Residential Schemes: IRS, RES & PDS
Your complete guide to purchasing residential property under Mauritius' approved investment schemes — based on EDB guidelines (January 2025)
This guide is designed to assist in decision making and is not intended to replace the provisions of the law. Users are advised to seek guidance from the Economic Development Board in case of ambiguity or uncertainty. The EDB shall not be held liable to any person from use of information contained herein.
Mauritius offers several government-approved residential investment schemes that allow both citizens and non-citizens to purchase property on the island. These schemes — IRS, RES, and PDS — provide a structured, regulated pathway to property ownership, and for qualifying non-citizens, a route to permanent residency.
Whether you're an international investor seeking a tropical second home, a Mauritian citizen looking to buy within a managed development, or a company exploring property investment, this guide covers everything you need to know.
IRS
Integrated Resort Scheme
High-end luxury developments within integrated resort communities, typically featuring golf courses, marinas, and premium amenities.
RES
Real Estate Scheme
Mid-to-high-end residential developments with no minimum land area requirement, offering more accessible investment entry points.
PDS
Property Development Scheme
The current unified framework that replaced IRS and RES for new projects, offering residential properties to both citizens and non-citizens.
1. Who Can Buy?
The IRS, RES and PDS schemes are open to a wide range of buyers. You do not need to be a non-citizen — Mauritians can purchase under these schemes too.
Individual non-citizens
Citizens of Mauritius
Foreign companies registered under the Companies Act 2001
Companies incorporated under the Companies Act 2001
Sociétés with deed of formation deposited at the Registrar of Companies
Trusts with a qualified trustee licensed by the FSC
2. How Property Sales Work
Residential properties under these schemes can be purchased at different stages of development. The legal framework governing each stage is rooted in the Code Civil Mauricien.
When Can You Buy?
Off-Plan
Purchase from architectural plans before construction begins
During Construction
Buy while the development is being built
Completed
Purchase a finished, ready-to-occupy property
Types of Sale Contract
Vente à Terme (Sale for Future Delivery)
The seller undertakes to deliver the building upon completion. The buyer undertakes to take delivery and pay the price at the date of delivery. Ownership transfers retroactively to the date of sale once the building is completed and acknowledged through an authentic instrument.
Vente en État Futur d'Achèvement — VEFA (Sale in a Future State of Completion)
The seller transfers immediately to the buyer their rights in the ground and ownership of existing structures. Units under construction become the buyer's property as they are built. The buyer pays progressively as work advances. The seller remains responsible for construction until completion.
VEFA Payment Schedule
Under Article 1601-30 of the Code Civil, payments for a VEFA purchase are structured as follows:
3. Application Process
Applications should be submitted by the IRS/RES/PDS Company or a representative of the buyer. A non-refundable processing fee of MUR 25,000 is payable per application, either by cheque to the Economic Development Board or via bank transfer.
Required Documents by Purchaser Type
| Purchaser | Identity Documents | KYC | Presale Contract | Additional Documents |
|---|---|---|---|---|
| Individual | Certified passport & birth certificate | Bank reference | Required | If joint purchase: passport for each person |
| Company | Shareholder passports | Bank reference | Required | COI, register of shareholders, business card |
| Trust | Beneficiary passports | Bank reference | Required | Trust deed, FSC evidence, trustee COI & ultimate beneficiaries |
| Société | Member/gérant passports | Bank reference | Required | Deed of formation with Registrar file number & member details |
4. Payment & Financing
Payment rules differ depending on whether the buyer is a citizen or non-citizen. All non-citizen payments must originate from abroad in hard currency.
Non-Citizen Buyers
- Payment in USD or equivalent freely convertible foreign currency
- Funds must be transferred to Mauritius from abroad in hard currency
- 85% of the purchase price paid in Mauritian Rupees to the promoter
- Remaining 15% can be paid in foreign currency (USD, EUR, or other hard convertible currency) or MUR
Mauritian Citizens
- Payment can be made in Mauritian Rupees
- Alternatively, payment in any freely convertible foreign currency
Local Loan Financing (Non-Citizens)
Where the property price exceeds USD 750,000, non-citizens may access local financing:
Role of the Notary
Under the Notaries Act, the purchase price is transferred to the notary's account in USD, EUR or other hard convertible currency. The notary transfers 85% in MUR and the remaining 15% in foreign currency or MUR to the promoter. The notarial deed must be registered with the Registrar-General within 8 days, with registration duty paid in hard currency.
5. Residency Permits
USD 375,000
Minimum property value for residency eligibility
A residence permit under the Immigration Act is granted to a non-citizen upon acquisition of a residential property whose value exceeds USD 375,000 or its equivalent in other freely convertible currencies. The exchange rate at selling price in force at the time of signature of the title deed is used.
When Is the Property Deemed Acquired?
The property is deemed acquired and registered following payment of the relevant registration duty to the Registrar General. The IRS/RES/PDS Company must then inform the EDB by letter, accompanied by a Notary Certificate confirming the deed has been duly registered and transcribed.
Documents for Residence Permit Application
The following must be submitted in hard copy for the main applicant and all dependants:
Certified true copies of passport and birth certificates for each applicant
Two passport-size photographs for each applicant
Medical certificates (valid for 6 months) for each applicant
Morality certificates for applicants above 18 years (valid for 6 months)
Notary certificate attesting that the deed has been duly registered and transcribed
For couples: certified copy of marriage certificate, certificat de concubinage, or affidavit
UID Form (provided in the EDB annex)
Additional Documents by Entity Type
Company
- Board resolution nominating the non-citizen (shareholder, executive director or CEO) as main applicant
- Updated register of shareholders
- Background information on company activities
Trust
- Letter from qualified trustee nominating a non-citizen beneficiary as main applicant
- Copy of Trust deed
Société
- Letter from the gérant nominating a non-citizen active member as main applicant
- Copy of the Statut de Société
How Long Does the Permit Last?
The residence permit remains in force for as long as the non-citizen holds the residential property under the scheme — or until the person nominated by the company secretary, director, gérant or qualified trustee informs the EDB to terminate the residency.
6. Renting Your Property
If you wish to rent out your residential property, it must be managed through the appropriate channels:
Through the IRS/RES/PDS Company
The development company manages the rental on your behalf.
Through an Appointed Service Provider
A property management company appointed by the IRS/RES/PDS Company. The EDB must be informed of the appointment.
7. Serviced Land
Some schemes allow the purchase of serviced land — plots with completed infrastructure (roads, walls, drains, landscaping and utilities) — on which you must build a residential property.
IRSServiced Land
- Maximum plot size: 0.5275 hectare (1.25 arpents)
- Minimum purchase price: USD 350,000 or equivalent
- Must construct within 5 years of acquisition, following architectural guidelines
- No residence permit until construction is complete
- Cannot sell or transfer until construction is complete
PDSServiced Land
- Maximum plot size: 2,100 m²
- Mauritian citizens and Diaspora members: must build within 10 years
- Non-citizens: must build within 5 years, following architectural guidelines
- Non-citizens limited to 1 plot and must hold an IRS/RES/IHS/PDS residence permit, Occupation Permit, or Permanent Residence Permit
- No residence permit or transfer until construction is complete
8. Resale & Transfer
Owners are permitted to sell their residential property, subject to the following requirements:
EDB Bank Details for Processing Fee
Bank
SBM Bank (Mauritius) Ltd
Account Name
Economic Development Board
Account Number
610 101 0000 9842
IBAN
MU28 STCB 1170 0101 0000 9842 000 MUR
SWIFT Code
STCBMUMU
Bank Address
SBM Tower, 1 Queen Elizabeth II Avenue, Port Louis
9. Duties & Taxes
Tax rates vary depending on the scheme and whether the purchase is a first-time acquisition or a resale.
IRS Projects
| Transaction | Duty | Rate |
|---|---|---|
| First-time purchase | Registration duty (buyer) | USD 70,000 or 5%, whichever is lower |
| Resale | Land transfer tax (seller) | 5% of property value |
| Registration duty (buyer) | 5% of property value |
RES Projects
| Transaction | Duty | Rate |
|---|---|---|
| First-time purchase | Registration duty (buyer) | USD 70,000 or 5%, whichever is lower |
| Resale | Land transfer tax (seller) | 5% of property value |
| Registration duty (buyer) | 5% of property value |
PDS Projects
| Transaction | Duty | Rate |
|---|---|---|
| First-time purchase | Registration duty (buyer) | 5% of property value |
| Resale | Land transfer tax (seller) | 5% of property value |
| Registration duty (buyer) | 5% of property value |
Key Difference
First-time purchases in IRS and RES projects benefit from a capped registration duty of USD 70,000 or 5% (whichever is lower). PDS projects apply a flat 5% registration duty from the outset. Resale duties are consistent across all three schemes at 5% for both seller and buyer.
10. Key Takeaways
Residency threshold
Non-citizens who purchase a property valued above USD 375,000 are eligible for a residence permit.
Open to all
Both Mauritians and non-citizens can purchase under IRS, RES and PDS schemes.
Processing fee
A non-refundable MUR 25,000 fee applies per application, payable to the EDB.
Currency requirements
Non-citizens must transfer funds from abroad in hard currency. 85% is paid in MUR to the promoter.
Loan financing
For properties above USD 750,000, non-citizens can finance the balance through a local Mauritian bank.
Resale notice
30 days' written notice to the EDB is required before selling. The new buyer must submit a fresh application.
Serviced land
Purchasers of serviced land must build within 5 years (IRS/PDS) or 10 years (PDS for citizens/diaspora).
Rental management
Properties must be rented through the scheme company or its appointed service provider.
Source: Economic Development Board — Guidelines for Buyers of Residential Property under the IRS / RES / PDS, January 2025.
Economic Development Board, Ground Floor, 7 Exchange Square Building, Wall Street, Ebene, Republic of Mauritius. Phone: (230) 203 3800 | Email: hpd@edbmauritius.org | Website: www.edbmauritius.org
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