Financing a property purchase in Mauritius as a foreigner / expat: Loans, deposits and bank conditions

Buying property in Mauritius as a non-citizen is possible, but financing is subject to strict rules introduced in December 2024. Many buyers underestimate these constraints and encounter problems at the stage of fund transfers or loan applications.  

This 2026 guide explains what is realistically possible, the conditions imposed by the  EDB , the role of Mauritian banks and the key points to watch.  

1. The regulatory framework: What has changed  

Since 13 December 2024, acquisitions by non-citizens under approved schemes (PDS, IRS, RES, Smart City, IHS) are subject to two major rules:  

The 85/15 rule  

• 85% of the price must be paid in Mauritian rupees to the promoter.  
• These rupees come from hard currency (USD, EUR, GBP, etc.) transferred from abroad via an authorised bank.  
• The remaining  15% may be settled in foreign currency or in rupees.  

The USD 750,000 rule  

• The  first USD 750,000 (or equivalent) must come from the buyer’s own funds and be transferred from abroad.  
• Only the amount  above USD 750,000 may potentially be financed by a loan from a Mauritian bank.  

Practical example :  

This is  not a simple 25% deposit rule. It applies even if a bank is willing to lend more.  

2. Can a foreigner obtain a local bank loan?  

Yes, under certain conditions.  

Mauritian banks ( MCB ,  SBM ,  AfrAsia ,  HSBC , Bank One and others) can finance non-citizens, mainly for properties located within approved schemes.  

Typical conditions observed in 2026  

• Significant personal equity (often 20–40% depending on profile and bank)  
• Stable and documented income (salary, rental income, professional activity)  
• Clean banking history  
• Reasonable debt-to-income ratio (ideally below 40%)  
• Property situated in an EDB-approved scheme  

Typical Loan-to-Value (LTV) :  

• 60–70% in most cases for non-residents  
• Up to 75–80% for stronger profiles or residents  

Interest rates vary according to the bank, the loan currency (MUR, USD, EUR) and the borrower’s profile. They are generally higher than in many European countries.  

3. Resident vs Non-resident: An important difference  

Non-citizens who already hold a  residence permit or an  Occupation Permit and have local income generally enjoy greater flexibility:  

• Possibility of using funds already held in Mauritius  
• Often more favourable loan conditions  
• Easier access to longer repayment terms  

Buyers without resident status must finance the bulk of the purchase (and at minimum the first USD 750,000) with funds transferred from abroad.  

4. Documents generally required by banks  

• Passport and proof of status (residence permit / visa if applicable)  
• Proof of income (last 3–6 months)  
• Bank statements  
• Evidence of the origin of funds (very important for KYC / AML)  
• Property valuation  
• Reservation or preliminary agreement  
• Sometimes a bank reference letter from the country of origin  

The KYC process is rigorous. Allow several weeks.  

5. The most frequent pitfalls  

1. Believing a local loan can finance the entire property below or around USD 750,000.  
2. Underestimating the time required for fund transfers and account opening.  
3. Neglecting the traceability of the source of funds (banks and notaries are very strict).  
4. Signing a reservation before clarifying the financing structure with the bank and notary.  
5. Forgetting currency risk if the loan is in a different currency from the borrower’s income.  

6. Best practices to secure financing  

• Run a borrowing-capacity simulation  before reserving a property.  
• Approach 2 or 3 Mauritian banks to compare conditions.  
• Anticipate the transfer of own funds (account opening, SWIFT delays, supporting documents).  
• Work with an experienced notary and agent familiar with EDB and banking requirements.  
• Include in the overall budget: registration duty, notary fees, any agency commission and banking charges.  

Frequently Asked Questions about Financing a Property Purchase in Mauritius in 2026 as a foreigner / expat  

Can a foreigner (expat) obtain a property loan in Mauritius in 2026?  

Yes, under conditions. Local banks can finance the portion of the price above USD 750,000, and sometimes more depending on the profile and resident status.  

Is USD 750,000 in equity mandatory?  

For properties priced above this threshold, yes: the first USD 750,000 must come from funds transferred from abroad. Below this amount, the purchase must be fully financed with own funds transferred from abroad.  

Which banks lend to non-citizens?  

MCB ,  SBM ,  AfrAsia ,  HSBC  and other institutions licensed by the  Bank of Mauritius . Conditions vary according to the applicant’s profile.  

Is it possible to borrow in euros or dollars?  

Yes, some banks offer loans in foreign currency. Currency risk must then be managed.  

Does a residence permit make it easier to obtain a loan?  

Yes. Holders of a residence permit or Occupation Permit generally benefit from more favourable conditions.  

Would you like to secure the financing structure of your project?   
Property Mauritius assists foreign buyers with property selection, compliance with EDB rules and introductions to banking and notarial contacts.  

Contact Property Mauritius Agency in Pointe-aux-Canonniers for a confidential initial discussion.