Luxury Real Estate in Mauritius: Inside the Market Above €2 Million

A high-end villa in Mauritius typically sells for between €2 million and €6 million, depending on location, size and estate. At Anahita, on the east coast, villas currently listed range from €2.3 million to €4.8 million; in Barnes’ Mauritius portfolio, several properties in Beau Champ or Rivière Noire sell above €5 million. This segment has little to do with the legal minimum for foreign buyers, set at USD 375,000: above €2 million, buyers are already well past the entry threshold, in a bracket where price is set by location, scarcity and services rather than compliance with the PDS framework.

A legal entry point far below the luxury market

The framework that allows a non-citizen to buy property in Mauritius rests on a single minimum: an investment above USD 375,000 under the PDS, IRS or RES schemes grants a residence permit to the buyer, their spouse and children under 24, valid for as long as the property is held. That threshold, not a “luxury” price tag, is what determines eligibility for the permit. The market above €2 million sits five to six times above that floor: at that level, a purchase is no longer just a route into residence status, it is a decision about location and the property itself. The mechanics of PDS, IRS, RES, G+2 and Smart City are covered in the comparison guide to Mauritius’ new-build ownership schemes.

Prices observed by estate

Gaps are wide from one estate to another, and within a single estate depending on view and floor area. Examples of properties currently on the market:

These examples, drawn from Anahita’s and Barnes’ current listings, give a sense of scale: on the west coast and south-west (Rivière Noire, Tamarin), the scarcity of seafront land pushes the price per m² above the east coast, where large estates such as Anahita or Beau Champ offer more floor area for a given budget. Read this as market indication, not an official price grid: each property is negotiated on its own location, condition and timing.

What actually drives the price at this level

Three factors move the price far more than habitable floor area alone:

• Beach frontage and a direct lagoon view, both scarce and impossible to replicate, explain most of the gap between a second-row villa and a beachfront villa within the same estate.
• The estate and its services: round-the-clock security, concierge, access to a golf course or an integrated five-star hotel (Anahita, for instance, is anchored by two Four Seasons hotels), professional rental management.
• The plot: at comparable villa size, several thousand square metres of land weigh more on price than an extra bedroom.

Foreign investment climate remains favourable

In the first nine months of 2024, foreign direct investment inflows into Mauritius reached Rs 24.8 billion, up from Rs 23.1 billion over the same period in 2023, according to Bank of Mauritius data relayed by the Economic Development Board. Against that backdrop, the large PDS and IRS estates keep releasing new phases, on both the east and west coasts.

Where the above-€2 million supply concentrates

This price bracket sits mostly within large integrated estates rather than scattered housing stock: Anahita and Beau Champ on the east coast, Tamarina and Rivière Noire in the west and south-west, and southern estates such as Bel Ombre. The price levels by town and region put these estates in context against the far lower local residential market. To browse current new-build availability, the catalogue of new developments in Mauritius covers several of these estates.

Sources and verification

• Economic Development Board Mauritius — PDS/IRS/RES investment thresholds (USD 375,000) and residence permit conditions
• Economic Development Board Mauritius — foreign direct investment inflows, first nine months 2024 vs 2023 (Bank of Mauritius data)
• Barnes Mauritius — current sale listings, prices checked September 2026
• Anahita Mauritius — price list of villas currently on the market