Following the 2025–2026 Budget Speech, the Finance Bill 2025 brings significant legislative changes impacting real estate acquisition, taxation, and residency for non-citizens in Mauritius. This guide provides a concise and updated summary of the confirmed reforms—critical for investors, expatriates, retirees, and developers navigating the evolving Mauritian property landscape.
Despite prior speculation, the Finance Bill confirms no capital gains tax will be implemented.
Mauritius remains a tax-efficient jurisdiction with no wealth, inheritance, or property taxes—sustaining its appeal among international investors.
Effective 1 July 2026, increased taxes will apply to non-citizens purchasing or reselling residential properties under approved schemes.:
Registration Duty: Rises from 5% to 10% for properties bought under IRS, RES, PDS, Smart City (SCS), IHS, and the Ground+2 scheme (for apartments priced above Rs 6 million).
Land Transfer Tax: Also increases from 5% to 10% when selling property to a non-citizen—whether the seller is Mauritian or not.
Important Note: These rates apply to any deed registered after 1 July 2026, regardless of when the promise of sale was signed. If a deed covers both movable and immovable assets without a valuation breakdown, the 10% rate applies to the total value.
Foreigners are now eligible to apply for a Permanent Residence Permit after 5 years (previously 3), subject to stricter financial and operational requirements.
| Category | Before | Now |
| Investor | USD 375k+ MUR 15M/year (3yrs) | MUR 15M/year (5yrs) or MUR 75M Total |
| Professional | MUR 150k/month (3yrs) | MUR 400k/month (5yrs) |
| Self-Employed | MUR 3M/year (3yrs) | MUR 3M/year (5yrs) or MUR 15M Total |
| Retired | USD 54k over 3 yrs | USD 200k over 5 yrs |
A key revision repeals the previously announced flexibility allowing non-citizens with residence permits to purchase property outside approved schemes.
As a result, foreign buyers can only invest in property through:
This measure underscores the government’s intent to control foreign access to the property market.
Effective 5 June 2025, the Smart City framework is undergoing a strategic realignment:
These revisions indicate a policy shift from broad-based tax breaks to targeted support for public infrastructure.
To enhance transparency and efficiency, the government is accelerating digital transformation:
As of 30 June 2025, the following housing support programs for locals will be discontinued:
This signals a significant shift in domestic housing policy, potentially affecting affordability for Mauritian buyers.
The Finance Bill 2025 marks a pivotal evolution in Mauritius’ real estate and immigration landscape. While the reforms introduce higher taxes and stricter eligibility, they also reflect a stronger focus on infrastructure development, digital governance, and targeted foreign investment.
For non-citizens considering investment or relocation, staying ahead of these changes is essential. At Villa Vie, we are dedicated to helping you navigate this transition with clarity and confidence.
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