Buying off-plan, known in France as VEFA, lets you invest in a new-build residence in Mauritius before it is finished, with payments tied to the progress of the works.
MJ Développement Maurice guides foreign investors through this process every year, a framework set out by the Mauritian Civil Code, from the first instalment to handover of the keys.
This article sets out the payment stages, the buyer’s legal guarantees and three new-build developments currently available in Mauritius.
Key facts at a glance
| Criterion | What to remember |
|---|---|
| Legal framework | Mauritian Civil Code, articles 1601-3 to 1601-42 |
| Payment | Five instalments staged against construction progress |
| Completion guarantee | External financial guarantee or refund guarantee |
| Ten-year guarantee | 10 years on the structure, 2 years on fixtures and fittings |
| Maximum deposit | 5% of the price if delivery is within a year, 2% beyond |
Staged payments, tied to construction progress
Buying off-plan in Mauritius follows a strict payment schedule, split into five stages as the works advance:
- 25% on signing the notarised deed of sale.
- 10% on completion of the foundations.
- 35% on completion of the building envelope.
- 25% on completion of the works.
- 5% on handover of the keys.
Every new real estate development in Mauritius follows this same statutory schedule, whichever developer you choose.
Good to know: the developer cannot request any payment before the notarised deed of sale is signed. The initial deposit is capped by law at 5% of the price where delivery falls within a year, and 2% beyond that. This framework protects the buyer from the reservation stage, before the first instalment is even due.
The guarantees that protect an off-plan buyer
Articles 1601-3 to 1601-42 of the Mauritian Civil Code govern sales of property under construction and require the developer to provide two main guarantees from signature onwards.
The external financial guarantee covers completion of the works, or reimbursement of the buyer, should the developer default. Alongside it come a ten-year guarantee on structural defects and a two-year guarantee on fixtures, fittings and finishing works.
“These statutory guarantees reassure our French buyers, who are often unfamiliar with the Mauritian system. They work on the same principle as VEFA in France, with payments tied to real progress on site,” says Jean Etchepareborde, Managing Director of MJ Développement.
Three new developments to discover in Mauritius
Several new MJ Développement residences illustrate the current offer of off-plan developments in Mauritius, from the northern coastline to the western hills, with layouts ranging from duplexes to luxury villas:
- Eko Savannah brings together 47 villas with private pools, on the slopes of La Tourelle in Tamarin.
- Legend Hill offers 52 villas, apartments and penthouses looking out over Le Morne and Tamarin Bay.
- Mythic Villas comprises 29 units 550 metres from Grand Gaube beach, on the north coast.
Prices, market and rental yield after purchase
The budget for an off-plan purchase in Mauritius varies with the development, its location and the standard of the properties: it is worth reviewing property prices in Mauritius before choosing between the northern coast and the western hills.
The supply of new-build residences is sustained by steady demand from foreign investors, drawn by the island’s quality of life.
Several factors shape the yield on this kind of investment:
- Location, between the northern coast and the western hills, which directly drives the value of the property.
- The standard of the development, across villas, apartments and multi-bedroom residences.
- Services included, such as rental management in Mauritius, maintenance and security handled by the developer.
- The holding period, since a property kept for several years often optimises rental returns before any resale.
Many of these projects fall under the Property Development Scheme (PDS), as does the Smart City Scheme, two regimes that grant residence permit eligibility from USD 375,000 invested, with favourable local taxation.
Once delivered, the property is easy to let, an accessible option before considering a resale should the market allow.
This staged payment schedule and these legal guarantees deserve to be examined development by development. Get in touch with MJ Développement to invest in Mauritius off-plan, from choosing the property to handover of the keys!
FAQ – Buying off-plan in Mauritius
What is the payment schedule for an off-plan purchase in Mauritius?
Payment is split into five instalments tied to the works: 25% on signature, 10% at foundations, 35% at the building envelope, 25% on completion of the works and 5% on handover of the keys.
Can the developer ask for payment before the deed of sale is signed?
No. No payment can be required before the notarised deed is signed. The initial deposit is capped at 5% of the price where delivery falls within a year.
What guarantees protect the buyer if the developer defaults?
The external financial guarantee covers that risk: it funds completion of the works, or reimburses the buyer, if the developer cannot finish the project.
Does the ten-year guarantee cover fixtures and fittings?
No. The ten-year guarantee covers the structure and structural defects. Fixtures and fittings fall under a separate two-year guarantee, valid for two years after delivery.
Can an off-plan property be let once it has been delivered?
Yes. Most new developments offer dedicated rental management, letting you rent the property between your own stays without handling it yourself.
What is the maximum initial deposit?
The initial deposit on an off-plan property purchase in Mauritius cannot exceed 5% of the sale price where delivery falls within a year, or 2% where that period is longer.
Source
- Economic Development Board Mauritius, Real Estate & Hospitality: edbmauritius.org
