{"id":334096,"date":"2026-10-06T08:07:54","date_gmt":"2026-10-06T04:07:54","guid":{"rendered":"https:\/\/real-estate-mauritius.mu\/?p=334096"},"modified":"2026-10-06T08:09:58","modified_gmt":"2026-10-06T04:09:58","slug":"buying-property-mauritius-from-uk","status":"publish","type":"post","link":"https:\/\/real-estate-mauritius.mu\/en\/buying-property-mauritius-from-uk\/","title":{"rendered":"Buying Property in Mauritius from the UK: Tax, Funding and Residency"},"content":{"rendered":"<p>If you live in the UK, you can buy in Mauritius through the schemes the Economic Development Board (EDB) approves, and a property worth more than USD 375,000 qualifies you for a residence permit. UK tax does not stop at the border, though. As long as you are UK tax resident, rent and gains from a Mauritian property still go on your return to HMRC, and the tax treaty between the two countries is what stops you paying twice.<\/p>\n<h2>What should you settle before you start looking?<\/h2>\n<p>Three things decide the project, in this order: which properties foreigners may legally buy, how the money reaches Mauritius, and where you are tax resident. The Mauritian residence permit is a separate matter. It lets you live in Mauritius, but on its own it does not change your UK tax position.<\/p>\n<p>Foreigners cannot buy just any property. The EDB guidelines (January 2025) list who may buy in an IRS, RES or PDS project: non-citizens, companies, soci\u00e9t\u00e9s and trusts run by a licensed trustee, among others. Our <a href=\"https:\/\/real-estate-mauritius.mu\/en\/pds-irs-res-r2-smart-city-buying\/\">comparison of PDS, IRS, RES, R+2 and Smart City<\/a> explains the schemes, and the <a href=\"https:\/\/real-estate-mauritius.mu\/en\/new-program-mauritius\/\">new-build programme map<\/a> shows what is on sale.<\/p>\n<h2>How does the money get from the UK to Mauritius?<\/h2>\n<p>A non-citizen can pay in US dollars or any other freely convertible currency, and sterling falls under that description. The funds go to the notary&#8217;s account. The notary then pays the developer 85% of the price in Mauritian rupees and the remaining 15% in either foreign currency or rupees.<\/p>\n<p>If you pay in pounds, the EDB converts at the selling rate on the day the deed is signed to test the residence threshold. A property listed at USD 375,000 can therefore fall below the threshold or clear it, depending on that day&#8217;s rate. <a href=\"https:\/\/real-estate-mauritius.mu\/en\/currency-risk-buying-property-mauritius\/\">Our article on the purchase currency<\/a> covers exchange risk and how to limit it.<\/p>\n<h3>Can you borrow to buy?<\/h3>\n<p>Within these schemes, the guidelines allow a Mauritian bank loan only for the part of the price above USD 750,000. The first USD 750,000 must be transferred from abroad and paid to the developer in rupees, and a loan, repayable in a convertible currency, covers the rest. On a USD 400,000 property there is no Mauritian loan under this framework, so your own funds cover the full price. Bank conditions are in <a href=\"https:\/\/real-estate-mauritius.mu\/en\/borrowing-mauritius-foreign-buyer-guide\/\">our guide to borrowing as a foreign buyer<\/a>.<\/p>\n<h2>What is the threshold for a residence permit?<\/h2>\n<p>The EDB text grants a residence permit on buying a property worth more than USD 375,000, or the equivalent in a convertible currency. The property counts as acquired once registration duty has been paid to the Registrar-General. The notary then issues a certificate confirming registration and transcription, which goes in with the application.<\/p>\n<p>Each applicant files a certified passport and birth certificate, two photographs, a medical certificate and, if over 18, a certificate of morality, both less than 6 months old, plus the notary&#8217;s certificate. You request the certificate of morality in your country of residence, so start it before signing, because its validity is short. The permit stays valid for as long as you own the property. More on permits in our <a href=\"https:\/\/real-estate-mauritius.mu\/en\/mauritius-residence-permit-property\/\">residence permit guide<\/a>.<\/p>\n<h2>What does buying cost beyond the price?<\/h2>\n<ul>\n<li>EDB processing fee: Rs 25,000 per application, non-refundable.<\/li>\n<li>Registration duty on a first purchase of a new property in an IRS or RES project: USD 70,000 or 5% of the value, whichever is lower. In a PDS project: 5% of the value.<\/li>\n<li>Resale of a property in a scheme: 5% land transfer tax paid by the seller and 5% registration duty paid by the buyer.<\/li>\n<\/ul>\n<p>Example: on a new USD 400,000 property, registration duty is USD 20,000 in an IRS, RES or PDS project, because 5% of 400,000 is below 70,000. The USD 70,000 cap only bites from USD 1.4 million in an IRS or RES. Notary fees and other items are in <a href=\"https:\/\/real-estate-mauritius.mu\/en\/real-estate-purchase-costs-mauritius\/\">the real cost of buying<\/a>.<\/p>\n<h2>How does the UK tax a property in Mauritius?<\/h2>\n<p>The starting rule comes from GOV.UK: a UK resident normally pays tax on foreign income, and the page names rental income from overseas property. A non-resident is liable to UK tax only on UK income. You report foreign income on a Self Assessment tax return.<\/p>\n<p>Gains work the same way. A UK resident pays Capital Gains Tax when they dispose of overseas property. GOV.UK adds that the country where the gain arises may tax it too, and that relief is available if you are taxed twice. Non-residents who return to the UK within 5 years of leaving can be caught by tax on gains made while abroad.<\/p>\n<h3>Does a Mauritian permit change your UK tax residence?<\/h3>\n<p>Not by itself. The tests on GOV.UK look at days spent in the UK (183 days or more in the tax year is enough to be resident), whether you have a home here and whether you work here. None of them mentions a foreign residence permit. Ceasing to be UK tax resident is a separate decision, and you should document it with a UK tax adviser.<\/p>\n<h2>What does the UK\u2013Mauritius tax treaty say?<\/h2>\n<p>The 1981 convention, amended since, divides the right to tax. GOV.UK publishes a synthesised text that includes the OECD multilateral instrument.<\/p>\n<ul>\n<li>Article 6: income from immovable property, rent included, may be taxed in the state where the property is, which means Mauritius.<\/li>\n<li>Article 13: gains on immovable property may be taxed in the state where the property is.<\/li>\n<li>Article 24: each state gives credit for tax paid in the other on the same income or gain, within the limits of its own foreign tax credit rules.<\/li>\n<\/ul>\n<p>In practice, Mauritian rent is taxed in Mauritius first. As a UK resident you also declare it in the UK and claim the Mauritian tax paid as a credit. Keep your Mauritian tax assessments, because they are your evidence. The Mauritian rules on rent are in <a href=\"https:\/\/real-estate-mauritius.mu\/en\/rental-income-tax-mauritius-2026-2027\/\">rental income tax in Mauritius<\/a>, and an owner&#8217;s yearly taxes are in <a href=\"https:\/\/real-estate-mauritius.mu\/en\/property-taxes-owner-mauritius\/\">the annual cost of owning<\/a>.<\/p>\n<h2>Which mistakes should UK buyers avoid?<\/h2>\n<ul>\n<li>Assuming that paying tax in Mauritius means you need not report to HMRC. While you are UK resident, you still have to.<\/li>\n<li>Testing the USD 375,000 threshold at yesterday&#8217;s rate. The EDB uses the rate on the day of the deed.<\/li>\n<li>Waiting for the deed before asking for the certificate of morality, which is valid for only 6 months.<\/li>\n<li>Letting the property without going through the scheme company or the manager it has appointed. The guidelines require this for these properties.<\/li>\n<li>Selling without telling the EDB. The guidelines ask for 30 days&#8217; written notice to the Chief Executive Officer before a sale. Reselling is covered in <a href=\"https:\/\/real-estate-mauritius.mu\/en\/selling-property-mauritius-foreigner\/\">selling as a foreigner<\/a>.<\/li>\n<\/ul>\n<p>To compare budgets by area, start from the <a href=\"https:\/\/real-estate-mauritius.mu\/en\/property-prices-mauritius\/\">property price guide<\/a>. If you are planning a purchase from London or anywhere else in the UK, <a href=\"https:\/\/real-estate-mauritius.mu\/en\/contact-westimmo-real-estate-agency-mauritius\/\">tell us about your project<\/a> and we will match it to eligible programmes.<\/p>\n<h2>Sources and checks<\/h2>\n<ul>\n<li><a href=\"https:\/\/edbmauritius.org\/wp-content\/uploads\/2022\/10\/Guidelines-for-IRS-RES-PDS-1.pdf\">Economic Development Board \u2013 Guidelines for Buyers of Residential Property under the IRS \/ RES \/ PDS (January 2025)<\/a><\/li>\n<li><a href=\"https:\/\/www.gov.uk\/government\/publications\/mauritius-tax-treaties\/synthesised-text-of-the-multilateral-instrument-and-the-1981-uk-mauritius-double-taxation-convention-and-protocol\">GOV.UK \u2013 Synthesised text of the Multilateral Instrument and the 1981 UK\u2013Mauritius Double Taxation Convention<\/a><\/li>\n<li><a href=\"https:\/\/www.mra.mu\/download\/UK-MUSynthesised.pdf\">Mauritius Revenue Authority \u2013 UK\u2013Mauritius convention, synthesised text (Articles 6, 13 and 24)<\/a><\/li>\n<li><a href=\"https:\/\/www.gov.uk\/tax-foreign-income\">GOV.UK \u2013 Tax on foreign income<\/a><\/li>\n<li><a href=\"https:\/\/www.gov.uk\/tax-foreign-income\/residence\">GOV.UK \u2013 Tax on foreign income: UK residence and tax<\/a><\/li>\n<li><a href=\"https:\/\/www.gov.uk\/tax-sell-property\/selling-overseas-property\">GOV.UK \u2013 Selling overseas property<\/a><\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>Living in the UK and planning to buy in Mauritius: residence threshold, how funds move, HMRC reporting and the UK\u2013Mauritius tax treaty.<\/p>\n","protected":false},"author":1,"featured_media":334097,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_yoast_wpseo_meta-robots-noindex":"","footnotes":""},"categories":[2225,1505,1504],"tags":[],"class_list":["post-334096","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-moving-to-mauritius","category-our-advice","category-real-estate-and-investment"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.9 (Yoast SEO v28.6) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Buying Property in Mauritius from the UK: Tax, Funding and Residency - Westimmo<\/title>\n<meta name=\"description\" content=\"Buying property in Mauritius from the UK: the USD 375,000 residence threshold, how funds move, what HMRC taxes on rent and gains, and the UK\u2013Mauritius treaty.\" \/>\n<meta name=\"robots\" content=\"index, follow, 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