For ten years, Portugal was THE destination for European expats. But the game has changed: the non-habitual resident (NHR) tax regime has been closed and the property golden visa scrapped, while Mauritius keeps an income tax capped at 20% and a permanent residence permit tied to a property purchase. Here is the honest comparison, point by point, to choose with full knowledge.
Taxation: the gap has widened
Portugal won over a generation of expats with its NHR regime (10% on pensions, various exemptions). That regime has been closed to newcomers since 2024, replaced by a scheme refocused on a few qualified professions. Without a special regime, the Portuguese scale applies, with a top marginal band above 48%.
In Mauritius, there is no special regime to obtain and no counter that closes: ordinary law is gentle for everyone. A three-band scale capped at 20%, zero property tax, zero wealth tax, zero capital gains tax, zero inheritance tax in the direct line, and a tax treaty with France. The details are in our Mauritian tax guide.
Residency: the closed counter versus the open door
The Portuguese golden visa through property was scrapped in October 2023. What remains are visas such as the D7 (passive income), which require actual presence in Portugal and lead to residency in stages.
In Mauritius, the rule has not moved: a USD 375,000 purchase in an approved scheme gives a permanent residence permit for the whole family, valid as long as you own the property. Retirees (from age 50) and entrepreneurs have their own routes, detailed on our residence permit page.
Property: prices, duties and yields
Lisbon and Porto have had ten years of uninterrupted rises: the capital's finest neighbourhoods commonly trade above €5,000 to €7,000/m², with compressed rental yields and tightened short-term rental regulations.
In Mauritius, from €150,000 in an R+2, and family villas below the price of a Lisbon two-bedroom flat. The purchase costs are higher (12 to 15%), but holding costs are close to nothing: no property tax, no Portuguese IMI.
Daily life: two philosophies
Portugal plays the Europe card: 2.5 hours from Paris, European social security, the eurozone, easy round trips. Its winters are mild but damp, and the cost of living has risen sharply in expat-favoured areas.
Mauritius plays the Indian Ocean card: an 11-hour direct flight, but 300 days of sunshine, the lagoon all year round, only 2 to 3 hours of time difference with Paris (remote work survives very well), and both English and French spoken everywhere: schools, doctors, administration.
Our verdict by profile
- You want to stay 2 hours from your grandchildren and under European social protection: Portugal keeps real meaning, even without the tax advantage.
- You want gentle, durable taxation: Mauritius, without hesitation. Portugal showed that its special regimes can close overnight.
- You invest for rental yield: Mauritius, where entry prices are lower and expat rental demand is growing.
- You dream of the tropics: there is no contest. Also compare with Bali and Dubai, the two other destinations our clients weigh up.
Frequently asked questions
Does the Portuguese NHR regime still exist?
Not for newcomers: it was closed at the end of 2023 and replaced by a scheme restricted to certain qualified activities. Those who already had it keep it until the end of their 10 years.
Can you still get a golden visa in Portugal by buying property?
No: the property route of the Portuguese golden visa was scrapped in October 2023. In Mauritius, the residence permit through purchase (from USD 375,000) remains fully in force in 2026.
Which country is easier to reach by plane from Europe?
Portugal, no contest: 2.5 hours versus 11. That is the main advantage to weigh against Mauritian taxation and lifestyle. There are daily direct Paris-Mauritius flights both ways, with only 2 to 3 hours of time difference.
Curious what your budget would buy in the tropics? Browse our listings or write to us: we answer with numbers, not promises.
