In 2026, the question of where to buy in Mauritius is on the minds of buyers from around the world. The Mauritian real estate market continues to attract a wide range of investors. Their profiles vary: investors seeking strong rental returns, expatriates looking to settle on the island long term, and retirees searching for a second home where they can spend part of the year.
Yet they all share a common goal: making the island their next investment destination.
With its stable economy, attractive tax environment and property schemes designed for foreign buyers, Mauritius remains in 2026 a highly relevant choice for investors. It appeals to those who want to combine quality of life with long-term asset security. In this article, we explore the most attractive regions to invest in, the types of properties to prioritise, and practical advice to help secure your project. You will also discover a selection of exceptional properties marketed by Côté Sud Immobilier.
Understanding the Mauritian market before buying
Before deciding where to buy in Mauritius, it is essential to understand the key fundamentals of the local real estate market. Knowing these aspects helps secure your investment and select a property that aligns with your goals, whether it is a primary residence, a second home, or a rental investment.
Attractive tax regime
Mauritius offers a very favourable tax environment:
There is no property tax or capital gains tax, so your investment is not burdened by levies when you sell.
Unlike in many countries, there is no annual residence tax, meaning you won’t have to pay recurring charges on your property.
Rental income is subject to a moderate income tax rate of 15%, which improves the net profitability of your investment.
This clear and stable tax framework is a key factor for foreign buyers looking to invest with confidence.
Schemes for foreign buyers
Several schemes allow non-residents to legally purchase property in Mauritius:
IRS (Integrated Resort Scheme): Launched in 2002, the IRS enables foreign investors to acquire high-end residences on the island, with a minimum purchase price of 350,000 USD. It provides a residence permit for the investor and their family, and the projects include premium facilities such as golf courses, spas, and marinas. The IRS is ideal for those seeking a secure and luxurious lifestyle, often with sea views. The Domaine d’Anbalaba in Baie du Cap is one of the few IRS programs currently available in Mauritius.
- PDS (Property Development Scheme): Introduced in 2015, the PDS combines the benefits of the IRS and the former RES scheme, offering greater flexibility for buyers. There is no minimum investment required to purchase a property, making this scheme particularly suitable for buyers with smaller budgets. A residence permit can be obtained with an investment starting from 350,000 USD.
- R+2: The R+2 scheme allows foreigners to buy a condominium apartment, provided it is located in a building of at least two floors, with a minimum investment of 150,000 USD. This scheme is often seen as an accessible entry point into the Mauritian property market.
- Smart Cities: Launched in 2015, this program aims to create smart and eco-friendly cities that combine residential, commercial, and technological spaces. Smart Cities are particularly suitable for urban expatriates and families seeking a more city-oriented lifestyle.
These schemes provide a secure legal framework and allow buyers to select a property that suits their objectives. The right choice will depend on your budget, goals, and lifestyle plans.
Market trends
To make a smart investment, it’s important to understand the current market trends:
Sea-view villas: There is strong demand for properties offering panoramic views and a premium lifestyle, often within secure residential communities.
High-end apartments: Located in tourist or urban areas, these properties appeal to expatriates and investors alike.
- Smart cities and integrated developments: These projects combine housing, retail, leisure, and services, attracting both families and professionals. They provide modern infrastructure, efficient management, and strong rental appeal.
Emerging areas: Certain communities in the south and east are developing rapidly, with still-affordable prices and significant potential for capital appreciation over 5 to 10 years.
Keeping an eye on these trends will help you choose a strategic location and property type that maximises long-term value.
Criteria for choosing the right location
Usage
The first factor to consider is how you plan to use the property. If your goal is a rental investment, tourist and urban areas are generally more profitable. Cities like Grand Baie, Flic en Flac, or Tamarin attract both international and local clients seeking short-term or seasonal rentals, making them ideal for generating a steady and optimised rental income.
Accessibility
Accessibility and availability of services are another key consideration. Being close to international schools, hospitals, and shops makes daily life easier, especially for families or expatriates. Quick access to main roads and the airport is also important, whether for business travel, vacations, or managing a rental property. Well-connected neighbourhoods provide a higher quality of life and can also help maintain or increase the value of your property over time.
Capital appreciation
Finally, it’s essential to assess the potential for capital appreciation in the area. Developing regions or those with strong rental demand generally offer better long-term value growth. Investing in these locations not only secures your purchase but can also provide a significant return when selling. This requires monitoring infrastructure projects, new constructions, and local market trends to identify promising areas.
In summary, choosing the right location should always be guided by your personal priorities. Whether you are seeking high rental income, a pleasant living environment, or long-term capital growth, a thorough analysis of the area, its accessibility, available services, and development prospects will allow you to make a well-informed and strategic decision.
Property types to prioritise in 2026
Choosing the right type of property is crucial for a successful investment in Mauritius. In 2026, the market offers a wide range of options, depending on whether you are looking for a primary residence, a second home, or a rental investment.
High-end villas
Sea-view luxury villas remain among the most sought-after properties. They appeal both to expatriate families and to investors who want to rent their homes to holidaymakers. These villas typically feature premium finishes, swimming pools, gardens, and modern amenities. They are often located within secure residential communities or private estates, ensuring comfort and privacy.
Their beachfront or panoramic locations contribute to long-term capital appreciation. These properties retain strong attractiveness over time. To make the most of your investment, it is advisable to consider factors such as wind exposure, sunlight, and proximity to essential infrastructure, including shops, schools, and medical services.
High-end apartments
Apartments in secure residences are another popular category. They require less maintenance than standalone villas and are particularly suited for rental management, whether for short-term or long-term leasing. These residences often provide shared services such as security, swimming pools, gyms, or communal spaces, increasing their appeal to tenants and their overall value.
Apartments located in areas like Grand Baie or Flic en Flac, marketed by Côté Sud Immobilier, also benefit from excellent access to urban centres and tourist zones, further enhancing their rental potential.
Buying off-plan (VEFA)
New off-plan projects (VEFA) help limit short-term maintenance costs and allow buyers to acquire properties built to modern standards. They also offer optimised layouts and energy-efficient facilities.
Ultimately, the choice of property type should always align with your intended use. For a primary residence, comfort, space, and proximity to essential services are key. For short-term rentals, properties near beaches and shops with modern amenities will deliver optimal returns. For long-term rentals, a well-located apartment in a residential area with schools and shops nearby ensures stable occupancy and simplified management.
Regions to buy in Mauritius in 2026
South of the island – authentic and connected
The south of Mauritius, particularly the south-west around Le Morne, is gaining momentum. It is especially attractive to investors seeking authenticity, natural surroundings, and rental potential. The region is gradually developing while maintaining its charm off the beaten track.
Domaine d’Anbalaba
In Baie du Cap, the Domaine d’Anbalaba is one of the most prominent developments in the south. It combines villas, apartments, and land plots in a setting that blends local lifestyle, modern comfort, and premium services. The estate features a restaurant, fitness area, spa, market, and shopping gallery.
The Vues d’Anbalaba apartments have received multiple international awards, recognised in Dubai and London for their construction quality and enchanting environment.
Investing in the south-west means choosing a complete lifestyle destination. It also offers the opportunity to generate high rental income thanks to strong seasonal demand. The south is one of the best regions to buy property in Mauritius in 2026.
North of the island – at the heart of the tourist hub
The north remains a safe bet. With its developed infrastructure, proximity to Grand Baie, and strong rental demand, it attracts many buyers, particularly expatriates. The region is lively and ranks among the main tourist hubs in Mauritius.
In this area, Côté Sud Immobilier offers a wide range of properties. Among them is a stunning villa with a swimming pool in Cap Malheureux. The villa features four bedrooms, four bathrooms, and a fully equipped kitchen, making it an ideal choice for those seeking comfort, security, and accessibility.
The north appeals to investors who want to combine strong rental returns with the convenience of comprehensive services.
East of the island – serenity and tourism potential
The east coast, with its calm beaches and developing residential areas, attracts those seeking a more peaceful environment. It also appeals to kite surfing and windsurfing enthusiasts, as the coastline tends to be windier.
Anahita
In the east, at Beau Champs, Côté Sud Immobilier offers this exceptional villa within the Anahita development. With 441 m² of living space on a 2,002 m² plot, the property exemplifies refinement. The villa provides stunning views of the third hole of the renowned Ernie Els golf course. Featuring four en-suite bedrooms and an infinity pool, it offers both luxury and tranquility.
The east coast particularly meets the needs of those looking for a residence with generous space and scenic surroundings.
It is ideal for projects that combine relaxation with rental income through short-term rentals.
West of the island – vibrancy and rental appeal
The west coast, especially around Flic en Flac and Rivière Noire, is highly sought-after. It appeals both for tourist rentals and modern residential living. With its beaches, water sports, and wide range of services, the area is rapidly developing and remains an attractive region to buy property in Mauritius in 2026.
This modern apartment, available off-plan in a residential complex in Flic en Flac, offers both accessibility and comfort. Whether for a primary residence, a vacation home, or a high-potential rental investment, it is an ideal address. The property is located in a sought-after neighbourhood, close to the beaches and the Cascavelle shopping centre.
A smart choice for investors targeting an active tourist or international clientele.
Conclusion
Choosing where to buy in Mauritius in 2026 requires a solid understanding of the market and clear objectives. Whether you are looking for a primary residence, a profitable rental property, or a long-term investment, each region offers specific opportunities.
To explore available properties and receive guidance at every step of your real estate project in Mauritius, the Côté Sud Immobilier team is there to provide personalised support and tailored advice.
