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G+2 LOA processing time

Gojko, I feel your pain. That timeline is brutal – signed in September, not submitted until March, and now sitting at PMO since mid-May. That's nearly 10 months of your life eaten by a lazy notary.

Here's what I've been able to piece together that might actually help you.

1. The PAMS Platform – a potential lifeline

On 15 May 2025, the EDB launched the Property Acquisition Management System (PAMS), a digital platform integrated into the National E‑Licensing System. It was designed to streamline and simplify property applications – including G+2 apartments.

The key question: Was your application submitted through PAMS, or via the old paper-based system?

If your notary submitted in March 2025 using the old system, and PAMS only launched in mid-May, that might explain why it sat idle for so long. But if it was submitted via PAMS, it should theoretically be faster.

Ask your notary or developer:

Was the application lodged through the new PAMS portal?

If not, can it be migrated to PAMS to speed things up?

The system even has an AI-powered chatbot for instant assistance – so if your notary is still dragging his feet, you might be able to chase this yourself via the portal:

2. The tax deadline – brace yourself

From 1 July 2026, registration duty for non-citizens acquiring residential property under EDB schemes (including G+2) will rise from 5% to 10%.

The really nasty part: this applies even if the promise of sale was signed before that date. The rate is determined by the deed registration date – not the signing date.

So if your LOA isn't finalised and the deed isn't registered by 30 June, you're looking at double the tax bill. On a property worth, say, MUR 10 million, that's an extra MUR 500,000 out of your pocket.

3. PMO approval – the black hole

Once a file is "under processing" at the Prime Minister's Office, there's very little transparency. Some buyers have waited 10 months or more for their Letter of Approval. The EDB portion typically takes 2–3 weeks, but PMO can drag on indefinitely.

What you can do:

Your notary or developer should be chasing PMO weekly. If they're not, push them hard.

Ask if your file can be flagged as "urgent" given the looming tax deadline. It's a long shot, but it costs nothing to ask.

Consider engaging a local attorney or consultant who has direct relationships with the PMO. Some expats have found this helps cut through the bureaucracy.

4. The seller pulling out – manage this now

Your seller has been waiting since September 2024 – that's a long time. If they're threatening to pull out, you need to have an honest conversation:

Offer a small non-refundable deposit extension as a gesture of good faith.

Ask if they'd be willing to absorb part of the tax increase if the deadline is missed – a 50/50 split is better than the whole deal falling apart.

Explore whether a new seller could be found quickly if this one walks. With the tax deadline looming, some sellers may be more motivated to close quickly.

5. What if the deadline is missed?

If the LOA doesn't come through by 30 June, you have a few options:

Negotiate with the seller to share the additional tax burden.

Ask your notary whether there's any transitional relief or grace period (unlikely, based on the Finance Act wording).

Reassess the deal – is it still worth it at the higher tax rate?

Bottom line: You're at the mercy of the PMO now, but you're not powerless. Chase your notary and developer relentlessly. Ask about PAMS. Talk to your seller now, not later. And brace yourself for the tax hit if the deadline slips.

this response is Based on A notary frined  epxlaining , Ai research and Knowldege as we moved from SA to Mauritius

all the best

Hello everyone,

@Gojko, any update please ?

In regards to G+2, last Friday in the Mauritius 2026–2027 budget, the government announced a tightening of the G+2 property scheme.  It stated that no new leases under the G+2 framework will be granted where they involve state land or Pas Géométriques (coastal reserved land) and allow sales to foreigners.

In practice, this means G+2 developments on these categories of land will no longer be open to new foreign buyers going forward. However, existing approved G+2 projects are not affected, and current owners can still hold or resell their units.

Regards

Bhavna

@Bhavna

We noticed that new rule.

However, if an existing owner wishes to sell to a foreigner, does this apply ?

Also, the rule says 'government land' -- what about private developer of a new G+2 propertyt being built on private land?

Best wishes.

@Tookays

Hello,

The finance bill/budget still needs to be debated and approved. I would tend to say that if the property is found on pas géometric, or state land and has already been approved for sale to a foreigner, it can still be put for resale to foreigners.

As for private land, sales shouldn't be impacted however the promoters still need the approval of the EDB to sell to foreigners.

Let us wait till the Government provides some clarity.

Regards

Bhavna

Hey guys, unfortunately we still don't have an answer. I think that with the new budget, the PMO is quite occupied - and it is doubtful we will make it before the first of July. We have managed to call them, but the answer is usually just 'it is under processing'.

Speaking of the new budget, the annex has mentioned a review of the taxes for EDB schemes to improve market attractiveness. Doesn't this sound like they might actually reverse the 10%?

Edit: it is freehold land for us, so we are not affected by the new ban

@Gojko Mladenovic

I think you are referring to point 8.4 of the annexe page 9 :

8.4 Acquisition of Residential Property under EDB Schemes

The duties and taxes applicable on the transfer of residential properties under the EDB

property schemes will be reviewed.

I'm looking forward to seeing whether there are any beneficial measures for the EDB and the investment sector in the 2026-2027 Budget. Till now, we haven't seen much.

Yeah, in the EDB summary of the budget they explicitly mentioned review to maintain attractiveness, so it sounds rather positivr.