Real occupancy, nightly rates and RevPAR from live Airbnb calendars across Mauritius’s north, west, east and south coasts — the data layer for judging an Indian Ocean vacation rental on numbers, not brochures.
Mauritius reads as one island but trades as several markets: the built-up north around Grand Baie, the leeward west from Flic en Flac to Rivière Noire, resort-led lagoon frontage on the east, and thinner, quieter supply along the south and the Mahébourg/Blue Bay lagoon. The structure of a purchase matters here as much as the yield — non-citizens can generally only buy inside government-approved schemes, and short letting needs a Tourism Authority certificate. We have tracked Mauritian calendars since April 2026, so about four completed months are observed and the later months on the chart show forward booking pace rather than settled performance: enough to compare coasts today, nowhere near enough to call a full year. For-sale listings ranked by measured STR yield are coming; the market data is already live below.
2,234
Tracked Listings
16
Areas Covered
37%
Avg Occupancy
$223
Typical ADR
$82
RevPAR
Occupancy and ADR are observed from live Airbnb calendars across Apr 2026–Nov 2026 (2,234 tracked listings), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Grand Baie, Pereybère, Mont Choisy and Trou aux Biches — the island’s densest tourist strip, north of Port Louis.
5 areas tracked
Flic en Flac, Wolmar, Tamarin and Rivière Noire (Black River), along the sheltered leeward side.
6 areas tracked
Bel Ombre on the exposed southern shore, plus the sheltered Mahébourg and Blue Bay lagoon at the island’s southeast corner beside the airport — thinner supply and longer drives than the north or west.
3 areas tracked
Belle Mare, Trou d’Eau Douce and Palmar — resort-led lagoon frontage on the windward side.
2 areas tracked
Live Airbnb performance by area — occupancy and typical nightly rate (USD) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Pereybere | North Coast | 407 | 33% | $184 | $1,882 |
| Grand Baie | North Coast | 304 | 35% | $210 | $2,345 |
| Cap Malheureux | North Coast | 248 | 37% | $230 | $2,537 |
| Flic en Flac | West Coast | 212 | 43% | $141 | $1,812 |
| Mont Choisy | North Coast | 210 | 33% | $214 | $2,181 |
| Trou aux Biches | North Coast | 189 | 35% | $194 | $2,326 |
| Black River | West Coast | 143 | 44% | $241 | $3,092 |
| Blue Bay | South Coast | 92 | 37% | $235 | $2,600 |
| Bel Ombre | South Coast | 92 | 41% | $399 | $4,699 |
| Belle Mare | East Coast | 91 | 36% | $352 | $4,408 |
| Trou d'Eau Douce | East Coast | 90 | 34% | $264 | $3,025 |
| Tamarin | West Coast | 62 | 46% | $344 | $4,250 |
| Wolmar | West Coast | 56 | 41% | $201 | $2,524 |
| Mahébourg | South Coast | 37 | 37% | $149 | $1,661 |
| Banda Abou | West Coast | 1 | 65% | $506 | $8,018 |
| Lagun | West Coast | 1 | 63% | $384 | $6,636 |
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Studio
28% occupancy
$133 per night
84 tracked
1 bedroom
32% occupancy
$122 per night
300 tracked
2 bedrooms
37% occupancy
$144 per night
623 tracked
3 bedrooms
38% occupancy
$225 per night
859 tracked
For-sale properties ranked by real Airbnb yield are coming. Join the waitlist for first access.
Only through a defined set of routes. Non-citizens may acquire residential property inside EDB-approved schemes — IRS, RES, IHS, PDS or a Smart City development — or an apartment in a building of at least two floors above ground (Ground+2) priced at MUR 6 million or more, with prior EDB approval. The 2023 route that allowed a residence-permit holder to buy one property outside the schemes above USD 500,000 was repealed by the Finance Act 2025, so ordinary non-scheme housing is not open to foreign buyers. Ownership is freehold. Note that IHS is not a self-managed short-let route: an Invest Hotel Scheme unit must be leased back to the hotel operator, the owner may occupy it for at most 45 days in any 12 months, and the income is whatever the leaseback agreement pays — the STR figures on this page do not describe it. The routes that support independent letting are IRS, RES, PDS, Smart City and G+2, subject to estate rules and a Tourist Accommodation Certificate. First sales to non-citizens must also be settled 85% in Mauritian rupees to the promoter and 15% in hard currency or rupees, and above USD 750,000 the first USD 750,000 must be your own funds transferred from abroad — these currency and financing rules bite on first sales under the schemes only, not on resales or on G+2 apartments. Confirm your specific route with a Mauritian notary and the EDB before committing.
A Tourist Accommodation Certificate from the Tourism Authority, which classifies a self-catering let to tourists as a tourist residence. The application requires a Business Registration Card for the activity, a Building and Land Use Permit from the local authority issued for that use in the applicant’s name, title or lease documents, site, elevation and layout plans, a certificate of character, and a Ministry of Tourism clearance where non-citizen investment is involved. Premises inside a residential complex also need the complex’s written authorisation. The certificate runs three years. In IRS, RES and PDS estates there is a separate application route for the estate’s management company, so the certificate often sits with the manager rather than the owner and independent letting may not be allowed. Brixfox never states that a listing is licensed — check the unit and the estate before you underwrite short-let income.
Yes, above a threshold. A non-citizen who acquires residential property in an approved scheme or a Ground+2 building for at least USD 375,000, or its equivalent in another freely convertible currency, is granted a residence permit under section 8 of the Immigration Act, and it stays in force for as long as the property is held. Dependants can be included. Note that a G+2 apartment can be bought from MUR 6 million, which is well under USD 375,000, so a purchase can be perfectly legal without carrying any permit — the two thresholds are separate. Permanent residence is a different track with its own, recently tightened, conditions.
Rental income from a Mauritian property is Mauritian-source and taxable in Mauritius even if you never live there. Since 1 July 2025 the individual rate structure is 0% on the first MUR 500,000 of annual chargeable income, 10% on the next MUR 500,000 and 20% above; whether a non-resident gets the benefit of the lower bands should be confirmed with a Mauritian adviser rather than assumed. Rent paid by a company or agent is subject to tax deduction at source as an advance against the final bill — published rates differ between resident and non-resident payees and have changed, so check the current figure with the MRA. Mauritius levies no capital gains tax and no general annual property tax, though coastal land in a designated campement-site zone attracts an annual campement site tax (MUR 2–6 per m², due 31 July) under the Land (Duties and Taxes) Act — small, but not zero, and it reaches much of the beachfront stock on this page; ask a Mauritian notary whether a specific plot sits in a specified zone. Acquisition is where the cost sits: registration duty for non-citizens buying under the schemes or G+2 rose from 5% to 10% for deeds registered from 1 July 2026, with land transfer tax on the seller rising the same way.
December is by some distance the busiest month nationally — 161,440 stopover arrivals in December 2025, an all-time monthly record — on festive-season and austral-summer demand from Europe, South Africa and Réunion. January (125,871 in 2026) and the July–August European and South African school-holiday window (129,206 in July 2025) sit close together well below it, so the year has one clear peak and a broad second tier rather than two equal peaks. February and March are the softest months, in the wettest part of the cyclone season, with a further dip through the May–June shoulder. Our own calendar record began in April 2026 and has not yet covered a December, so the monthly curve on this page is still building toward a full year.
Mauritius is a freehold market, but the route in is narrow and scheme-bound: a non-citizen can generally only acquire residential property inside an Economic Development Board-approved scheme — IRS, RES, IHS, PDS or a Smart City project — or an apartment in a condominium building of at least two floors above ground (the Ground+2 route) at a price of at least MUR 6 million, with prior EDB approval. The December 2023 concession that let a residence-permit holder buy one property outside the approved schemes above USD 500,000 was repealed by the Finance Act 2025, so ordinary non-scheme residential property is effectively closed to foreign buyers; there is no leasehold-versus-freehold decision here of the kind Bali or Thailand forces. A purchase of USD 375,000 or more in an approved scheme or a G+2 building carries a residence permit under section 8 of the Immigration Act, valid for as long as the buyer owns the property and extendable to dependants. Since 13 December 2024 a first sale to a non-citizen must be settled 85% in Mauritian rupees to the promoter (funds transferred in from abroad in hard currency) and 15% in USD, EUR, another hard convertible currency or MUR — the notary is responsible for enforcing this, and the amendment applies to first sales only, not to resales or to G+2 apartments. Where the price exceeds USD 750,000, the first USD 750,000 must come from the buyer’s own funds transferred from abroad and only the balance may be bank-financed, with loan repayment in hard currency. Owners may resell at no minimum price but must give the EDB 30 days’ written notice, and a subsequent non-citizen buyer needs a fresh EDB authorisation. Buying through a company, société, trust, limited partnership or foundation is expressly contemplated by the EDB guidelines and is common, but each carries its own disclosure pack. Structure and eligibility must be confirmed with a Mauritian notary and the EDB before any deposit is paid.
Short-term letting to tourists is licensed by the Tourism Authority, not by the local council alone. A self-catering property let to visitors for a fee falls under the Tourism Authority’s definition of a tourist residence and requires a Tourist Accommodation Certificate (TAC), issued for three years. The application pack is substantive: a Business Registration Card naming the accommodation activity, a Building and Land Use Permit (BLUP) from the relevant local authority issued for that use and in the applicant’s name, title deed or lease, site, front-elevation and layout plans, a valid certificate of character, and — where non-citizen investment is involved, or the property has 45 or more rooms — a clearance from the Ministry of Tourism. Premises inside a residential complex additionally need written authorisation from the complex to operate as a tourist residence. Inside IRS, RES and PDS estates the Tourism Authority runs a separate TAC application route for the estate’s management company, which is how many scheme units are legally let — meaning the certificate may sit with the manager rather than the owner, and independent letting may not be permitted by the estate at all. Separately, since 1 October 2025 the manager of a tourist accommodation must collect a EUR 3 per tourist per night tourist fee (guests aged 12 and over, with exemptions including Mauritian residents and residence-permit holders) and remit it monthly to the Mauritius Revenue Authority. Brixfox does not verify and never asserts that any individual listing holds a TAC, a BLUP for tourist use, or estate permission to let short-term: an active Airbnb listing is not evidence of any of them. Confirm the licensing position of the specific unit, and of the estate it sits in, before underwriting short-let income.
Mauritius levies no capital gains tax and no general annual property tax, which is a real part of the case for the market — with one exception that matters here: coastal land in a designated campement-site zone attracts an annual campement site tax of MUR 2–6 per m², due by 31 July, under the Land (Duties and Taxes) Act. The sums are small (roughly MUR 2,000–6,000 a year on a 1,000 m² plot) but they are not zero, and they apply to much of the beachfront stock this page covers, so confirm with a Mauritian notary whether the specific plot sits in a specified zone. Meanwhile the transaction taxes have just doubled for foreign buyers. Registration duty is payable by the buyer and land transfer tax by the seller; both were 5%, and the Finance Act 2025 raised them to 10% where a non-citizen acquires or resells residential property under the EDB schemes or the Ground+2 route, applying to deeds registered on or after 1 July 2026 regardless of when a reservation agreement was signed. A non-citizen pays registration duty in US dollars or another hard convertible currency. Notary fees, valuation and EDB application costs sit on top and should be modelled as acquisition cost, not ignored. On the income side, rental income from a Mauritian property is Mauritian-source and taxable in Mauritius for a non-resident owner; from 1 July 2025 the individual rate structure is 0% on the first MUR 500,000 of annual chargeable income, 10% on the next MUR 500,000 and 20% above that, and a non-resident should confirm with a Mauritian adviser whether the lower bands and reliefs are available to them, since they are not automatic for non-residents. Rent paid by a company or other non-individual is subject to tax deduction at source as an advance against the final liability; published rates for resident and non-resident payees differ and have changed, so verify the current rate with the MRA rather than assuming one. The EUR 3 per night tourist fee is collected from the guest and remitted separately and is not an income tax. VAT registration can be triggered once turnover passes the statutory threshold. Finally, check your home-country treatment and any double-tax agreement — Mauritius’s low domestic burden is often partly clawed back at home.
Mauritius runs a Southern Hemisphere calendar, with one clear peak and a broad second tier rather than two equal seasons. December stands alone at the top — 161,440 stopover arrivals in December 2025, the busiest month on record — driven by European winter escapes, the festive period and South African and Réunion holiday traffic. January (125,871 in 2026) and the July–August window on European summer and South African school holidays (129,206 in July 2025), when the dry austral winter gives the most reliable beach conditions, cluster close together well below December. The soft months are February and March, the wettest part of the cyclone season, and the May–June shoulder before the winter peak; February 2026 arrivals of 107,650 were a third below the December figure. Our own calendar record starts in April 2026 and has not yet covered a December, so the December–January window is inferred from national arrivals data rather than observed in our data.
Coverage is thin, and the counts on this page are on two different bases. We have seen 8,073 Mauritius listings since tracking began, of which 2,817 are currently active; the regional figures here are computed from the best-covered month, which carries roughly 2,232 listings, and 5,371 listings carry at least one month of occupancy data. Every regional occupancy, ADR and RevPAR figure is measured on that subset, not on the full seen-once count. Calendar history starts in April 2026 — about four completed months as of August 2026, with later months on the chart showing forward availability rather than observed performance. That is not a full seasonal cycle, so there is no year-on-year comparison, no observed December–January peak in our own data, and no basis for any claim of proven multi-year performance. ADR is derived from asking nightly rates on live calendars, not from settled bookings. It excludes cleaning fees, length-of-stay and last-minute discounting, and platform commission. Occupancy is inferred from day-to-day changes in availability. Owner blocks, maintenance and off-platform bookings are not always separable from paid stays, so measured occupancy should be read as an upper bound on paid nights. Region names on this page are our own coastal groupings, not Mauritian administrative districts (Rivière du Rempart, Pamplemousses, Flacq, Grand Port, Savanne, Black River and the rest). Boundaries are approximate and a property near a boundary may sit either side; the Mahébourg and Blue Bay lagoon on the southeast corner is grouped under South Coast. Coverage is the island of Mauritius only — Rodrigues and the outer islands are not tracked.
Brixfox does not verify and never asserts that any listing holds a Tourist Accommodation Certificate, a Building and Land Use Permit for tourist use, or estate permission to let short-term. An active listing is not evidence of compliance. The ownership, licensing and tax positions described here are general information current to August 2026 and are not legal or tax advice. The rules moved materially on 13 December 2024 (currency and financing requirements), through the Finance Act 2025 (repeal of the non-scheme route) and on 1 July 2026 (registration duty and land transfer tax to 10% for non-citizens). Confirm the current position with a Mauritian notary, the Economic Development Board and a Mauritian tax adviser before committing funds. Ownership and letting rules are national, but Building and Land Use Permits are issued by the relevant local authority and estate-level letting rules are set by each IRS, RES, PDS or Smart City development. Two identical villas on different estates can have different letting rights.
Brixfox tracks live Airbnb availability calendars across Mauritius and derives occupancy, ADR and RevPAR from observed bookings — the same engine behind our Bali, Portugal, Dubai and Spain markets. It is real market data shown in USD, not survey estimates.
Mauritius for-sale listings ranked by verified rental yield are coming. Join the waitlist on this page and we'll notify you when they go live.