PDS, IRS, RES, Smart City, G+2: Which scheme to choose for investing in Mauritius in 2026?

A non-citizen cannot freely  buy just any property in Mauritius . Residential acquisition outside an approved framework is closed. The only legal routes are schemes approved by the  Economic Development Board (EDB) or specific mechanisms such as G+2 buildings. 

In 2026, the main tools remain: 

• PDS (Property Development Scheme) 
• IRS and  RES (mainly on the resale market) 
• Smart City Scheme 
• G+2 (apartments in buildings with at least two floors above ground level) 
• And, in some cases, related schemes (IHS, etc.) 

This guide compares the schemes to help you choose according to your objective: primary residence, rental investment, or both. 

1. Why do these schemes exist? 

Mauritius clearly distinguishes: 

• Mauritian citizens / residents (broader access to land and to resales outside schemes) 
• Non-citizens (access conditional on approved programmes or specific categories) 

The schemes open foreign investment while retaining control over property types, locations and amounts. In return, a purchase under an eligible scheme often grants a  Mauritian residence permit for the buyer, spouse and dependent children (subject to conditions, notably the USD 375,000 threshold). 

2. PDS – Property Development Scheme (the main vehicle today) 

For whom: the majority of new programmes open to foreigners. 

Characteristics: 

• The most widely used scheme for new projects 
• Villas, apartments, residential estates 
• Standard threshold for residence:  USD 375,000 (or equivalent) 
• Residence permit linked to ownership of the property 
• Payment rules (including 85/15) and fund traceability 

Advantages: 

• Varied new supply 
• Clear framework for non-citizens 
• Access to residence for the family 

Limitations: 

• Prices often positioned from the EDB threshold upwards 
• Quality varies significantly by developer and location 
• Service charges and handover to anticipate 

2026 verdict: the reference scheme for most foreign buyers seeking new property. 

3. IRS and RES – mainly secondary market 

IRS (Integrated Resort Scheme) and  RES (Real Estate Scheme) were the major schemes of previous years. In 2026, few or no new projects are launched under these labels. The market is essentially a  resale market . 

Characteristics: 

• Properties often located in premium or semi-premium estates 
• Accessible to non-citizens on resale under conditions 
• Quality and locations can be excellent (front-line, golf, etc.) 

Advantages: 

• Existing stock of standing 
• Possibility of buying completed properties — “what you see” 
• Some highly sought-after addresses 

Limitations: 

• Limited new choice 
• Resale prices already reflect the scarcity of certain addresses 
• Important due diligence (charges, condition, estate rules) 

2026 verdict: interesting on resale if the address and price are right. It is no longer the main vehicle for new builds. 

4. Smart City Scheme 

For whom: buyers focused on a modern living environment, services, and sometimes proximity to jobs/schools (notably around the centre). 

Characteristics: 

• Integrated urban projects (residential + services, sometimes offices and retail) 
• Open to non-citizens under EDB conditions 
• Often positioned in strategic areas (including the centre / Moka / Ebene and other hubs) 

Advantages: 

• “Town” or integrated neighbourhood concept 
• Well suited to a long-term primary residence 
• Clear legal framework for foreigners 

Limitations: 

• Less “seaside” by nature (depending on the project) 
• Dependent on the real quality of master-plan delivery 
• Entry ticket often aligned with the residence threshold 

2026 verdict: excellent for year-round living, families and professionals. Less relevant for a pure “beach + short-term rental” play. 

5. G+2 – apartments in multi-storey buildings 

For whom: investors or residents targeting apartments in buildings with at least two floors above ground level, subject to a minimum price (historically around MUR 6 million, subject to thresholds in force). 

Characteristics: 

• Specific mechanism for certain collective buildings 
• Allows non-citizens to acquire apartments outside classic PDS/IRS estates, under conditions 
• More urban or semi-urban market depending on location 

Advantages: 

• Access to an apartment stock different from estate villas 
• Sometimes more accessible tickets than premium PDS villas 

Limitations: 

• Strict conditions (building height, minimum price, etc.) 
• Highly variable quality 
• Less “estate signature” than PDS or IRS 

2026 verdict: a useful option on certain apartment segments, provided eligibility is carefully verified. 

6. 2026 summary comparison table 

7. How to choose according to your project 

You want a primary residence for the family? 

 

→ Prioritise Smart City (centre) or a well-located PDS (depending on schools and services). 

Evaluate Moka / centre vs the coast according to lifestyle. 

You want a seaside property + possible short-term rental? 

→ Coastal PDS or a strong IRS/RES resale. 

Compare North (Grand Baie), West (Flic-en-Flac / Tamarin) and East. 

You want premium / golf / estate living? 

→ IRS resales or high-end PDS (South, certain East or West addresses). 

You want an apartment rather than a villa? 

→ Eligible G+2 or apartments in PDS/Smart City. 

You are a pure yield investor? 

→ Cross-check scheme + micro-location + charges + real rental demand. 

*The scheme alone does not create the return. 

8. Points of attention common to all schemes 

• The  USD 375,000 threshold (or equivalent) remains the reference for opening the residence permit linked to the purchase in most cases. 
• Registration duties for non-citizens stand at  10% since 1 July 2026 (on relevant deeds). 
• The  85/15 rule and fund traceability apply in many transactions. 
• The residence permit is linked to ownership of the property: sale of the property ends the title (subject to the rules in force). 
• The quality of the developer, the estate and the micro-location matters more than the scheme label. 

9. Frequently Asked Questions 

What is the best scheme for a foreigner in 2026? 

There is no universal “best” scheme. PDS is the most common for new builds. Smart City suits a primary residence very well. IRS/RES are mainly relevant on premium resales. 

Can one still buy under IRS or RES? 

Yes, mainly on the resale market. New projects are mostly launched under PDS or Smart City. 

Does G+2 give a right to residence? 

Subject to price and building eligibility conditions. Each property must be checked case by case. 

Is Smart City reserved for the centre of the island? 

No, but several major projects are located in or near the centre (Moka / Ebene and related areas). Other hubs exist according to EDB approvals. 

Does the scheme affect registration duties? 

The 5% rate for non-citizens applies according to the rules in force on the date of the deed, regardless of whether the property is PDS, Smart City or another eligible scheme (subject to the exact texts). 

Are you hesitating between several schemes for your project in Mauritius? 

Property Mauritius helps you cross-check objective (residence, rental, wealth), budget, location and legal framework to select the right acquisition vehicle. 

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