{"id":328053,"date":"2026-08-13T17:16:16","date_gmt":"2026-08-13T16:16:16","guid":{"rendered":"https:\/\/real-estate-mauritius.mu\/?p=328053"},"modified":"2026-09-21T12:39:57","modified_gmt":"2026-09-21T08:39:57","slug":"land-prices-mauritius","status":"publish","type":"post","link":"https:\/\/real-estate-mauritius.mu\/en\/land-prices-mauritius\/","title":{"rendered":"Land Prices in Mauritius: The Toise Explained and 2026 Prices by Region"},"content":{"rendered":"<p>How much does land cost in Mauritius? According to the Estate Agents Association&#8217;s 2026 survey, prices range from <strong>Rs 30,000 per toise in the East and South<\/strong> to <strong>Rs 90,000 per toise in Tamarin and Black River<\/strong>, the island&#8217;s most sought-after areas. A Mauritian toise equals <strong>3.8 m\u00b2<\/strong>: Rs 40,000 per toise is roughly <strong>\u20ac210 per m\u00b2<\/strong>. Here is the full region-by-region grid, the conversions, and what to know before buying.<\/p>\n<p><strong>Key takeaways:<\/strong><\/p>\n<ul>\n<li>The <strong>toise<\/strong> (a Mauritian unit inherited from Ancien R\u00e9gime France) equals <strong>3.8 m\u00b2<\/strong>; the <strong>arpent<\/strong> is 1,111 toises, i.e. \u2248 4,220 m\u00b2.<\/li>\n<li>Island-wide range: <strong>Rs 30,000 to Rs 90,000 per toise<\/strong> (\u2248 \u20ac160-475\/m\u00b2) \u2014 the West (Tamarin, Black River) is the most valued.<\/li>\n<li>\u26a0\ufe0f Foreigners cannot buy land freely: only through authorised frameworks (Smart Cities, PDS\/IRS estate plots).<\/li>\n<\/ul>\n<h2 id=\"convertisseur\">Toise, perche, arpent and m\u00b2 converter<\/h2>\n<p><strong>1 perche = 11.11 toises = 42.21 m\u00b2<\/strong>; <strong>1 toise = 3.80 m\u00b2<\/strong>; <strong>1 arpent = 100 perches = 1,111 toises = 4,220.87 m\u00b2<\/strong>. The table below gives the most common conversions.<\/p>\n<div style=\"overflow-x:auto\">\n<table class=\"wconv-t\" style=\"width:100%;min-width:520px;border-collapse:collapse;font-size:15px\">\n<thead>\n<tr>\n<th scope=\"col\">Surface<\/th>\n<th scope=\"col\">m\u00b2<\/th>\n<th scope=\"col\">Toises<\/th>\n<th scope=\"col\">Perches<\/th>\n<th scope=\"col\">Arpents<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<th scope=\"row\">1 toise<\/th>\n<td>3.8<\/td>\n<td>1<\/td>\n<td>0.09<\/td>\n<td>0.0009<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">1 perche<\/th>\n<td>42.21<\/td>\n<td>11.11<\/td>\n<td>1<\/td>\n<td>0.01<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">1 arpent<\/th>\n<td>4,220.87<\/td>\n<td>1,111.11<\/td>\n<td>100<\/td>\n<td>1<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">1 m\u00b2<\/th>\n<td>1<\/td>\n<td>0.26<\/td>\n<td>0.02<\/td>\n<td>0.0002<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">100 m\u00b2<\/th>\n<td>100<\/td>\n<td>26.32<\/td>\n<td>2.37<\/td>\n<td>0.0237<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">10 perches<\/th>\n<td>422.09<\/td>\n<td>111.11<\/td>\n<td>10<\/td>\n<td>0.1<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">11 perches<\/th>\n<td>464.3<\/td>\n<td>122.22<\/td>\n<td>11<\/td>\n<td>0.11<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">20 perches<\/th>\n<td>844.17<\/td>\n<td>222.22<\/td>\n<td>20<\/td>\n<td>0.2<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">200 toises<\/th>\n<td>759.76<\/td>\n<td>200<\/td>\n<td>18<\/td>\n<td>0.18<\/td>\n<\/tr>\n<tr>\n<th scope=\"row\">1 m\u00b2<\/th>\n<td>1,000<\/td>\n<td>263.24<\/td>\n<td>23.69<\/td>\n<td>0.2369<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<style>.wconv-t th,.wconv-t td{padding:9px 12px;border-bottom:1px solid #e5e5e5;text-align:left}.wconv-t thead th{font-size:13px;color:#555;border-bottom:2px solid #156e83}<\/style>\n<h2>The toise and the arpent: Mauritian units explained<\/h2>\n<p>In Mauritius, land is sold by the <strong>toise<\/strong> \u2014 a legacy of French colonisation. One square toise equals <strong>3.799 m\u00b2<\/strong> (rounded to 3.8). Large plots are measured in <strong>arpents<\/strong>: 1 arpent = 1,111 toises \u2248 4,220 m\u00b2. Two conversions to memorise:<\/p>\n<ul>\n<li>Price per m\u00b2 = price per toise <strong>\u00f7 3.8<\/strong><\/li>\n<li>1 <strong>perche<\/strong> = 11.1 toises = <strong>42.2 m\u00b2<\/strong>; 1 <strong>arpent<\/strong> = 100 perches = 1,111 toises \u2248 4,220 m\u00b2<\/li>\n<li>Rs 38,000 per toise = Rs 10,000 per m\u00b2 = <strong>\u2248 \u20ac200\/m\u00b2<\/strong> (at Rs 50\/\u20ac)<\/li>\n<\/ul>\n<h2>Land prices region by region (2026 survey)<\/h2>\n<p>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\/m\u00b2 and \u20ac\/m\u00b2 (at Rs 50\/\u20ac):<\/p>\n<h3>West coast<\/h3>\n<div style=\"overflow-x:auto\">\n<table>\n<thead>\n<tr>\n<th>Region<\/th>\n<th>Rs \/ toise<\/th>\n<th>Rs \/ perche<\/th>\n<th>Rs \/ arpent<\/th>\n<th>Rs \/ m\u00b2<\/th>\n<th>\u2248 \u20ac \/ m\u00b2<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/tamarin-real-estate\/\">Tamarin<\/a><\/td>\n<td>40,000 \u2013 90,000<\/td>\n<td>444,000 \u2013 1,000,000<\/td>\n<td>44.4 M \u2013 100 M<\/td>\n<td>10,500 \u2013 23,700<\/td>\n<td>211 \u2013 474<\/td>\n<\/tr>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/black-river-real-estate\/\">Rivi\u00e8re Noire<\/a><\/td>\n<td>40,000 \u2013 90,000<\/td>\n<td>444,000 \u2013 1,000,000<\/td>\n<td>44.4 M \u2013 100 M<\/td>\n<td>10,500 \u2013 23,700<\/td>\n<td>211 \u2013 474<\/td>\n<\/tr>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/flic-en-flac-real-estate\/\">Flic-en-Flac<\/a><\/td>\n<td>40,000 \u2013 75,000<\/td>\n<td>444,000 \u2013 833,000<\/td>\n<td>44.4 M \u2013 83.3 M<\/td>\n<td>10,500 \u2013 19,700<\/td>\n<td>211 \u2013 395<\/td>\n<\/tr>\n<tr>\n<td>La Gaulette<\/td>\n<td>45,000 \u2013 70,000<\/td>\n<td>500,000 \u2013 778,000<\/td>\n<td>50 M \u2013 77.8 M<\/td>\n<td>11,800 \u2013 18,400<\/td>\n<td>237 \u2013 368<\/td>\n<\/tr>\n<tr>\n<td>Albion<\/td>\n<td>35,000 \u2013 50,000<\/td>\n<td>389,000 \u2013 556,000<\/td>\n<td>38.9 M \u2013 55.5 M<\/td>\n<td>9,200 \u2013 13,200<\/td>\n<td>184 \u2013 263<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>North<\/h3>\n<div style=\"overflow-x:auto\">\n<table>\n<thead>\n<tr>\n<th>Region<\/th>\n<th>Rs \/ toise<\/th>\n<th>Rs \/ perche<\/th>\n<th>Rs \/ arpent<\/th>\n<th>Rs \/ m\u00b2<\/th>\n<th>\u2248 \u20ac \/ m\u00b2<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/grand-baie-real-estate\/\">Grand Baie<\/a><\/td>\n<td>45,000 \u2013 80,000<\/td>\n<td>500,000 \u2013 889,000<\/td>\n<td>50 M \u2013 88.9 M<\/td>\n<td>11,800 \u2013 21,100<\/td>\n<td>237 \u2013 421<\/td>\n<\/tr>\n<tr>\n<td>Trou-aux-Biches<\/td>\n<td>40,000 \u2013 75,000<\/td>\n<td>444,000 \u2013 833,000<\/td>\n<td>44.4 M \u2013 83.3 M<\/td>\n<td>10,500 \u2013 19,700<\/td>\n<td>211 \u2013 395<\/td>\n<\/tr>\n<tr>\n<td>Grand Gaube<\/td>\n<td>40,000 \u2013 65,000<\/td>\n<td>444,000 \u2013 722,000<\/td>\n<td>44.4 M \u2013 72.2 M<\/td>\n<td>10,500 \u2013 17,100<\/td>\n<td>211 \u2013 342<\/td>\n<\/tr>\n<tr>\n<td>Mapou<\/td>\n<td>35,000 \u2013 60,000<\/td>\n<td>389,000 \u2013 667,000<\/td>\n<td>38.9 M \u2013 66.7 M<\/td>\n<td>9,200 \u2013 15,800<\/td>\n<td>184 \u2013 316<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>East coast<\/h3>\n<div style=\"overflow-x:auto\">\n<table>\n<thead>\n<tr>\n<th>Region<\/th>\n<th>Rs \/ toise<\/th>\n<th>Rs \/ perche<\/th>\n<th>Rs \/ arpent<\/th>\n<th>Rs \/ m\u00b2<\/th>\n<th>\u2248 \u20ac \/ m\u00b2<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Roches Noires<\/td>\n<td>40,000 \u2013 80,000<\/td>\n<td>444,000 \u2013 889,000<\/td>\n<td>44.4 M \u2013 88.9 M<\/td>\n<td>10,500 \u2013 21,100<\/td>\n<td>211 \u2013 421<\/td>\n<\/tr>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/belle-mare-real-estate\/\">Flacq \u2013 Belle Mare<\/a><\/td>\n<td>35,000 \u2013 50,000<\/td>\n<td>389,000 \u2013 556,000<\/td>\n<td>38.9 M \u2013 55.5 M<\/td>\n<td>9,200 \u2013 13,200<\/td>\n<td>184 \u2013 263<\/td>\n<\/tr>\n<tr>\n<td>Trou d&#8217;Eau Douce \u2013 Bel-Air<\/td>\n<td>30,000 \u2013 50,000<\/td>\n<td>333,000 \u2013 556,000<\/td>\n<td>33.3 M \u2013 55.5 M<\/td>\n<td>7,900 \u2013 13,200<\/td>\n<td>158 \u2013 263<\/td>\n<\/tr>\n<tr>\n<td>Beau Champ<\/td>\n<td>30,000 \u2013 45,000<\/td>\n<td>333,000 \u2013 500,000<\/td>\n<td>33.3 M \u2013 50 M<\/td>\n<td>7,900 \u2013 11,800<\/td>\n<td>158 \u2013 237<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>South<\/h3>\n<div style=\"overflow-x:auto\">\n<table>\n<thead>\n<tr>\n<th>Region<\/th>\n<th>Rs \/ toise<\/th>\n<th>Rs \/ perche<\/th>\n<th>Rs \/ arpent<\/th>\n<th>Rs \/ m\u00b2<\/th>\n<th>\u2248 \u20ac \/ m\u00b2<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td><a href=\"https:\/\/real-estate-mauritius.mu\/en\/bel-ombre-real-estate\/\">Bel Ombre<\/a><\/td>\n<td>35,000 \u2013 60,000<\/td>\n<td>389,000 \u2013 667,000<\/td>\n<td>38.9 M \u2013 66.7 M<\/td>\n<td>9,200 \u2013 15,800<\/td>\n<td>184 \u2013 316<\/td>\n<\/tr>\n<tr>\n<td>Mah\u00e9bourg<\/td>\n<td>30,000 \u2013 50,000<\/td>\n<td>333,000 \u2013 556,000<\/td>\n<td>33.3 M \u2013 55.5 M<\/td>\n<td>7,900 \u2013 13,200<\/td>\n<td>158 \u2013 263<\/td>\n<\/tr>\n<tr>\n<td>Rose-Belle<\/td>\n<td>35,000 \u2013 50,000<\/td>\n<td>389,000 \u2013 556,000<\/td>\n<td>38.9 M \u2013 55.5 M<\/td>\n<td>9,200 \u2013 13,200<\/td>\n<td>184 \u2013 263<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h3>Centre &#038; towns<\/h3>\n<div style=\"overflow-x:auto\">\n<table>\n<thead>\n<tr>\n<th>Region<\/th>\n<th>Rs \/ toise<\/th>\n<th>Rs \/ perche<\/th>\n<th>Rs \/ arpent<\/th>\n<th>Rs \/ m\u00b2<\/th>\n<th>\u2248 \u20ac \/ m\u00b2<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Moka<\/td>\n<td>45,000 \u2013 70,000<\/td>\n<td>500,000 \u2013 778,000<\/td>\n<td>50 M \u2013 77.8 M<\/td>\n<td>11,800 \u2013 18,400<\/td>\n<td>237 \u2013 368<\/td>\n<\/tr>\n<tr>\n<td>Rose-Hill \u2013 Quatre-Bornes<\/td>\n<td>35,000 \u2013 75,000<\/td>\n<td>389,000 \u2013 833,000<\/td>\n<td>38.9 M \u2013 83.3 M<\/td>\n<td>9,200 \u2013 19,700<\/td>\n<td>184 \u2013 395<\/td>\n<\/tr>\n<tr>\n<td>Vacoas \u2013 Phoenix<\/td>\n<td>35,000 \u2013 70,000<\/td>\n<td>389,000 \u2013 778,000<\/td>\n<td>38.9 M \u2013 77.8 M<\/td>\n<td>9,200 \u2013 18,400<\/td>\n<td>184 \u2013 368<\/td>\n<\/tr>\n<tr>\n<td>Curepipe<\/td>\n<td>40,000 \u2013 60,000<\/td>\n<td>444,000 \u2013 667,000<\/td>\n<td>44.4 M \u2013 66.7 M<\/td>\n<td>10,500 \u2013 15,800<\/td>\n<td>211 \u2013 316<\/td>\n<\/tr>\n<tr>\n<td>Port-Louis<\/td>\n<td>35,000 \u2013 50,000<\/td>\n<td>389,000 \u2013 556,000<\/td>\n<td>38.9 M \u2013 55.5 M<\/td>\n<td>9,200 \u2013 13,200<\/td>\n<td>184 \u2013 263<\/td>\n<\/tr>\n<tr>\n<td>Terre-Rouge<\/td>\n<td>30,000 \u2013 50,000<\/td>\n<td>333,000 \u2013 556,000<\/td>\n<td>33.3 M \u2013 55.5 M<\/td>\n<td>7,900 \u2013 13,200<\/td>\n<td>158 \u2013 263<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<h2>How to read this grid like a seasoned buyer<\/h2>\n<ul>\n<li><strong>The West leads<\/strong> (up to Rs 90,000 per toise in Tamarin and Black River): scarce land, mountain-lagoon views and expatriate demand \u2014 our <a href=\"https:\/\/real-estate-mauritius.mu\/en\/tamarin-real-estate\/\">Tamarin<\/a> and <a href=\"https:\/\/real-estate-mauritius.mu\/en\/black-river-real-estate\/\">Black River<\/a> guides detail these markets.<\/li>\n<li><strong>The North stays liquid<\/strong>: Grand Baie (Rs 45-80,000) resells fast; Grand Gaube and Mapou offer discounts 15 minutes from the beaches \u2014 see <a href=\"https:\/\/real-estate-mauritius.mu\/en\/grand-baie-real-estate\/\">Grand Baie<\/a> and <a href=\"https:\/\/real-estate-mauritius.mu\/en\/pereybere-real-estate\/\">Pereyb\u00e8re<\/a>.<\/li>\n<li><strong>The East and South are the value pockets<\/strong>: Beau Champ from Rs 30,000, Bel Ombre Rs 35-60,000 \u2014 entry levels that explain the rise of the southern estates (<a href=\"https:\/\/real-estate-mauritius.mu\/en\/bel-ombre-real-estate\/\">Bel Ombre<\/a>, <a href=\"https:\/\/real-estate-mauritius.mu\/en\/belle-mare-real-estate\/\">Belle Mare<\/a>, <a href=\"https:\/\/real-estate-mauritius.mu\/en\/pointe-desny-real-estate\/\">Pointe d&#8217;Esny<\/a>).<\/li>\n<li><strong>The Centre (Moka Rs 45-70,000)<\/strong> is rising with the Smart Cities: offices, schools and clinics create genuine residential demand.<\/li>\n<\/ul>\n<h2>Can foreigners benefit from these prices?<\/h2>\n<p>Not directly: the law reserves &#8220;free&#8221; land for Mauritian citizens. Non-citizens access land through <strong>authorised frameworks<\/strong> \u2014 serviced Smart City plots or buildable plots within PDS\/IRS estates, such as the Bel Ombre estate plots at <a href=\"https:\/\/real-estate-mauritius.mu\/en\/new-program-mauritius\/villa-valriche-yoo-luxury-pds-villas-bel-ombre-mauritius\/\">Villas Valriche by YOO<\/a>. Buying an eligible property from USD 375,000 also opens the <a href=\"https:\/\/real-estate-mauritius.mu\/en\/mauritius-residence-permit-property\/\">residence permit<\/a>. For built property, see our <a href=\"https:\/\/real-estate-mauritius.mu\/en\/property-prices-mauritius\/\">city-by-city price guide<\/a>.<\/p>\n<blockquote>\n<p><strong>\u26a0\ufe0f The costly mistake<\/strong>: mixing up the units. Between the toise (3.8 m\u00b2), the m\u00b2 and the arpent (4,220 m\u00b2), a misread listing wrecks an entire budget \u2014 Rs 45,000 per toise and Rs 45,000 per arpent differ by a factor of 1,111. Convert EVERYTHING to m\u00b2 before comparing two plots.<\/p>\n<\/blockquote>\n<h2>Frequently asked questions<\/h2>\n<h3>How many toises in 1 perche?<\/h3>\n<p>1 perche equals 11.11 toises, that is 42.21 m\u00b2. The conversion table at the top of this article gives the most common surfaces in perches, toises, square metres and arpents.<\/p>\n<h3>How many m\u00b2 in a toise?<\/h3>\n<p>1 toise equals 3.80 m\u00b2 (3.799 exactly), so 100 toises are about 380 m\u00b2 and 1 m\u00b2 is 0.263 toise.<\/p>\n<h3>What is a toise in Mauritius?<\/h3>\n<p>The traditional unit for Mauritian land: 1 toise = 3.8 m\u00b2 (3.799 exactly). Large plots are measured in arpents (1 arpent = 1,111 toises \u2248 4,220 m\u00b2).<\/p>\n<h3>What is the average land price in Mauritius in 2026?<\/h3>\n<p>From Rs 30,000 to Rs 90,000 per toise depending on the region (Estate Agents Association 2026 survey), roughly \u20ac160 to \u20ac475\/m\u00b2. The West is the most expensive, the East and South the most accessible.<\/p>\n<h3>Where is land most expensive in Mauritius?<\/h3>\n<p>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).<\/p>\n<h3>Can a foreigner buy land in Mauritius?<\/h3>\n<p>Not freely: only through authorised frameworks \u2014 serviced Smart City land or plots within approved PDS\/IRS estates.<\/p>\n<p>Looking for a plot or a property in a specific region? We know the plots genuinely accessible to foreigners and their architectural codes: <a href=\"https:\/\/real-estate-mauritius.mu\/en\/contact-westimmo-real-estate-agency-mauritius\/\">tell us about your project<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>1 toise = 3.8 m\u00b2. From Rs 30,000 (East, South) to Rs 90,000 per toise (Tamarin, Black River): the full 2026 Estate Agents Association grid, converted to \u20ac\/m\u00b2, region by region.<\/p>\n","protected":false},"author":1,"featured_media":328058,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1504],"tags":[],"class_list":["post-328053","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-and-investment"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.9 (Yoast SEO v28.5) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Land Prices in Mauritius 2026: Price per Toise + Perche Converter<\/title>\n<meta name=\"description\" content=\"Land prices in Mauritius region by region, from Rs 30,000 to Rs 90,000 per toise (2026 survey), with a converter: 1 perche = 11.11 toises = 42.21 m\u00b2.\" \/>\n<meta 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