A 160-toise plot in Albion, on the west coast
Buying a plot as an investment, and reselling it in the medium or long term. The figures show it clearly: reselling after 3 years loses money; at the optimistic pace, it takes about 3 years to get your money back, and any gain comes after that.
The profile (fictional)
A Mauritian woman living in Toronto, aged 38, who wants a foothold in Mauritius. She wants to put part of her savings into a plot, keep it for several years, then resell it. She has about €110,000 available, no loan. Profile made up for the example.
The essentials in three blocks
What you pay
≈ €102,540
out of your pocket at the start, excluding insurance
- Plot price≈ €94,400
- Purchase tax and notary≈ €5,550
- Zilstone: study, reports, project space≈ €2,590
No loan. While you hold it: no rent, but plot upkeep and fencing.
What you receive
No rent while you hold it. Result on resale, after transfer tax and commission, before tax:
Reselling after 3 years loses money, in both scenarios. To lose nothing, the plot must resell for at least ≈ €110,260, 17% more than the purchase price: about 3 years at the optimistic pace, never if the price does not move.
What can go wrong
- Reselling after 3 years loses money: ≈ −€14,750 to ≈ −€1,770 depending on the scenario.
- No income while you hold it, and no guaranteed rise: at the optimistic pace, about 3 years to get your money back.
- A plot with unclear boundaries, joint ownership or agricultural status: checked before the offer (title, boundaries, subdivision, zoning).
Assumptions. Cautious scenario: the price does not move. Optimistic scenario: each year it follows the 2025 pace for houses and flats (+4.7%) [9]. This is not a forecast: in the year to June 2026 the rise was only 0.4%, and that index does not cover land. Selling costs at most 7% (5% transfer tax and an agency commission of at most 2%) [5].
What the figures say. A plot is a medium- or long-term investment, with no income while you hold it. Purchase and resale costs come to about 16% of the price: the price must first catch up with them. At the optimistic pace, that takes about 3 years; after 10 years, the result would be ≈ +€36,430 before tax. If the price does not move, reselling loses ≈ €14,750, whatever the horizon. These figures leave out plot upkeep, inflation and what the money could have earned elsewhere.
Building on a plot is a separate offer, coming soon: we are happy to talk about it on a call.
The property and the area
A 160-toise building plot (about 610 m²) in an approved subdivision in Albion. Price used: Rs 32,000 per toise, i.e. Rs 5.12M or ≈ €94,400. On the local market, agents quote Rs 30,000 to 35,000 per toise in Albion, and about Rs 3.5M for 100 toises in Flic en Flac and Albion [10]; listings we checked on 05/10/2026 range from Rs 23,500 to 33,000 per toise in Albion [3]. Another grid reported in 2026 gives Rs 35,000 to 50,000 [10]: each price is checked against ten comparable listings. For comparison, a plot in a scheme open to foreign buyers (Property Development Scheme, PDS) in Rivière Noire is listed at about Rs 70,000 per toise [3].
Agents report sharp recent rises, for example in Grand Baie: Rs 30,000 per toise in 2024, Rs 40,000 to 50,000 in 2026 [10]. Nothing says they will continue: the official index for houses and flats rose only 0.4% in the year to June 2026 [9], and there is no official land price index. Your Mauritian passport gives you access to the local market. One toise is about 3.8 m².
Steps and timing
- Week 120-minute call and one-page pre-study, free.
- Weeks 2 to 4Project study and engagement letter: scoping call, then a written report within 10 business days of receiving the documents.
- Months 1 to 3Search and checks: title, boundaries, subdivision permit, zoning, access and utilities.
- Months 2 to 4Offer, preliminary contract, completion at the notary.
- Then, several yearsKeep the plot and maintain it (fencing, clearing); photos and documents in your file.
- Medium or long termResell under a written mandate, when you choose.
Purchase in 3 to 4 months. Resale: timing not guaranteed, a plot can take a long time to sell.
Support fees
| Service | Price and payment | Here |
|---|---|---|
| Scoping call and file opening | invoiced by Zilstone, never refunded on ordering | €200 |
| Your project study | €500 deducted from the set-up price if you take it; if not, it stays due on ordering | €500 |
| Agency commission | at most 2% of the price, invoiced by a REAA-registered estate agency with which we are preparing a partnership, most often paid by the seller on completion, if due from you | €0 |
| Observation reports | €350 per property visited, €900 for 3, due even without a purchase at each visit | €900 |
| Project space | €90 a month or €990 a year, includes the professionals’ calendar monthly or yearly | €990 |
| Agency commission (resale) | at most 2% of the sale price, invoiced by a REAA-registered estate agency with which we are preparing a partnership on sale | ≈ €1,890 |
Launch price list of 06/10/2026. Final Zilstone prices: nothing is added. Agency commission: at most 2%, paid to the agency, most often by the seller; no money moves between Zilstone and the agency. Amounts confirmed in writing in the engagement letter before any commitment. The notary, bank, surveyor and tax adviser bill you directly. Your money never goes through Zilstone. Invoiced in euros or Mauritian rupees. Other currencies are shown for guidance only; any exchange fees are yours.
The detailed figures
The budget, line by line
| Plot price | ≈ €94,400Rs 5.12M |
| Purchase tax (registration duty, 5%) | ≈ €4,720 |
| Notary (official scale, VAT included) | ≈ €830 |
| Agency commission (at most 2%, most often paid by the seller) | €0 |
| Scoping call and file opening (Zilstone) | €200 |
| Your project study (Zilstone) | €500 |
| Study fee: stays due (no set-up in this example) | €0 |
| Observation reports (3 properties visited) | €900 |
| Project space (1 year, includes the professionals’ calendar) | €990 |
| Total cost, no loan | ≈ €102,540 |
| Land surveyor, boundaries, subdivision checks | to be confirmed case by case |
The purchase-tax exemption for a first plot (up to Rs 3M) is aimed at a main home: in principle not an investment, to be checked with the notary.
Both scenarios, line by line
| Cautious | Optimistic | |
|---|---|---|
| Income while held | none | none |
| Total purchase cost | −€102,540 | −€102,540 |
| Resale price after 3 years | ≈ €94,400 (unchanged) | ≈ €108,350 |
| Result after 3 years, after transfer tax and commission (7%), before tax | −€14,750 | −€1,770 |
| Resale price after 5 years | ≈ €94,400 (unchanged) | ≈ €118,770 |
| Result after 5 years, after transfer tax and commission (7%), before tax | −€14,750 | +€7,920 |
| Resale price after 10 years | ≈ €94,400 (unchanged) | ≈ €149,430 |
| Result after 10 years, after transfer tax and commission (7%), before tax | −€14,750 | +€36,430 |
| Break-even | never, if the price does not move | about 3 years |
Costs, from purchase to resale
| On purchase | 5% purchase tax [5] and notary [6] |
| While held | no rent; plot upkeep and fencing to plan for |
| On resale | 5% transfer tax (seller) [5] and an agency resale commission of at most 2% |
| Tax | no capital gains tax on a one-off resale in Mauritius; tax may be due in your country of residence, to check with your tax adviser |
All the risks, in detail
- The price does not rise, or falls: reselling loses the costs, about 16% of the price here.
- Tax: repeated buy-to-sell deals can be taxed as a trade by the MRA. To be confirmed with a tax adviser.
- Splitting a plot to sell lots falls under the “land promoter” status (REAA registration required).
- Agricultural land: never buy counting on a conversion to building land that has not been granted.
- Boundaries, joint ownership, easements, subdivision infrastructure (roads, water, power, drainage): checked before the offer.
- Liquidity: a plot can take a long time to sell.
- Support for a land purchase is confirmed case by case, in writing.
Rounded figures. Property prices noted in rupees; Zilstone fees in euros; nightly rates published in dollars. Rates fixed on 05/10/2026 (Bank of Mauritius, indicative rates, mid-point between buying and selling), indicative: your bank will apply its own rate.
Sources and assumptions
- Local-market listings noted by Zilstone on 05/10/2026 (OFIM, Westimmo, PropertyFinder): asking prices, not sale prices. These properties are not offered by Zilstone. · real-estate-mauritius.mu
- Land (Duties and Taxes) Act: 5% registration duty (buyer), 5% land transfer tax (seller) · www.mra.mu
- Notaries’ scale of fees (Notaries Act 2008), 15% VAT included, to be confirmed by the notary · www.propertymap.mu
- Statistics Mauritius, residential property price index (houses and flats): +4.7% over 2025 (Q4 2025), +0.4% year on year in Q2 2026; no land index · statsmauritius.govmu.org
- Local-market price per toise: Défi Media, “Between Rs 27,000 and Rs 50,000 per toise”, 10/09/2026, based on estate agents (Albion Rs 30,000 to 35,000); 2026 Estate Agents Association survey grid reported by real-estate-mauritius.mu (Albion Rs 35,000 to 50,000, original not consulted) · defimedia.info
- Zilstone working assumptions (September-October 2026): platforms ≈ 12% of income, running costs ≈ 14%, loan of 70% of the price over 15 years at 7%, works and furniture ≈ €19,000 for a two-bedroom flat, survey ≈ Rs 50,000; cautious occupancy of 50% for a flat. Launch price list of 06/10/2026
- Exchange rates: Bank of Mauritius, consolidated indicative rates of 05/10/2026, mid-point between buying and selling. Indicative: your bank will apply its own rate · www.bom.mu
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