Budget National 2025–2026
Île Maurice
Présenté le 5 juin 2025 · Dr. Navinchandra Ramgoolam, Premier Ministre & Ministre des Finances
Complete, verified analysis of the measures affecting property investment, taxation and residence permits for non-citizens in Mauritius. Content based on the Finance Act 2025 as officially enacted — sources KPMG and PwC Mauritius.
Window of opportunity: Registration duty rising from 5% to 10% for non-citizens from 1 July 2026. Buying before then means saving up to 5% of the purchase price.
Documents officiels — Finance Act 2025 promulguée le 8 août 2025
Budget 2025–2026 (PDF) Annexe budget 2025–2026 Programme investissements publics Finance Act 2025 (texte officiel)The Mauritius national Budget 2025–2026, presented on 5 June 2025 and formalised in the Finance Act 2025 officiellement promulguée le 8 août 2025, introduces significant changes for foreign investors, expatriates and buyers of prestige property.
While Mauritius confirms its core strengths — fiscal stability, a 15% flat tax, no wealth tax — this budget also marks a inflexion importante : registration duty rising to 10% for non-citizens from July 2026, a review of residence permits, and the end of the acquisition scheme outside EDB programmes. A limited window of opportunity is opening for buyers who plan ahead.
residence permit
unchanged
from July 2026
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Finance Act 2025 · Analyse vérifiée · Sources KPMG / PwC / EDB
Ce que change vraiment ce budget
for foreign investors
11 measures analysed, based on the official text of the Finance Act 2025 enacted on 8 August 2025 and on the analyses of KPMG Tax Services and PwC Mauritius.
Seuil à 375 000 USD maintenu — permis de résidence via l'immobilier
The minimum threshold granting entitlement to a residence permit remains set at 375 000 USD in EDB-approved programmes. The permit remains valid for as long as the property is held — with no time limit and no income requirement.
Programmes éligibles : PDS (Property Development Scheme), IRS (Integrated Resort Scheme), RES (Real Estate Scheme), Smart City Scheme et IHS (Invest Hotel Scheme).
✓ Confirmé — Finance Act 2025
Residency through property remains the most accessible and most advantageous route for HNWIs wishing to establish tax residency in Mauritius. The acquisition threshold is unchanged.
Registration duty: rising from 5% to 10% from 1 July 2026
This is the measure with the greatest impact on foreign buyers. From 1 July 2026, registration duty and land transfer tax rise from 5% to 10% for non-citizens acquiring a property under an EDB scheme.
- Applicable : IRS, RES, PDS, Smart City (SCS), IHS et appartements Ground+2 > Rs 6 millions
- S'applique aux actes enregistrés après le 1er juillet 2026 — même si la promesse de vente a été signée avant
- If a deed covers both movable and immovable property without a separate breakdown, the 10% tax applies to the whole amount
- Land transfer tax on resale also rises from 5% to 10% (whether the seller is Mauritian or a non-citizen)
⚡ Fenêtre d'opportunité — jusqu'au 30 juin 2026
Acquérir avant la date butoir permet d'économiser 5% of the purchase price in registration duty. On a property at USD 500,000, the direct saving is 25 000 USD. Nos équipes vous accompagnent dès aujourd'hui.
Capital gains on property: the 30% tax dropped — Mauritius remains free of tax on gains
The budget speech had announced a tax on capital gains at resale (the higher of 10% of the value or 30% of the gain). This measure was not retained in the Finance Act 2025 as finally enacted.
Mauritius maintains its status as a jurisdiction with no tax on property capital gains. An investor who resells a property keeps the entire profit with no tax withheld.
✓ Confirmé par KPMG Mauritius — Tax Alert sept. 2025
The capital gains tax announced in the budget speech was not implemented in the Finance Act 2025. Mauritius remains a jurisdiction free of taxation on property capital gains.
Flat tax 15 % maintenue — Fair Share Contribution au-delà de Rs 12 M/an
The tax rate remains set at 15 % flat — with no progressive bands. No wealth tax, no annual property tax for non-citizens, no cross-border inheritance tax.
- 15% flat tax unchanged for the vast majority of foreign investors
- Fair Share Contribution (FSC) additionnelle de 15 % sur revenus nets annuels (dividendes inclus) au-delà de Rs 12 millions/an (~USD 265 000) — mesure temporaire 3 ans
- 0% wealth tax · 0% annual property tax · 0% inheritance tax
Permis de résidence permanente : délai allongé de 3 à 5 ans
The minimum period before applying for permanent residence rises from 3 to 5 years under a valid permit. The financial criteria are also tightened for Occupation Permit holders.
- Investisseur : 5 years on an OP + Rs 15M/year OR Rs 75M cumulative over 5 years
- Professionnel : 5 ans d'expérience + salaire mensuel de Rs 400 000 (vs Rs 150 000 avant)
- Auto-entrepreneur : Rs 3M/an pendant 5 ans ou Rs 15M cumulés
Residency through property: a separate and more favourable rule
Acquiring a property at USD 375,000+ under an EDB scheme grants a residence permit valid for life with no minimum duration or income requirement — a decisive advantage over the Occupation Permit route.
Smart Cities: end of tax benefits for new projects after 5 June 2025
The exceptional Smart City tax exemptions are withdrawn for all projects that received a letter of comfort after 5 June 2025. Les projets antérieurs conservent leurs avantages.
- Supprimé : vacation fiscale 8 ans, exonération TVA infrastructure, exemption droits de douane
- Supprimé : exemption taxes de lotissement et de conversion foncière
- Exception maintenue : projets routes publiques ou terminaux de transport
- Lettre de confort émise avant le 5 juin 2025 : droits acquis préservés
Permis retraités non-citoyens : nouvelles conditions de résidence et financières
The framework for the non-citizen retiree permit is completely revised in the Finance Act 2025. These conditions apply to new applications.
- Virement initial de USD 2 000 within 60 days of obtaining the permit
- Transfert mensuel minimum de USD 2 000 (soit USD 24 000/an) vers un compte bancaire mauricien
- Durée de validité : 10 ans, renouvelable
- Résidence minimale obligatoire : 180 jours/an in Mauritius in order to keep the permit
- Any professional or commercial activity is prohibited
- Dependent children: age limit set at 24 ans
Point d'attention : obligation de résidence 180 jours
This condition is structural for retirees considering Mauritius as a second home or partial tax residence. It must be factored into any international wealth planning.
Removal of the USD 500,000 off-scheme acquisition route for non-citizens
La disposition introduite en décembre 2023 permettant aux non-citoyens d'acquérir un bien en dehors des schémas EDB (au-delà de USD 500 000) a été permanently removed by the Finance Act 2025. Only approved schemes remain available: IRS, RES, PDS, SCS, IHS and qualifying Ground+2.
Impact : rareté renforcée = valeur patrimoniale préservée
This removal refocuses foreign investment on EDB-approved prestige developments, reinforcing the scarcity and long-term value of properties under these schemes for buyers already in place.
No annual property tax — a stable tax environment for non-citizens
The Budget 2025–2026 confirms thataucune taxe foncière annuelle is planned, neither for Mauritian citizens nor for non-citizens. Transfer duties, notary fees and registration costs remain unchanged (aside from the 5% to 10% increase effective July 2026). In a global market where tax instability is increasing for foreign owners, Mauritius stands out for the absence of recurring annual taxation on property assets.
Digitalisation : plateforme unique permis, actes et démarches d'investissement
The Budget 2025–2026 sets out a far-reaching digital transformation of procedures for investors and non-citizens.
- A single electronic platform for Occupation Permit and Residence Permit applications
- Acceptance of electronically signed deeds at the Registrar-General
- Permis unifié travail + résidence avec numéro d'identification unique
- Real-time tracking of files submitted to the relevant authorities
- Plateforme e-licensing FSC avec assistant virtuel IA et tableau de bord en temps réel
Rs 180 billion infrastructure plan over 5 years — boosting premium areas
Le gouvernement engage un plan d'investissement public de Rs 180 billion over 5 years with a strong focus on roads, water networks, telecommunications, sanitation and urban infrastructure in areas with high property potential.
- Zones bénéficiaires : Grand Baie, Tamarin, Rivière Noire, Beau Plan, Anahita
- Rs 3.3 billion allocated to the environment and climate change
- Rs 164 million for beach restoration and coastal protection
- Rs 5.8 billion for Rodrigues (regional integration and infrastructure)
- Taxe touristique €3/nuit par personne dès octobre 2025 (revenus estimés Rs 2 Mds/an)
Calendrier d'application · Finance Act 2025
Key dates to remember
5 juin 2025
Budget speech. Presented by Dr Navinchandra Ramgoolam. Reference date for Smart City letters of comfort — earlier projects keep their tax benefits.
25 juillet 2025
Finance Bill publiée au Government Gazette. First provisions come into force. Effective removal of the USD 500,000 off-scheme acquisition route.
8 August 2025
Finance Act 2025 officiellement signée by the President of the Republic (Act No. 18 of 2025). All final measures confirmed and in force.
Octobre 2025
Taxe touristique €3/nuit per person aged 12 and over. Expected revenue Rs 2 billion per year. Applies to all tourist stays on the island.
1er juillet 2026 — Date butoir investisseurs
Registration duty increase from 5% to 10% for non-citizens across all EDB schemes (IRS, RES, PDS, SCS, IHS, Ground+2). Deeds registered before that date keep the 5% rate, regardless of when the sale agreement was signed. Acting sooner can mean a direct saving of USD 25,000 on a property at USD 500,000.
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Mauritius in 2025: a premium destination in transition
The Budget 2025–2026 does not call into question the fundamental appeal of Mauritius, but it marks a shift towards a more mature tax system and more selective conditions. For well-advised investors, timing is decisive.
0% capital gains tax immobilières — confirmé Finance Act 2025
Flat tax 15 % on income — unchanged for the majority
Seuil 375 000 USD maintained — residence permit for life
0% wealth tax — aucune taxe foncière annuelle
Rs 180 Mds d'infrastructure — valorisation zones premium
Fully digital procedures — permits and deeds online
Droits enregistrement 10 % dès juil. 2026 — agir avant pour économiser
Résidence permanente 5 ans minimum via Occupation Permit
Download the official documents
Read the full text of the Finance Act 2025, the budget speech and the annexes for a complete analysis of the measures applying to foreign investors in Mauritius.
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