Land Prices in Mauritius: The Toise Explained and 2026 Prices by Region
1 toise = 3.8 m². From Rs 30,000 (East, South) to Rs 90,000 per toise (Tamarin, Black River): the full 2026 Estate Agents Association grid, converted to €/m², region by region.
How much does land cost in Mauritius? According to the Estate Agents Association’s 2026 survey, prices range from Rs 30,000 per toise in the East and South to Rs 90,000 per toise in Tamarin and Black River, the island’s most sought-after areas. A Mauritian toise equals 3.8 m²: Rs 40,000 per toise is roughly €210 per m². Here is the full region-by-region grid, the conversions, and what to know before buying.
Key takeaways:
- The toise (a Mauritian unit inherited from Ancien Régime France) equals 3.8 m²; the arpent is 1,111 toises, i.e. ≈ 4,220 m².
- Island-wide range: Rs 30,000 to Rs 90,000 per toise (≈ €160-475/m²) — the West (Tamarin, Black River) is the most valued.
- ⚠️ Foreigners cannot buy land freely: only through authorised frameworks (Smart Cities, PDS/IRS estate plots).
The toise and the arpent: Mauritian units explained
In Mauritius, land is sold by the toise — a legacy of French colonisation. One square toise equals 3.799 m² (rounded to 3.8). Large plots are measured in arpents: 1 arpent = 1,111 toises ≈ 4,220 m². Two conversions to memorise:
- Price per m² = price per toise ÷ 3.8
- 1 perche = 11.1 toises = 42.2 m²; 1 arpent = 100 perches = 1,111 toises ≈ 4,220 m²
- Rs 38,000 per toise = Rs 10,000 per m² = ≈ €200/m² (at Rs 50/€)
Land prices region by region (2026 survey)
Indicative prices per toise surveyed by the Estate Agents Association (source: Mahen Poligadoo, EAA president, published by Business Magazine, August 2026). Indicative conversions to perches, arpents, Rs/m² and €/m² (at Rs 50/€):
West coast
| Region | Rs / toise | Rs / perche | Rs / arpent | Rs / m² | ≈ € / m² |
|---|---|---|---|---|---|
| Tamarin | 40,000 – 90,000 | 444,000 – 1,000,000 | 44.4 M – 100 M | 10,500 – 23,700 | 211 – 474 |
| Rivière Noire | 40,000 – 90,000 | 444,000 – 1,000,000 | 44.4 M – 100 M | 10,500 – 23,700 | 211 – 474 |
| Flic-en-Flac | 40,000 – 75,000 | 444,000 – 833,000 | 44.4 M – 83.3 M | 10,500 – 19,700 | 211 – 395 |
| La Gaulette | 45,000 – 70,000 | 500,000 – 778,000 | 50 M – 77.8 M | 11,800 – 18,400 | 237 – 368 |
| Albion | 35,000 – 50,000 | 389,000 – 556,000 | 38.9 M – 55.5 M | 9,200 – 13,200 | 184 – 263 |
North
| Region | Rs / toise | Rs / perche | Rs / arpent | Rs / m² | ≈ € / m² |
|---|---|---|---|---|---|
| Grand Baie | 45,000 – 80,000 | 500,000 – 889,000 | 50 M – 88.9 M | 11,800 – 21,100 | 237 – 421 |
| Trou-aux-Biches | 40,000 – 75,000 | 444,000 – 833,000 | 44.4 M – 83.3 M | 10,500 – 19,700 | 211 – 395 |
| Grand Gaube | 40,000 – 65,000 | 444,000 – 722,000 | 44.4 M – 72.2 M | 10,500 – 17,100 | 211 – 342 |
| Mapou | 35,000 – 60,000 | 389,000 – 667,000 | 38.9 M – 66.7 M | 9,200 – 15,800 | 184 – 316 |
East coast
| Region | Rs / toise | Rs / perche | Rs / arpent | Rs / m² | ≈ € / m² |
|---|---|---|---|---|---|
| Roches Noires | 40,000 – 80,000 | 444,000 – 889,000 | 44.4 M – 88.9 M | 10,500 – 21,100 | 211 – 421 |
| Flacq – Belle Mare | 35,000 – 50,000 | 389,000 – 556,000 | 38.9 M – 55.5 M | 9,200 – 13,200 | 184 – 263 |
| Trou d’Eau Douce – Bel-Air | 30,000 – 50,000 | 333,000 – 556,000 | 33.3 M – 55.5 M | 7,900 – 13,200 | 158 – 263 |
| Beau Champ | 30,000 – 45,000 | 333,000 – 500,000 | 33.3 M – 50 M | 7,900 – 11,800 | 158 – 237 |
South
| Region | Rs / toise | Rs / perche | Rs / arpent | Rs / m² | ≈ € / m² |
|---|---|---|---|---|---|
| Bel Ombre | 35,000 – 60,000 | 389,000 – 667,000 | 38.9 M – 66.7 M | 9,200 – 15,800 | 184 – 316 |
| Mahébourg | 30,000 – 50,000 | 333,000 – 556,000 | 33.3 M – 55.5 M | 7,900 – 13,200 | 158 – 263 |
| Rose-Belle | 35,000 – 50,000 | 389,000 – 556,000 | 38.9 M – 55.5 M | 9,200 – 13,200 | 184 – 263 |
Centre & towns
| Region | Rs / toise | Rs / perche | Rs / arpent | Rs / m² | ≈ € / m² |
|---|---|---|---|---|---|
| Moka | 45,000 – 70,000 | 500,000 – 778,000 | 50 M – 77.8 M | 11,800 – 18,400 | 237 – 368 |
| Rose-Hill – Quatre-Bornes | 35,000 – 75,000 | 389,000 – 833,000 | 38.9 M – 83.3 M | 9,200 – 19,700 | 184 – 395 |
| Vacoas – Phoenix | 35,000 – 70,000 | 389,000 – 778,000 | 38.9 M – 77.8 M | 9,200 – 18,400 | 184 – 368 |
| Curepipe | 40,000 – 60,000 | 444,000 – 667,000 | 44.4 M – 66.7 M | 10,500 – 15,800 | 211 – 316 |
| Port-Louis | 35,000 – 50,000 | 389,000 – 556,000 | 38.9 M – 55.5 M | 9,200 – 13,200 | 184 – 263 |
| Terre-Rouge | 30,000 – 50,000 | 333,000 – 556,000 | 33.3 M – 55.5 M | 7,900 – 13,200 | 158 – 263 |
How to read this grid like a seasoned buyer
- The West leads (up to Rs 90,000 per toise in Tamarin and Black River): scarce land, mountain-lagoon views and expatriate demand — our Tamarin and Black River guides detail these markets.
- The North stays liquid: Grand Baie (Rs 45-80,000) resells fast; Grand Gaube and Mapou offer discounts 15 minutes from the beaches — see Grand Baie and Pereybère.
- The East and South are the value pockets: Beau Champ from Rs 30,000, Bel Ombre Rs 35-60,000 — entry levels that explain the rise of the southern estates (Bel Ombre, Belle Mare, Pointe d’Esny).
- The Centre (Moka Rs 45-70,000) is rising with the Smart Cities: offices, schools and clinics create genuine residential demand.
Can foreigners benefit from these prices?
Not directly: the law reserves “free” land for Mauritian citizens. Non-citizens access land through authorised frameworks — serviced Smart City plots or buildable plots within PDS/IRS estates, such as the Bel Ombre estate plots at Villas Valriche by YOO. Buying an eligible property from USD 375,000 also opens the residence permit. For built property, see our city-by-city price guide.
⚠️ The costly mistake: mixing up the units. Between the toise (3.8 m²), the m² and the arpent (4,220 m²), a misread listing wrecks an entire budget — Rs 45,000 per toise and Rs 45,000 per arpent differ by a factor of 1,111. Convert EVERYTHING to m² before comparing two plots.
Frequently asked questions
What is a toise in Mauritius?
The traditional unit for Mauritian land: 1 toise = 3.8 m² (3.799 exactly). Large plots are measured in arpents (1 arpent = 1,111 toises ≈ 4,220 m²).
What is the average land price in Mauritius in 2026?
From Rs 30,000 to Rs 90,000 per toise depending on the region (Estate Agents Association 2026 survey), roughly €160 to €475/m². The West is the most expensive, the East and South the most accessible.
Where is land most expensive in Mauritius?
In Tamarin and Black River (up to Rs 90,000 per toise), followed by Grand Baie and Roches Noires (Rs 80,000 at the top of the range).
Can a foreigner buy land in Mauritius?
Not freely: only through authorised frameworks — serviced Smart City land or plots within approved PDS/IRS estates.
Looking for a plot or a property in a specific region? We know the plots genuinely accessible to foreigners and their architectural codes: tell us about your project.
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