Foreign buyers looking at Mauritius often encounter the Integrated Resort Scheme (IRS) and the Real Estate Scheme (RES). Both are approved by the Economic Development Board and allow non‑citizens to acquire residential units and apply for a residence permit, provided they meet a minimum investment of USD 375,000. While the schemes share many features, due diligence differs in how each project's approval is verified and how eligibility criteria are applied. This article outlines the steps to confirm a project's status, compare key buyer considerations, and list questions that require a qualified adviser or notary.

How to Verify Scheme Approval

The first step is to confirm that the development is listed on the official "List of Approved IRS Projects" or "List of Approved RES Projects" published by the Economic Development Board. These lists are updated periodically and are the only authoritative source for approved schemes (source: https://edbmauritius.org/real-estate-hospitality). Buyers should download the latest list, match the project name, and note the reference number. If a project is missing, it may be pending approval or operating outside the scheme, which would affect residence permit eligibility.

Eligibility and Minimum Investment

Both IRS and RES require a non‑citizen to invest at least USD 375,000 in a residential unit to qualify for a residence permit for themselves and dependents (source: https://residency.mu/acquire/real-estate-scheme/). The amount includes the purchase price but excludes ancillary fees such as legal costs or taxes. Eligibility also hinges on the buyer's nationality, as certain investors may need additional clearance under the Non‑Citizens (Property Restriction) Act. Confirm that the chosen unit meets the price threshold before proceeding.

Residence Permit Implications

Once the property purchase is completed, the buyer can apply for a residence permit that remains valid as long as the property is owned. Holders of IRS or RES permits are exempt from obtaining a separate Occupation or Work permit, allowing them to live, work or retire in Mauritius without additional immigration steps (source: https://residency.mu/acquire/real-estate-scheme/). The permit also permits rental of the unit and unrestricted repatriation of rental income or sale proceeds. However, the permit does not automatically grant citizenship or permanent residency; renewal depends on continued ownership.

Practical Comparison Checklist

Use the following checklist when evaluating a specific IRS or RES project:

  • Confirm the project's inclusion on the official approved list.
  • Verify the unit price meets the USD 375,000 minimum.
  • Review the development's legal title and any encumbrances with a qualified Mauritian solicitor.
  • Check whether the developer offers a rental pool agreement (common in IRS projects) and understand the revenue share model.
  • Identify any additional fees, such as the USD 50 non‑refundable application fee for occupation permits introduced in December 2025 (source: https://edbmauritius.org/real-estate-hospitality).
  • Confirm the developer’s track record and any pending litigation.
  • Ask the developer for a copy of the "Guidelines for IRS/RES buyers" to ensure compliance with the latest regulations.

Questions That Need Professional Advice

Even with a thorough checklist, several points require input from a notary or qualified adviser: What are the tax implications of rental income for a South African tax resident? How does the recent amendment to the Immigration Act (Budget 2021/22) affect the duration of the residence permit for G+2 apartment purchases? Are there any upcoming changes to the minimum investment threshold that could affect future resale value? Finally, confirm the exact process for transferring funds to Mauritius to satisfy the “freely convertible foreign currency” requirement and avoid potential foreign exchange controls. Engaging a local legal professional ensures these queries are answered accurately and that the transaction complies with all statutory requirements.