot claim their commission in court and risk a fine of up to Rs 100,000 ^[8].
• A power of attorney that is too vague: the notary refuses it, and signing is delayed.
• Currency risk: the euro-rupee rate moves. On 7 October 2026, the Bank of Mauritius quoted 1 € = Rs 52.16 buying and Rs 54.00 selling ^[12].

What you can do now

Check that your Mauritian passport is valid, then list what you already have: available savings, current loans, income over the last twelve months. That is the basis for any discussion with a bank.

If you would like to talk it through, we offer a free 20-minute call. We are starting our first client journeys. Zilstone never holds your money and never takes a commission on sales; you remain the direct owner. Details of our packages are on the Packages page.

Frequently asked questions

Can a Mauritian living in France buy land in Mauritius?

Yes. Buying restrictions target non-citizens. A Mauritian citizen has access to the whole local market, including land.

Do you need to travel to Mauritius to sign the deed of sale?

No. An express power of attorney, signed before a notary in your country then apostilled, lets an agent sign on your behalf.

How much do buying costs come to in Mauritius?

At least 5% registration duty [2], plus the notary's fees. Depending on the case, the agency commission (2% at most on the buyer's side [5]) and bank fees are added.

How do you check that an estate agent is properly registered?

Ask for their REAA registration number, which must appear on their listings. The register of agents can be checked with the REAA.

Can a Mauritian's child without Mauritian nationality buy like a citizen?

No. Without Mauritian nationality, they are treated as a foreigner and subject to the approved schemes.

Sources

1. Economic Development Board, « Guidelines – Acquisition of residential properties by non-citizens », accessed on 2026-10-07 · edbmauritius.org
2. Registrar-General Department, « FAQ (registration duty, transfer tax, searches, penalties) », accessed on 2026-10-07 · registrar.govmu.org
3. Étude Low Notaires, « FAQ (power of attorney, notary fee scale) », accessed on 2026-10-07 · etudelow.com
4. HCCH, « Status table of the Apostille Convention », accessed on 2026-10-07 · www.hcch.net
5. Real Estate Agent Authority, « Real Estate Agent Authority (Transaction Fees) Regulations 2026, Government Notice No. 125 of 2026 », accessed on 2026-10-07 · www.reaamauritius.org
6. Mauritius Housing Company, « MHC Diaspora Home Loan », accessed on 2026-10-07 · www.mhc.mu
7. BCP Bank (Mauritius), « Home Loan », accessed on 2026-10-07 · www.bcpbank.mu
8. Real Estate Agent Authority, « Real Estate Agent Authority Act 2020, consolidated version (sections 2 and 44) », accessed on 2026-10-07 · www.reaamauritius.org
9. Real Estate Agent Authority, « Real Estate Agent Authority (Registration and Fees) Regulations 2026, Government Notice No. 126 of 2026, rule 7(3) », accessed on 2026-10-07 · www.reaamauritius.org
10. Tourism Authority, « Tourist Residence – Checklist », 2025-05-15, accessed on 2026-10-07 · www.tourismauthority.mu
11. Tourism Authority, « Tourist Accommodation Certificate, general documents », accessed on 2026-10-07 · www.tourismauthority.mu
12. Bank of Mauritius, « Consolidated Indicative Exchange Rates », 2026-10-07, accessed on 2026-10-07 · www.bom.mu

This article is general information as of the date shown. It is not legal, tax or financial advice. Your situation also depends on your country of residence: speak to a professional before any decision.

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