Purchase Costs in Mauritius 2026: What You Pay on Top of the Purchase Price
If you buy a property in Mauritius, the purchase costs for a new build come to around 5.7% of the purchase price, and for an existing property to around 8%. In Germany they are often 10 to 12%. My clients ask very detailed questions about every single item. In the end, almost all of them are pleasantly surprised.
Here you can see every fee itemised, a complete worked example and a direct comparison with Germany, so you can check for yourself what your purchase really costs.
Armin Schreiber, Founder of Invest & Living Mauritius · Last updated: October 2026
When buying a higher-priced new-build property in Mauritius, you should expect purchase costs of around 5.7%. For a comparable existing property, the purchase costs are often around 8%.
The largest share is the government registration duty, generally
5 % . On top of this come the notary fees and the processing fees for the property acquisition and the residence permit.
An important difference: with our new-build and off-plan projects, you as the buyer pay
no estate agent's commission. With existing properties, on the other hand, a buyer's commission is usually payable.
Purchase costs in Mauritius 2026 compared
Cost item
New build / off-plan
existing property
Registration duty
5 %
5 %
Notary fees incl. 15% VAT
approx. 0.6–1%
approx. 0.6–1%
Estate agent's commission for the buyer
0 %
2% + 15% VAT = 2.3%
EDB processing fee
MUR 25,000*
MUR 25,000*
Residence Permit application
MUR 25,000*
MUR 25,000*
Total purchase costs (guide value)
from approx. 5.7%
from approx. 8%
* As of October 2026. The government fees stated are planning figures for the relevant application procedures. The current fees and regulations of the respective acquisition scheme are decisive. The percentages refer to higher-priced properties. Additional disbursements and individually agreed services may be added.
What running costs arise after the purchase?
In addition to the one-off purchase costs, you should also budget for the later expenses of your property. These include, for example, insurance, maintenance and, where applicable, the shared management costs of a residential complex, the so-called
Syndic Fees.
Mauritius has no nationwide annual property tax of the kind levied in Germany. In certain municipal areas, however, local property charges may apply.
Further down this page, I also explain which tax questions matter when you rent out, later sell or pass on a property.
THE COSTS IN DETAIL
What costs are involved in detail when buying property in Mauritius?
When buying property in Mauritius, various fees and charges arise in addition to the actual purchase price. Some of them are paid by you as the buyer, others are borne by the seller. Certain costs depend on whether you acquire a new build or an existing property. I explain each item so that you know exactly which purchase costs arise in Mauritius and who actually pays them.
01 · LARGEST COST ITEM
Registration duty
As a rule, 5% of the relevant property value
The Registration Duty is the government registration fee that you as the buyer pay when the notarial deed of purchase, the so-called Deed of Sale, is registered.
In its function it is comparable to German real estate transfer tax. It is calculated on the purchase price or the relevant value of the property for tax purposes.
The increase to 10% that had been planned for certain property purchases by foreign buyers was reversed in 2026. You can find out more in my article on the
Finance Act Mauritius 2026.
02 · NORMALLY PAID BY THE SELLER
Land Transfer Tax
As a rule, 5% – not a regular charge for the buyer
In addition to the registration duty, a property transfer generally also gives rise to the
Land Transfer Tax. In general, it amounts to 5% of the relevant transfer value.
This tax is normally borne by the seller. In a first sale by a developer, this is usually the promoter.
We therefore do not add this seller's tax to your purchase costs. Special tax situations and contractual arrangements must be checked separately.
03 · NOTARIAL CONVEYANCING
Notary fees in Mauritius
For higher-priced properties, often below 1%
In Mauritius, property purchase contracts are executed before a notary. Mauritian private law is shaped, among other things, by French civil law.
Notary fees are not simply charged as a freely set, fixed percentage of the total purchase price. A statutory sliding scale applies, with decreasing percentages for the higher portions of the value.
In addition, there is generally
15% VAT
plus further disbursements where applicable.
For a villa costing 1 million euros, for example, we use
around €6,000for our initial budget planning. Before the purchase, we have the responsible notary determine the actual amount.
A beautiful property is only part of the equation
When looking for a villa in Mauritius, the focus is usually on the location, the architecture and the sea view.
It is at least as important that you know, before you reserve, which costs arise on top of the purchase price.
That is why I work out with my clients not only the property price, but also the fees, the approvals and the other acquisition costs.
This keeps your investment easy to plan from the outset.
04 · APPROVAL OF THE PROPERTY ACQUISITION
EDB processing fee
Planning figure: MUR 25,000
Depending on the acquisition scheme, foreign buyers need the relevant approval or clearance when acquiring approved properties.
For such acquisition applications, our cost planning uses a processing fee of
MUR 25,000.
The actual fee and the approval procedure depend on the respective property scheme. For G+2 apartments, additional specific approval steps must be taken into account.
05 · RESIDENCE PERMIT
Residence Permit application
Planning figure: MUR 25,000
If you acquire a suitably qualifying property for at least
USD 375,000
or the permitted equivalent, you can, subject to the applicable conditions, obtain a property-linked Residence Permit .
As my clients almost always apply for the residence permit as well, we already include these costs in the purchase cost planning.
For the initial cost planning, we allow a further
MUR 25,000 . Before the application is submitted, we check which fee actually applies in the specific procedure and which fees may arise for family members.
06 · NEW BUILD VS. EXISTING PROPERTY
Estate agent's commission
New build: 0% · Existing property: usually 2.3% incl. VAT
With our new-build and off-plan projects, you as the buyer pay no estate agent's commission.
The developer or promoter pays our fee.
You therefore receive our property selection, advice and guidance during the purchase without having to pay an additional buyer's commission.
For existing properties, a buyer's commission of 2% plus 15% VAT
is usually charged. This amounts to a total of 2.3% of the purchase price. We agree the specific fee transparently before the purchase.
07 · OTHER DISBURSEMENTS
Administrative costs and documents
Depending on the individual case
Depending on the property and your personal situation, minor additional expenses may arise, for example for registry extracts, copies of documents, translations, certifications or apostilles.
If you apply for a Residence Permit together with your family, there may also be costs for medical certificates, police clearance certificates and other documents.
These items depend heavily on the individual case. We therefore take them into account individually rather than adding them as a flat percentage of the purchase price.
WORKED EXAMPLE
Purchase costs in Mauritius: new build and existing property side by side
How big is the difference in purchase costs really?
Let us take two properties in Mauritius, each with an identical purchase price of €1,000,000: a new-build villa bought directly from the developer and an existing villa.
In our example, the government registration duty and the estimated notary fees are the same. The decisive difference lies in the estate agent's commission.
Cost item
New build / off-plan
existing property
Registration duty (5%)
50.000 €
50.000 €
Notary fees incl. VAT (estimate)
6.000 €
6.000 €
Estate agent's commission incl. VAT
0 €
23.000 €
EDB processing fee*
approx. €470
approx. €470
Residence Permit application*
approx. €470
approx. €470
Total purchase costs
approx. €57,000
approx. €80,000
Share of purchase price
5,7 %
8,0 %
* Simplified worked example, as of October 2026. Each government fee is estimated at MUR 25,000. We use an exchange rate of around MUR 53.07 per euro. The actual fees depend on the property scheme. Notary fees, exchange rate and individual disbursements may differ. The existing property is calculated with an agreed buyer's commission of 2% plus 15% VAT.
YOUR COST ADVANTAGE IN THIS EXAMPLE
New build / off-plan
57.000 €
5.7% purchase costs
existing property
80.000 €
8.0% purchase costs
23.000 €
Difference on a purchase price of 1 million euros
€23,000 difference – from the estate agent's commission alone
With our new-build and off-plan projects, the developer or promoter pays the agent's fee.
As the buyer, you pay no additional estate agent's commission.
With an existing property, on the other hand, a buyer's commission of 2% plus 15% VAT is usually agreed. On a purchase price of 1 million euros, that comes to exactly €23,000.
This difference can be a considerable financial advantage of a new-build project. However, it says nothing about which property is the better investment in the long term.
Even so, the purchase price alone should not be the deciding factor
A well-built and well-maintained existing villa can be a better choice than a new build with poor construction quality.
That is why I look beyond the purchase price and the additional costs. With new-build projects, I examine, among other things, the building plans, the materials used, the developer's experience and the quality of workmanship.
With existing properties, I pay particular attention to the actual condition, possible damp damage, the waterproofing and the maintenance history.
My aim is for you not only to make a sound decision when buying, but to enjoy your property for many years to come.
You can find out more about the various purchase options and my personal property selection on my page
Buying property in Mauritius
.
Purchase costs in Mauritius and Germany: where do you pay less?
How do purchase costs differ when buying property in Mauritius and in Germany?
A comparison of two properties, each with an identical purchase price of 1 million euros, shows how big the difference can be.
As the German example, we take a property in Hesse purchased through an estate agent. In Mauritius, we compare it with a new-build villa from one of our off-plan projects, where
you pay no buyer's commission
.
Government fees for acquisition and Residence Permit
–
approx. €940
Total purchase costs
115.700 €
56.940 €
Share of purchase price
11,6 %
5,7 %
As of October 2026. Simplified comparison based on a purchase price of €1,000,000 in each case. Germany: Hesse with 6% real estate transfer tax, assumed notary and land registry costs of 2% and a 3% buyer's commission plus 19% VAT (= 3.57%). Mauritius: qualifying new build with 5% Registration Duty, estimated notary fees of €6,000 including VAT, €0 buyer's commission and assumed government fees totalling around €940. Other individual disbursements and financing costs are not included.
PURCHASE COSTS ON A €1 MILLION PURCHASE PRICE
Germany · Hesse
115.700 €
11.6% purchase costs
Mauritius · New build
56.940 €
5.7% purchase costs
DIFFERENCE IN OUR EXAMPLE
58.760 €
This is how much lower the purchase costs of the new-build villa in Mauritius are in this comparison.
Around €58,000 difference for the same investment
In our example, buying a property in Hesse incurs
€115,700 in purchase costs . For a new-build property of comparable price in Mauritius, they come to around
57.000 €.
This means:
In this scenario, you pay roughly half the purchase costs in Mauritius.
The difference results mainly from the lower registration duty, the lower estimated notary fees and the fact that you pay no buyer's commission on our new-build projects.
How meaningful is this comparison?
In Germany, real estate transfer tax varies from one federal state to another. It ranges between
3.5% in Bavaria
and 6,5 %, for example in North Rhine-Westphalia. In Hesse it is 6%.
For the estate agent's commission, we use the buyer's share applied in our example calculation of 3% plus VAT. In Mauritius, the usual buyer's commission for existing properties in our calculation is
2% plus 15% VAT. With our new-build and off-plan projects, you do not pay it at all.
The exact amount of the purchase costs therefore always depends on the location, the property and the specific terms of purchase. Our comparison shows a transparent worked example, not a fixed saving that applies to every purchase.
And what about ongoing taxes after the purchase?
In Germany, property tax is generally levied every year. Mauritius has no comparable nationwide annual tax on property values. In certain municipal areas, however, local charges, so-called General Rates, may apply.
In addition, there may be the running costs of a residential complex, for example for security, garden maintenance and shared facilities. In the next section, I explain which annual expenses you should plan for as an owner in Mauritius.
Trust built on experience
What our clients say about working with us
Buying property, relocating abroad and construction inspections involve far-reaching decisions. That makes personal support that remains reliable even in demanding situations all the more important.
Client experience: buying property & living in Mauritius
Personal experiences of our clients
Client experience: guidance & decision-making in Mauritius
Personal experiences of our clients
★★★★★
Client testimonial
“We had already seen several properties in Mauritius, but were unsure which project was really right for us. Armin understood our wishes very quickly, critically evaluated several options and ultimately led us to a property we probably wouldn't have found on our own. What was particularly valuable for us was that he not only supported us with the purchase, but also negotiated directly with the developer and clarified important details for us. Throughout the entire process we felt we had an experienced contact by our side.”
Anna M.
Property purchase & relocation
★★★★★
Client testimonial
“For us it was important not just to buy any nice villa, but a high-quality project with good build quality and a reputable developer. This is exactly where Armin's experience helped us enormously. He compared various projects, raised technical points we wouldn't have noticed ourselves, and also supported us through the purchase process and the meetings with the developer and the notary. In the end we bought a property we truly feel secure about.”
Norbert L.
Residence Permit & property purchase
★★★★★
Client testimonial
“At first, the move to Mauritius raised many questions for us: the Retirement Permit, a bank account, documents and the right order of the individual steps. Armin and his team guided us through the entire process in a very structured way and always told us clearly what needed to be done next. It was especially reassuring to have a direct contact on site and not to have to coordinate everything ourselves. As a result, the process was much more relaxed than we had originally expected.”
Markus & Lena K.
Retirement Permit and bank account
More clients share on video how they experienced their path to Mauritius.
Would you like to know exactly what your property purchase in Mauritius will cost?
Perhaps you already have a property in mind and want to know the total amount you really need to budget for. Perhaps you are still comparing new builds and existing properties. Or you are wondering whether buying from USD 375,000 is worthwhile for you, because it also gives you the Residence Permit for yourself and your family.
I calculate your personal purchase costs in advance – item by item, for your specific property. That way you know where you stand before you sign anything.
Armin SchreiberProperty curator · Developer experience since 1990
Running costs of a property in Mauritius: what do you pay as an owner?
The running costs of a property in Mauritius consist mainly of shared costs (Syndic Fees), insurance, electricity, water and maintenance.
Unlike in Germany, there is no general nationwide annual property tax. Depending on the location, however, municipal charges may apply.
How high your monthly and annual expenses actually are depends on whether you own an apartment in a residential complex, a villa in a resort or a detached house.
01 · TAXES AND CHARGES
Property tax in Mauritius: what property charges are there?
Mauritius has no general annual property tax like the one in Germany.
In Mauritian municipalities such as Port Louis and Curepipe, however, municipal property charges may apply. These are referred to as
General Rates
or Local Rates.
For certain plots in coastal areas, there are also special rules on
Campement Tax
and Campement Site Tax.
Whether these charges apply depends on the legal status and location of the plot – not simply on whether a property is directly on the beach.
For the property projects I offer my clients, I therefore also check which ongoing public charges actually apply.
02 · SHARED COSTS
Syndic Fees in Mauritius: what does property management cost?
If you buy an apartment or villa in a managed residential complex, you usually pay a regular contribution to the joint management, the so-called Syndic.
Syndic Fees cover, for example, the following services:
Security service and access control
Maintenance of communal gardens
Cleaning and upkeep of the common areas
Maintenance of communal pools and technical installations
Lighting, management and day-to-day operating costs
EXPERIENCE FROM OUR PRACTICE
Approx. €180–400 per month
Guide value for many high-end residential complexes.
In exclusive golf and luxury resorts with extensive facilities and services, contributions can be considerably higher. Depending on the property and the scope of services, around
€1,800 per month
is also possible.
These amounts are guide values from my practical experience, not fixed rates for Mauritius.
What always matters is which services are included and whether major maintenance work or special levies are also planned.
Well-maintained residential complexes retain their value
A beautiful pool, well-kept gardens and a reliable security service make a high-end residential complex in Mauritius particularly attractive.
But this quality does not maintain itself. Regular upkeep and professional management involve ongoing costs.
So what matters is not just how high the Syndic contribution is, but which services you receive for it.
I take this into account when selecting suitable property projects.
03 · OPERATING AND MAINTENANCE COSTS
Electricity, water, insurance and maintenance
In addition to the shared costs, there are the usual expenses for electricity, water, internet and insurance.
With an apartment, individual operating costs are often limited to your own consumption and personal insurance.
With a detached villa, further expenses arise depending on its features:
Pool cleaning and pool equipment
Garden maintenance and irrigation
Air conditioners and their maintenance
Roof, waterproofing and façades
Repairs and regular maintenance
In Mauritius's tropical climate in particular, you should not underestimate maintenance. Strong sunshine, high humidity and occasional heavy rainfall take their toll on materials and technical systems.
Good build quality and regular upkeep help to avoid major follow-up costs.
04 · BEFORE YOU BUY
Which running costs should you check before buying?
It is not only the monthly Syndic contribution that matters. The financial health of an owners' association can also determine what costs arise later on.
I therefore recommend that, before buying, you not only ask about the current level of shared costs but also check the following points:
The most recent available Syndic statements
The business plan or budget
Planned major repairs and renovations
Existing maintenance reserves
Special levies already decided or foreseeable
This lets you see early on whether the current contributions are sufficient to run the complex or whether additional payments are to be expected.
INHERITANCE AND SUCCESSION
Inheritance tax in Mauritius: what happens to your property when it is inherited?
Mauritius does not levy inheritance tax.
If your children or other heirs take over your property in Mauritius, as a rule no inheritance tax is payable on the island.
Likewise, the ordinary registration duty on a property purchase does not, as a rule, apply in the same way to a regular transfer by inheritance. Notarial processing, documents and registry procedures may nevertheless incur costs.
A property that stays in the family
One question my clients ask me particularly often:
“What happens to our villa when we are no longer here? Can our children inherit it?”
Foreign nationals can also inherit property in Mauritius.
However, the heirs must be established, the necessary documents prepared and the ownership properly settled.
That is why it is worth thinking about passing on the property at the time of purchase.
01 · LEGAL SUCCESSION
Inheritance law in Mauritius: who inherits your property?
Mauritian inheritance law is largely based on the French-influenced Code Civil Mauricien.
For property in Mauritius, Mauritian inheritance rules and, in particular, statutory forced heirship rights are relevant. In international inheritance cases, it must also be examined which rules apply based on personal circumstances.
Children enjoy special legal protection in Mauritius. A certain share of the estate is generally reserved for them – the so-called
réserve héréditaire.
Number of children
Reserved share of the estate
One child
1/2 of the estate
Two children
2/3 of the estate
Three or more children
3/4 of the estate
Simplified overview of the forced heirship shares generally provided for. The specific calculation in an international inheritance case must be examined individually.
You can dispose of the remaining share by will, within the scope of the applicable rules.
A will cannot simply override statutory forced heirship rights.
Your spouse's position and the effects of any existing marriage contract should also be taken into account.
02 · ESTATE PLANNING
Wills in Mauritius: how can you provide for your partner and children?
I recommend that my clients think about succession at the time of purchase – especially if they are married, live in an unmarried partnership or have children from different relationships.
With legally coordinated estate planning, you can set out early on what your wishes are for your property and how your spouse or partner should be provided for as well as possible.
A notary in Mauritius can check whether a will makes sense, what form it should take and how it fits with existing wills in Germany or other countries.
This review is particularly important for unmarried partners.
Their legal position under inheritance law may differ from that of a spouse.
03 · INTERNATIONAL TAXATION
Can Germany still claim inheritance tax?
Yes. Even though Mauritius itself does not levy inheritance tax, German inheritance tax may be payable on an inherited property in Mauritius.
This depends in particular on the following questions:
Did the deceased have a residence or habitual abode in Germany at the time of death?
Does the heir live in Germany?
When, if at all, did a German national move abroad permanently?
Which personal allowances and other tax rules apply in the specific case?
Under certain conditions, German nationals may remain subject to unlimited German inheritance tax liability during the first five years after moving abroad.
That is why the statement
“There is no inheritance tax in Mauritius”
is correct.
However, it does not automatically mean that the entire inheritance will also remain tax-free in Germany.
If you want to pass your property on to your family in the long term, I recommend discussing the tax implications in good time with a tax adviser specialising in international inheritance cases.
FREQUENTLY ASKED QUESTIONS
Frequently asked questions about purchase costs in Mauritius
How high are purchase costs in Mauritius in 2026? Which fees are actually incurred when buying property, and which costs does the seller cover? Here I answer ten important questions that my clients ask me particularly often before buying a property.
01
What are the purchase costs in Mauritius?
For higher-priced new-build properties, our examples assume around 5,7 %
of the purchase price. For an existing property with a buyer's commission, it is often around 8 %.
The largest cost item is the government registration duty, generally 5%. On top of this come notary fees, any estate agent's commission and the applicable fees for the property acquisition and the Residence Permit.
The exact costs depend on the property scheme, the purchase price and the individual case.
02
Who pays the Land Transfer Tax
when buying real estate in Mauritius?
The Land Transfer Tax
is generally 5% and is normally borne by the seller.
You as the buyer, on the other hand, pay the Registration Duty, likewise generally 5% of the relevant property value.
Different rules may apply in special cases and for particular acquisition schemes.
03
Do I pay an estate agent's commission when buying a new-build property?
No.
With our new-build and off-plan projects, you as the buyer pay no additional estate agent's commission. The developer or promoter pays our fee.
For existing properties, we usually assume an agreed buyer's commission of 2% plus 15% VAT. This amounts to a total of
2.3% of the purchase price.
04
What are the notary fees for
buying property in Mauritius?
Notary fees in Mauritius are calculated on a sliding scale. In addition, the applicable VAT and, where relevant, notarial disbursements are charged.
In our example calculation for a property worth 1 million euros, we provisionally allow around
€6,000 including VAT
.
This is a planning figure. We have the responsible notary determine the binding fees before the purchase.
05
What are the EDB fees for
buying real estate in Mauritius?
For the acquisition approval under certain approved property schemes, we allow for an EDB processing fee of MUR 25,000, which is approximately €470 at the example exchange rate used.
For the property-linked Residence Permit procedure, we also include a further MUR 25,000 in our cost examples.
Which fees actually apply, when they fall due and whether they are refundable depends on the specific application procedure.
We therefore check the current requirements before submission.
06
Is there an annual
property tax in Mauritius?
Mauritius does not levy a general nationwide annual property tax of the kind levied in Germany.
Depending on the location, however, municipal property charges such as General Rates
may apply. Special Campement charges may also be relevant for certain coastal plots.
Regardless of this, you should budget for shared costs, insurance and the ongoing maintenance of your property.
07
Is there an inheritance
tax on real estate in Mauritius?
No.
Mauritius does not levy a general inheritance tax.
However, notarial and administrative costs may arise in the event of inheritance. In addition, under certain conditions Germany may levy inheritance tax on a property in Mauritius.
The decisive factors are, in particular, where the deceased and the heirs are resident, as well as any remaining tax ties after moving abroad.
08
Are purchase costs in Mauritius lower than in Germany?
In our example calculation for a property with a purchase price of 1 million euros, the purchase costs in Mauritius for one of our new-build projects come to around 57.000 €.
For a residential property in Hesse purchased through an estate agent, we calculate around 115.700 €.
In this example, that makes a difference of approximately
58.760 €. The actual costs depend, among other things, on the German federal state, the property and the agreed terms of purchase.
09
Do the same purchase costs apply when buying a plot of land in Mauritius?
Not necessarily.
Foreign buyers may not acquire just any undeveloped plot in Mauritius.
Under certain conditions, it is possible to buy a serviced plot within an approved project, for example as a
Serviced Plot
in a PDS project.
Registration duty, notary fees and approval fees may also apply here. However, the exact cost structure depends on the acquisition scheme.
Buying an undeveloped plot does not in itself give rise to a property-linked Residence Permit.
With approved plot schemes, the building obligations and the requirements that apply once the property has been completed must also be observed.
10
When do I have to pay the purchase costs in Mauritius?
The fees do not all fall due at the same time.
The fee for the acquisition approval is paid in accordance with the requirements of the respective application procedure. Registration duty and notary fees arise in connection with the notarial completion and registration of the purchase.
With a new-build project under construction, the purchase price may be paid in instalments according to contractually agreed construction milestones. This should not be confused with the timing of the purchase costs.
I will gladly explain which purchase costs you should expect for your preferred property in Mauritius and which differences between new builds and existing properties matter to you.
