Real cost of buying property in Mauritius in 2026: Registration duties, Notary Fees, Hidden Costs, and Full Budget

The listed price of a property is never the final cost. When acquiring real estate in Mauritius, a buyer—especially a non-citizen—must factor in registration duties, notary fees, agency fees, banking costs, and specific payment regulations. Underestimating these items can lead to budget shortfalls of tens of thousands of euros or dollars.

This 2026 guide breaks down the real cost items, recent regulatory changes, and how to build a reliable overall budget.

1. The purchase price is only the starting point

Two distinct concepts must be separated from the outset:

• Property purchase price: The amount agreed upon with the seller or developer.
• Full acquisition cost: Purchase price + duties + notary fees + ancillary charges + financing and legal compliance costs.

For a non-citizen buyer, additional regulatory constraints apply, including strict traceability of origin of funds and, in most cases, compliance with the 85/15 payment rule.

2. Registration duties: The main tax component

For relevant property acquisitions made by non-citizens, registration duties stand at 10% of the purchase price (or 5% depending on specific EDB schemes, subject to the exact legal framework applicable at the date of the authentic deed).

Key points:

• The calculation is based on the declared purchase price (or the value assessed by the authorities if deemed higher).
• This single item represents a major expense on properties valued at USD 400,000, USD 600,000, or above.

Worked example:

Property at USD 500,000  Registration duties at 5 % = USD 25,000.

This item significantly impacts upfront cash flow and required equity contribution.

3. Notary fees

An independent, government-licensed Mauritian notary is mandatory for executing the authentic deed (Acte de Vente). Notary fees are legally regulated according to a statutory sliding scale based on the property price.

• In practice, allow roughly 1% to 2% of the transaction price (plus VAT and statutory formality/search fees).
• On a USD 500,000 acquisition, the notary and legal search package typically falls between USD 5,000 and USD 12,000. Always request a detailed cost breakdown before signing the preliminary reservation contract (CRP).

4. Agency fees

When purchasing through a real estate brokerage:

• Fees are agreed upon by contract.
• Commission may be borne by the seller, the buyer, or split equally depending on the agreement.
• On many non-citizen off-plan (VEFA) developments, agency fees are built directly into developer pricing packages.
• Always verify whether agency commissions are payable by the buyer in the listing mandate and written offer.

5. The 85/15 Rule and currency conversion costs

For many property acquisitions made by non-citizens under approved schemes, the 85/15 rule applies:

• Approximately 85% of the purchase price must be paid in Mauritian Rupees (MUR) to the developer/seller (following foreign currency conversion).
• The remaining 15% may be settled according to agreed scheme terms (in foreign currency or MUR).

Budget Impact:

1. International bank transfer charges.
2. Foreign exchange (FX) spreads (the margin between the published interbank rate and the conversion rate executed by the bank).
3. Banking compliance and clearance fees.

On a transaction of several hundred thousand dollars, a 1% to 2% FX variance represents several thousand dollars that must be budgeted in advance.

6. Banking and financing Fees

If a non-citizen buyer secures a local bank mortgage or channels foreign currency through a Mauritian bank:

• Mortgage arrangement and processing fees
• Official property valuation / appraisal costs
• Mortgage registration duties and legal guarantee fees
• Mandatory borrower life and property insurance

Even for cash transactions, commercial banks apply international inbound transfer fees and mandatory Anti-Money Laundering (AML/KYC) compliance processing fees.

7. Overlooked ancillary costs

8. Worked example: Full acquisition budget

Assumptions:

• Property Purchase Price: USD 500,000
• Buyer Status: Non-citizen
• Registration Duty: 5%
• Notary & Formalities: ~1.5%
• FX & Bank Transfer Fees: ~1%
• Agency Commission: Included on seller side
• Financing: Cash purchase (no local mortgage)

Budget Variance: Approximately +8% above the listed purchase price.
 

9. Budgeting differences: Off-Plan (VEFA) vs. Resale

• Off-Plan / New Developments (PDS, Smart City, G+2): Staged payments linked to construction milestones, retention money, snagging expenses, and handover fees.
• Resale properties: Registration duties and notary fees are payable in full upon signing the deed of sale; potential renovation or compliance upgrade costs should be factored in.

10. Checklist for building a reliable 2026 acquisition budget

1. Start from the net seller/developer price.
2. Add 10% for registration duties (subject to the exact scheme rules applicable at signature).
3. Obtain an itemized notary fee quote before signing the CRP.
4. Allow 0.5% to 1.5% for foreign exchange spreads and international bank transfer fees.
5. Set aside a 1% to 2% buffer for technical inspection, document legalizations, and administrative fees.
6. If taking a mortgage: Add bank arrangement fees, appraisal costs, and loan registration duties.
7. If investing for rental: Include furnishing, setup, and property management fees.
    

Frequently Asked Questions (FAQ)

What is the largest additional cost when buying property in Mauritius as a foreigner?

Registration duties stand at 5% of the property value for non-citizens. A separate 10% tax/duty rate applies only in narrow, specific edge cases (such as certain transfers involving State land / Pas Géométriques or specific additional seller-side land transfer duties).

How much extra budget should be allowed beyond the listed property price?

In practice, plan for an additional 10% to 15% above the purchase price to cover registration duties, notary fees, currency exchange spreads, and closing costs.

Does the 85/15 payment rule incur additional taxes?

No. The rule does not impose a new tax, but requiring the conversion of funds into Mauritian Rupees introduces foreign exchange (FX) conversion costs and bank transfer fees.

Are notary fees negotiable in Mauritius?

No. Notary fees are fixed by a legal statutory scale. However, you can request a detailed breakdown of administrative formality costs included in the quote.

Should off-plan and resale properties be budgeted differently?

Yes. Off-plan (VEFA) purchases involve staged payments over time and handover costs, whereas resales require full payment of duties and legal fees upfront at the time of signing.

Looking to calculate the exact acquisition budget for your property project in Mauritius?

Property Mauritius assists local and international buyers with detailed budget calculations, property selection, and full legal compliance from initial search through to final deed signature.

Contact Property Mauritius Agency in Pointe-aux-Canonniers for a personalized, confidential consultation.