Estate agents in Mauritius: what the 2020 REAA law changes for a buyer
The 2020 Real Estate Agent Authority (REAA) Act governs the estate agent profession in Mauritius. Since 1 August 2026, registration with the REAA has been open and mandatory, and an agent's commission on a sale is capped at 2% [3] of the price for the buyer and 2% [3] for the seller. For you, as a buyer, this means: a written contract, a commission known in advance, and an identifiable agent.
Key points
- The Real Estate Agent Authority Act 2020 was published in the Government Gazette of Mauritius No. 113 of 5 September 2020 [1].
- The REAA announced that registration for estate agents, land promoters and property developers would open "starting 1st August 2026" [2].
- Since 1 August 2026, an agent's commission on a sale cannot exceed 2% of the deed price for the buyer, nor 2% for the seller [3].
- An unregistered person acting as an estate agent commits an offence punishable by a fine of up to Rs 100,000 and up to 2 years' imprisonment, and cannot claim their fee in court [1].
- An agent cannot carry out any transaction for a client without a written contract specifying the property, the transaction, its duration and any exclusivity [1].
General information, not legal or tax advice. For a specific dispute or contract, consult a lawyer or a notary in Mauritius.
What is the REAA?
The Real Estate Agent Authority is the body that registers and oversees estate agents, land promoters and property developers in Mauritius [1][2]. It is also responsible for their anti-money-laundering supervision [1].
The law dates from 2020, but its sections came into force in stages. Registration for professionals starts on 1 August 2026 [2], together with two regulations: one on registration and fees, the other on commissions [3][4].
Who must be registered?
The law defines an estate agent broadly. A person is an agent if, in the course of a business [1]:
- negotiates the sale, exchange, purchase or letting of a property;
- directs or helps in finding clients, or in negotiating or concluding a transaction;
- takes part in finding sellers, buyers, landlords or tenants;
- manages real property, as a consultant or as an agent;
- holds themselves out as carrying on this profession;
- receives payment for a property transaction.
Not covered, for example, is a person acting under a power of attorney without profit or consideration, or a person appointed by a court [1].
In practice: the relative who tells you about a property without asking for anything is not an agent; the person who is paid to find you a buyer or a seller is.
How much can an estate agent charge a buyer?
The commissions regulation (Government Notice No. 125 of 2026), in force since 1 August 2026, sets maximum rates [3]:
| Transaction | Party | Maximum |
|---|---|---|
| Sale or purchase | Buyer | 2% [3] |
| Sale or purchase | Seller | 2% [3] |
| Letting of up to 12 months | Landlord / tenant | 8% each [3] |
| Letting of more than 12 months | Landlord / tenant | 8% each [3] |
For a sale, the percentage applies to the total price payable under the deed of sale [3]. For a short let, it applies to the total rent for the stay; for a long let, to 12 months' rent [3].
Two nuances:
- the law allows the agent to additionally charge a fee for "advice" on a transaction or for "any other service" not covered by the law [1];
- the text does not say whether the 2% [3] figures are exclusive of VAT.
So ask, before signing, for a written quote that distinguishes the commission from any other fees.
What the agent must do for you
The law and the code of conduct annexed to the registration regulation require the agent to [1][4]:
- sign a written contract with you before any transaction: the property, the operation, its validity period, exclusivity or not;
- explain their commission, their marketing costs and your obligations before any signature;
- pass on all offers to you in writing and keep a copy for at least 12 months [1];
- advise you to seek legal or technical advice before signing any contractual document;
- disclose known defects and material risks of the transaction;
- avoid conflicts of interest, including earning several commissions on the same transaction;
- keep accounts that clearly separate money received from clients, kept for 7 years [1].
How do you check that an agent is registered?
- Look at the listing: the agent must display their full name and registration certificate number on it [4].
- Ask for the certificate: it is valid for one year and renewed annually [4].
- Check the register: the REAA keeps a register of agents, open to inspection by anyone; inspection costs Rs 500, a certified copy Rs 500 [1][4].
What does an unregistered agent risk, and what do you risk?
An unregistered agent commits an offence: a fine of up to Rs 100,000 and up to 2 years' imprisonment [1]. They also cannot claim payment for their agency services in court [1].
For you, the risk is mainly practical: no compliant contract, no enforceable code of conduct, no access to the REAA's complaints procedure. The code of conduct requires registered agents to tell their clients they can go directly to the REAA [4].
The law sets a transition period for professionals already active (section 46) [1]. The exact deadline is not shown on the REAA website as of this update. During this transition, a serious agent may be "in the process of registering": ask them for proof that they have filed their application.
How much does registration cost an agent?
This does not change your bill, but it explains why some informal intermediaries will disappear [4]:
| Fee | Amount |
|---|---|
| Application (non-refundable) | Rs 2,000 [4] |
| Estate agent certificate, each year | Rs 20,000 [4] |
| Land promoter or developer certificate, each year | Rs 100,000 [4] |
Depending on your situation
If you are already in contact with an agent, ask them straight away for their REAA registration number and a copy of their written contract [1][4]. If you go through someone close to you who tells you about a property without being paid for it, the law does not apply to them [1]. If you later let your property to tourists through an agent or a manager, the same registration rules apply, with commission capped at 8% for each party on a letting [3].
What can go wrong
- An "introducer" paid in cash with no contract: they act as an agent without having that status.
- A double commission: the seller's agent also charging you. The code asks agents to avoid earning several commissions on the same transaction [4].
- Vague extra fees: ask for the list of services charged on top of the commission.
What you can do now
If you are in contact with an agent, ask them today for their REAA registration number and a sample of their contract. A registered professional will answer without difficulty.
To talk it through, we offer a free 20-minute call. We are starting our first client journeys. Zilstone never takes a commission on sales and never holds your money; our prices are shown on the Packages page.
Frequently asked questions
What is the REAA law in Mauritius?
The Real Estate Agent Authority Act 2020 governs estate agents, land promoters and property developers: mandatory registration, a written contract, a code of conduct, and capped commissions.
What is the maximum estate agent commission in Mauritius?
Since 1 August 2026: 2% of the price for the buyer and 2% for the seller. For a letting: 8% for each party [3].
How do you check that an estate agent is registered in Mauritius?
Their certificate number must appear on their listings. You can also check the REAA register (Rs 500) [4].
Can an agent charge for anything beyond their commission?
Yes, the law allows it for advice or a service not covered by the law. Ask for a written quote that separates the two.
Is a contract with the agent mandatory?
Yes. No transaction can be carried out for a client without a written contract between the agent and that client.
Sources
- Real Estate Agent Authority, « Real Estate Agent Authority Act 2020 (Act No. 10 of 2020), consolidated version (sections 2, 18, 19, 20, 21, 22, 44) », accessed on 2026-10-07 · www.reaamauritius.org
- Real Estate Agent Authority, « Home page ("Starting 1st August 2026") and FAQ », accessed on 2026-10-07 · www.reaamauritius.org
- Real Estate Agent Authority, « Real Estate Agent Authority (Transaction Fees) Regulations 2026, Government Notice No. 125 of 2026, made 01/07/2026 », 2026-07-01, accessed on 2026-10-07 · www.reaamauritius.org
- Real Estate Agent Authority, « Real Estate Agent Authority (Registration and Fees) Regulations 2026, Government Notice No. 126 of 2026, rules 5, 7 and 9 », accessed on 2026-10-07 · www.reaamauritius.org
By Zilstone · Professional review: coming soon
Written with the help of artificial intelligence tools from official sources, then checked and reviewed by a person before publication. Zilstone never holds its clients’ money.
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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