Long lets, measured on our listings: 1.1% to 1.7% gross
Mauritius Guide
Investing in property
in Mauritius
What a property really earns on a long let, what developers forecast on short stays, and what the exit costs.
Two markets, two yields: long-term letting, measured on our 166 properties for sale and our 41 rentals as of 23 September 2026, and short-stay letting, as 4 developers cost it out. Two calculators, and the law as written.
Yield is calculated,
never promised
never promised
Key points
Four figures before you decide.
Short stays, as forecast by developers: 5.1% to 14.5% before tax
Entry costs: about 6.2% of the price; on resale, 5% is paid by the seller
An individual’s rent: 0, 10, 20 then 35% on the scale — not a flat 15%
01 Yield
What does a property in Mauritius really earn?
On our listings as of 23 September 2026, a three-bedroom apartment open to foreign buyers is worth Rs 60.1M at the median and lets for Rs 55,000 a month on a long let: 1.1% gross a year. Cheaper properties, often reserved for Mauritian citizens, earn more. These are two different samples, not a yield observed on one and the same property.
Prices, town by town →| Property type | Median rent, long let | Median price, open to foreigners | Gross ratio | Median price under Rs 40M, all properties | Gross ratio |
|---|---|---|---|---|---|
| Apartment, 3 bedrooms and up | Rs 55,000N = 11 | Rs 60.1M€1,114,000 · N = 20 | 1.1% | —N = 2 | — |
| House or villa, 3 bedrooms | Rs 89,000N = 10 | Rs 62.6M€1,162,000 · N = 19 | 1.7% | Rs 19.4M€361,000 · N = 16 | 5.5% |
| House or villa, 4 bedrooms and up | Rs 125,000N = 12 | Rs 103.7M€1,924,000 · N = 25 | 1.4% | Rs 25.0M€464,000 · N = 15 | 6% |
Calculate your yield
Net income before tax, per yearRs 577,606€10,717 · 0.9%
Starting values: the order of magnitude of our apartments open to foreign buyers, and the median rent of our long-term rentals as of 23 September 2026. Replace them with your own. Converted at the Bank of Mauritius rate of 22 September 2026: €1 = Rs 53.90. Tax is not deducted: the scale depends on your other income.
| Rent over 12 monthsAsking rent × 12 | Rs 660,000€12,246 |
|---|---|
| Rent actually collectedAfter the weeks of vacancy | Rs 609,231€11,304 |
| Annual service chargesSyndic, insurance, upkeep: your building’s budget | — |
| Letting feeOne month’s rent + 15% VAT, spread over 2 years | − Rs 31,625€587 |
| Net income before taxWhat is left before the income tax scale | Rs 577,606€10,717 |
| Gross yield | 1.1% |
| Net yield on the price | 1% |
| Net yield on the total cost | 0.9% |
Why it is so low at the top of the market
The schemes that open buying to non-citizens mostly carry new, high-end properties: their price follows the international market, their rent follows the local one. On our listings, a three-bedroom apartment lets for Rs 55,000 a month when it sells for Rs 60.1M: the gross ratio falls to 1.1%.
Where the ratio climbs back
On three-bedroom houses and villas under Rs 40 million, all buyer categories together, the median price falls to Rs 19.4M (N = 16) for the same median rent of Rs 89,000: 5.5% gross. Most of these properties are NOT open to a non-citizen buyer, except through the G+2 route above Rs 6 million.
What the calculator adds
Vacancy, service charges, letting fee and purchase costs: this is where a gross yield becomes real income. Westimmo costs these items out with you, property by property, before any offer. See also buy-to-let investment and how to maximise an investment.
02 Short stays
And on short-stay letting, what do developers forecast?
Four new developments we market hand over a yield forecast: from 5.1% to 14.5% before tax depending on the unit type, on occupancy assumptions of 64.1% to 75.6%. These are developer projections, “of no contractual value”, not observed results.
How letting works →| Property type | What is costed | Price, costs included | Annual income | Annual charges | Forecast yield |
|---|---|---|---|---|---|
| New villas2 new developments | 5 unit types costeddeveloper forecasts, January to May 2026 | €690,867to €1,085,597 | €53,500to €103,020 | €14,628to €19,514 | 5.1%to 7.7% |
| New apartments2 new developments | 9 unit types costeddeveloper forecasts, January to May 2026 | €364,339to €1,236,406 | €55,150to €179,950 | €9,680to €13,380 | 7%to 14.5% |
Calculate a short-stay let
Net income after tax, per year€35,840Rs 1,931,661 · 5.1%
Starting values: the median of the 14 unit types costed by the developers for the price and the charges, 250 nights sold and €230 a night. Fill in the tax rate for your own situation: 15% only applies to a company. Converted at the Bank of Mauritius rate of 22 September 2026.
| Rental incomeNights sold × nightly rate, after commission | €57,500Rs 3,099,066 |
|---|---|
| Annual chargesSyndic, cleaning, energy, internet, licence, insurance | − €12,700Rs 684,489 |
| Net income before taxWhat the forecasts keep | €44,800Rs 2,414,577 |
| TaxAt the rate you entered | − €8,960Rs 482,915 |
| Net income after taxBefore financing costs | €35,840Rs 1,931,661 |
| Yield before tax | 6.4% |
| Yield after tax | 5.1% |
The same model, from single to triple
At similar occupancy, the gap from 5.1% to 14.5% does not come from the market: it comes from the ratio between the price of the property and the nightly rate it commands. An apartment at €364,339 let at €230 a night does not earn like a villa at €764,987 let at €210.
The 15% tax in those tables is not yours
Since the income year opened on 1 July 2026, an individual’s rental income follows the scale: 0%, 10%, 20%, then 35% above Rs 12 million. The 15% is the corporate tax rate. See our article on rental income tax and buying through a company.
What those forecasts leave out
The Tourism Authority licence and its renewal, the syndic’s agreement, the weeks you use yourself, and resale: one of these forecasts calculates a 20% capital gain over three years without deducting the 5% land transfer tax paid by the seller.
03 Buying routes
Why does the scheme you choose change the yield?
A non-citizen does not buy just any property: PDS, IRS, RES, Smart City or a G+2 apartment. The scheme decides the entry price, the right to reside and, on resale, how many buyers will be able to take the property off your hands.
Compare the schemes →| Buying route | Entry price | Right to reside | On resale |
|---|---|---|---|
| PDS, IRS, RES, Smart City | Set by the scheme | Residence permit from USD 375,000, extended to spouse and dependants | Free resale to a citizen or a non-citizen, with the EDB’s prior approval |
| G+2 apartment | At least Rs 6 million (amount alterable by regulations) | No right to reside attached to the purchase | Same route for the next buyer: they too must reach the threshold |
| PDS senior living | USD 200,000, from age 50 | Residence permit | The next buyer faces the same age conditions |
| Outside an approved scheme | Not available to a non-citizen | Not applicable | Your buyers are Mauritian citizens and eligible residents |
The pool of buyers, in figures
Of the 166 properties we offer for sale as of 23 September 2026, 115 are open to a non-citizen buyer, or 69.3%. The rest address the local market only: that is exactly what awaits you on the day you sell.
Buying is not residing
The Rs 6 million of a G+2 opens the right to BUY; the USD 375,000 of a property under an approved scheme opens the right to RESIDE. A purchase at Rs 6 million is perfectly legal and gives no residence status. The detail of the permits is in our guide to visas and permits.
Off plan, the money leaves before the property arrives
Most approved schemes are sold off plan: stage payments follow the works, capped by the Civil Code at 35% at foundations, 70% once weathertight and 95% on completion. See our guide to buying off plan and our new developments.
04 Entry and exit
What does entry cost, and what does the exit cost?
On purchase, allow about 6.2% of the price in costs. On resale, the seller pays 5% land transfer tax, the capital gain is not taxed, and the EDB must give its approval before a property held under an approved scheme is sold.
The detail of buying costs →| When | Item | Amount | Text |
|---|---|---|---|
| On purchase | Registration duty | 5% of the price, paid by the buyer, in foreign currency | Registration Duty Act |
| On purchase | Notary fees | About 1.15% of the price according to developers; the scale sets the deed, disbursements and services outside the scale come on top | Notaries Act, s. 37 |
| On purchase | EDB application | Rs 25,000, non-refundable, for an IRS, RES or PDS property | EDB guidelines |
| While you own | Service charges | Shared according to the relative value of each lot; no amount is set by law | Civil Code, art. 664-13 |
| On resale | Land transfer tax | 5% paid by the seller; 10% more for a G+2 built on State land | Land (Duties and Taxes) Act, s. 4(11) |
| On resale | Capital gain | No tax on property capital gains | Finance Acts 2026, read in full |
The exit goes through the EDB
A resale by a non-citizen requires the EDB’s prior approval, and the next buyer files their own application. The seller gives written notice to the EDB’s director 30 days before the sale; no minimum price is imposed.
Costs are earned back over time
About 6.2% on entry and 5% on exit: on a property held for three years, that is more than three years of net rent at the yield observed at the top of the market. That is the first reason not to buy in Mauritius to sell quickly.
Paying in foreign currency, collecting in rupees
The price of a property under an approved scheme is paid from abroad: 85% in rupees to the developer on a first sale, the balance in foreign currency or in rupees. Your rent, however, will be in rupees.
05 Tax
What tax takes from your rent and from your property
Rental income goes into the income tax scale: 0%, 10%, 20%, then 35% above Rs 12 million of annual income. There is no property capital gains tax, no wealth tax and no inheritance duty.
| Subject | What the text says | Source |
|---|---|---|
| Tax on rental income | Progressive scale from the income year opened on 1 July 2026: 0% up to Rs 500,000, 10% on the next Rs 500,000, 20% up to Rs 12 million, 35% above | Finance Act 2026, s. 7 |
| Tax deduction at source | 7.5% if the landlord is resident, 10% if not — but only where the rent is paid by someone who is not an individual. An individual tenant deducts nothing | Income Tax Act, s. 111B and 111C; MRA TDS Guide |
| Tax treaty | For a non-resident, the treaty rate applies where it is lower. Mauritius has 45 treaties in force | Mauritius Revenue Authority |
| Registering the lease | A fixed-term lease bears registration duty of 1.25% | Registration Duty Act |
| Property tax | No national property tax. A local rate exists in the five municipal areas, main residence exempt; a campement site tax of Rs 2 to Rs 6 per m² a year applies to coastal campement sites | Laws in force, re-read with the two Acts of August 2026 |
| Capital gains, wealth, inheritance | No property capital gains tax, no wealth tax, no inheritance or gift duty | Finance Act 2026 and Act No. 13 of 2026, read in full |
The words “flat tax” no longer apply
The single 15% rate disappeared for individuals with the Finance Act 2026: above Rs 12 million of income, the rate is 35%. The 15% remains the corporate tax rate.
Letting furnished does not change the tax
The deduction at source covers “any payment for the use of land or a building, furnished or not”, and any premium paid for a lease. What furnished letting changes is the law of the lease: the Landlord and Tenant Act 1999 does not apply. See our guide to long-term letting.
Letting to tourists requires an authorisation
Tourist letting falls to the Tourism Authority: a temporary certificate is decided within 21 days, with 90 days to comply (Tourism Authority Act, s. 25B). A syndic may also forbid it in its rules.
06 Risks
Which risks should you take seriously before investing?
Four, and each of them can be measured: how many buyers will be able to take the property off your hands, the share of the market open to non-citizens, the exchange rate between your rent and your capital, and the gap between the advertised rent and the income you collect.
Resale: only 69.3% of our stock is open to foreign buyers
As of 23 September 2026, 115 of our 166 properties for sale address a non-citizen buyer. A property under an approved scheme resells to both markets, but the EDB’s approval is still required and the buyer files their own application: allow for that delay in your exit plan.
Yield: 1.1% gross at the top of the market
The median rent of our three-bedroom apartments (Rs 55,000, N = 11) measured against the median price of those open to foreign buyers (Rs 60.1M, N = 20) gives 1.1% gross. Before charges, vacancy and tax. Anyone promising you 6 to 8% on a long let in this segment is not talking about the same property.
Currency: your capital is in euros, your rent in rupees
The purchase price is paid in foreign currency, the rent is collected in rupees, and the conversion is made at your bank’s rate on the day. This guide converts at the indicative Bank of Mauritius rate of 22 September 2026 (€1 = Rs 53.90): a dated reference point, not a guarantee.
Vacancy and charges: the advertised rent is not the income
Four weeks without a tenant cost close to 8% of the annual rent; the letting fee is worth one month’s rent plus VAT; service charges are capped by no law. The calculator above deducts all of them.
07 Our limits
What this guide does not do
Four things we do not publish, because we cannot measure them honestly today. Saying so is better than inventing them.
No OBSERVED short-stay yield
The figures in the short-stay section are the developers’, not measured results. On our side we have only 2 published short-stay listings: a median below 8 properties is worthless.
No signed sale price
All our figures are ASKING prices and rents, as displayed on our listings as of 23 September 2026. The signed price is private data, and we do not publish our sales.
No national index taken on trust
We do not repeat a price index published by a third party without having read the source and its date. When we quote a figure, it comes from our listings or from an official text, with its date.
No investment advice
This guide gives orders of magnitude and rules of law, not advice. An investment is decided with your notary, your tax adviser and your bank.
08 Common beliefs
The mistakes that cost money
Nine claims in circulation, each contradicted by a figure or by a text.
“Mauritian property earns 6 to 8% net”
Not on long lets for properties open to foreign buyers: our listings give 1.1% gross before charges, vacancy and tax.
“Foreigners have paid 10% duty since July 2026”
The increase was repealed by the Finance Act 2026, published on 13 August 2026: registration duty stays at 5%.
“Capital gains are taxed at 30%”
The levy announced in the 2025-2026 budget was never enacted: no tax applies to property capital gains.
“A Rs 6 million purchase gives residence”
It opens the right to buy a G+2 apartment, not the right to reside: a residence permit starts at USD 375,000 under an approved scheme.
“You can sell whenever you like”
A resale by a non-citizen requires the EDB’s prior approval, and the next buyer files their own application.
“The tenant deducts 10% tax”
Only if the tenant is not an individual. An individual tenant deducts nothing: the landlord declares the rent.
“The 15% flat tax applies to everything”
For individuals the scale rises to 35% above Rs 12 million of income. The 15% is the corporate rate.
“You can let to tourists freely”
Tourist letting requires an authorisation from the Tourism Authority, and the syndic may forbid it.
“Service charges are capped by law”
No amount is set by law: charges follow the rules of the co-ownership and the relative value of each lot.
“The yield announced by the developer is a result”
It is a projection: across the 4 forecasts we have read, the figure ranges from 5.1% to 14.5% depending on the price and nightly-rate assumptions.
“Occupancy is 75% all year round”
That is the assumption of some forecasts, drawn from hotel statistics: a private home is not a hotel, and the co-ownership may limit short-stay letting.
“The capital gain is banked on handover”
A forecast that writes 20% over three years is writing an assumption, not a price. And the seller pays 5% land transfer tax on the day they sell.
“That particular scheme earns X%”
A yield attaches to a property, a price and a date, not to a name: that is why this guide gives ranges and not schemes. Ask us for the forecast of the property you are interested in.
09 Related guides
Going further
Prices by town, the real cost of a purchase, and the full path of a foreign buyer.
10 Sources & methodology
Reliable, up-to-date information
The figures come from our listings, the rules from enacted texts.
WestimmoSurvey of our listingsAGOOfficial legal textsMRAMauritius Revenue AuthorityBOMBank of Mauritius
- Developers — short-stay yield forecasts for 4 new schemes we market, 14 unit types, handed over between January and May 2026 and read on 23 September 2026
- Westimmo — survey of 23 September 2026: 166 published sales, 115 open to non-citizens, 41 long-term rentals, asking prices and rents
- Non-Citizens (Property Restriction) Act, s. 2, 3 and 5 — Attorney General’s Office
- Immigration Act 2022, s. 8(1) — thresholds of USD 375,000 and USD 200,000
- Registration Duty Act, First Schedule; Land (Duties and Taxes) Act, s. 4(11)
- Notaries Act, s. 37 and schedule, part I — deed fees
- Income Tax Act, s. 111B and 111C; MRA — Tax Deduction at Source Guide, October 2025
- Finance Act 2026 (Act No. 14 of 2026), s. 7, 9 and 16 — Government Gazette No. 59 of 13 August 2026
- Mauritian Civil Code, art. 664-13 and 1601-30; Tourism Authority Act, s. 25B
- Economic Development Board — IRS, RES and PDS guidelines of January 2025
- Bank of Mauritius — indicative telegraphic transfer buying rate of 22 September 2026: €1 = Rs 53.8968
Listings surveyed on 23 September 2026, texts read on 2, 16, 17 and 22 September 2026. This guide replaces neither the opinion of a notary or a tax adviser, nor your bank’s assessment: have your project checked before you sign.
11 Frequently asked questions
Your questions about investing in Mauritius
Short answers, backed by figures and texts.
Frequently asked questions about property investment in Mauritius
On our listings as of 23 September 2026, a three-bedroom apartment open to foreign buyers sells for Rs 60.1M at the median (N = 20) and lets for Rs 55,000 a month on a long let (N = 11): 1.1% gross a year, before charges, vacancy and tax. On three-bedroom villas under Rs 40 million, all buyers together, the ratio rises to 5.5%.
There are four measurable risks: resale, which requires the EDB’s approval and an eligible buyer; rental yield, low at the top of the market; currency, since your rent is in rupees and your capital in foreign currency; and the gap between the advertised rent and the income collected, once vacancy and charges are deducted.
The seller pays 5% land transfer tax, the capital gain is not taxed, and the sale requires the EDB’s prior approval: the next buyer files their own application. Written notice is given to the EDB’s director 30 days before the sale, with no minimum price imposed.
A property under an approved scheme (PDS, IRS, RES, Smart City) from USD 375,000 opens a residence permit; a G+2 apartment is available from Rs 6 million, with no right to reside; a PDS senior living from USD 200,000 after the age of 50. On our listings, the median price of a property open to foreign buyers is well above those thresholds.
Yes, on the income tax scale: 0% up to Rs 500,000, 10% on the next Rs 500,000, 20% up to Rs 12 million and 35% above. A deduction at source of 7.5% (resident) or 10% (non-resident) applies only where the rent is paid by someone who is not an individual.
No. No tax applies to property capital gains; the 30% levy announced in the 2025-2026 budget was never enacted. The seller does pay the 5% land transfer tax.
Most approved schemes are sold off plan: you pay at the pace of the works, within the caps of the Civil Code, and you wait for handover before the first rent. It is as much a question of timing as of price: our guide to buying off plan sets out the guarantees and the stage payments.
Yes, with an authorisation from the Tourism Authority: a temporary certificate is decided within 21 days, with 90 days to comply. The rules of the co-ownership may nevertheless forbid short-stay letting.
About 6.2% of the price: 5% registration duty, about 1.15% in notary fees and Rs 25,000 for the EDB application for an IRS, RES or PDS property. The detail is in our guide to buying costs.
Above USD 750,000, the share exceeding that threshold may be borrowed in Mauritius and is repaid in hard currency; the first USD 750,000 come from own funds transferred from abroad. Lending conditions applied to non-residents vary from bank to bank: we do not publish them.
The forecasts developers hand us announce 5.1% to 14.5% before tax, across 4 schemes and 14 unit types costed between January and May 2026, with 64.1% to 75.6% occupancy and annual charges of €9,680 to €19,514. These are developer projections, marked “of no contractual value”, not observed results.
Not for an individual: since the income year opened on 1 July 2026, rent is added to your other income and follows the scale, 0%, 10%, 20% then 35% above Rs 12 million. The 15% is the corporate tax rate — the rate the developers’ forecasts use.
The two sections of this guide give both orders of magnitude: 1.1% to 1.7% gross on long lets from our listings, 5.1% to 14.5% before tax in the developers’ short-stay forecasts. Short stays require a Tourism Authority authorisation, carry far more charges and vacancy, and the co-ownership may forbid them. We do not publish an observed short-stay yield: we have only 2 listings of that kind.
Service charges, shared according to the relative value of each lot by the rules of the co-ownership, with no amount set by law; a local rate in the five municipal areas, main residence exempt; and the campement site tax on coastal campement sites. There is no national property tax.