Planned development. This may be what land owners in new ?morcellements? were looking for when they purchased their plots of lands. These residential areas are quite a new feature in Mauritian lifestyle but the rapidity with which plots of lands are being sold may be a proof that Mauritians enjoy these new areas where they have more guarantees as to building guidelines and regulations and services than on plots of lands that are not part of these specific morcellements.

Domaine de Bon Espoir in Piton, Domaine de Rosalies in Mount, Emerald Park in Trianon? These are just a few examples of these new residential niches developing in specific areas. All seem to have a similarity: they are located in a quiet area and surrounded by lush vegetation.

But this may also be related to the fact that most of these lands actually belonged to sugar estates, which have had to restructure after the problems the industry is facing. The Sugar Industry Efficiency Act, which makes it possible for sugar companies, to convert agricultural plots of lands into residential areas without paying conversion taxes, has undeniably made the restructuring easier for these companies. ?The number of such morcellements is not the mere result of a need from the population but this offer has also been created by the fact that the sugar industry made some of its lands available for residential purposes,? reveals Johnny Leung, manager at MaxCity Property Estates, promoter of Emerald Park in Trianon.

Most of these morcellements bet on a green and safe environment. ?In most regions of the island, development is not planned. When someone buys a plot of land somewhere, he or she has no guarantee that the environment and housing conditions will remain in a good state. This is what led us to start such projects,? states Yves Menage, the sales manager of Sagiterre, another promoter.

While Sagiterre started with the Domaine de Bon Espoir in Piton in 2003, it is now involved in about five projects throughout the island ? a proof that Mauritians have a clear interest in such residential areas. ?In three of these morcellements ? one in Piton and the two others in The Mount ? all plots of lands have been bought since 2004 ? while the two others have been partially sold,? explains Yves Menage.

Some of these morcellements might be a bit more expensive than traditional plots of lands but ?people are ready to pay because they know they will have the possibility of developing a new way of living and will keep a special cachet thanks to strict specifications when they purchase their lands,? comments Johnny Leung. Plots of lands at Emerald Park, which cost between Rs 10,500 and Rs 13,000 a height gauge, have almost all been sold since May last year, according to the MaxCity manager. One of the two morcellements promoted by Espral Property Estate in Moka has already been sold while only 25% of plots of lands are still available in the other one.

Sagiterre acknowledges that the first plots of lands in Piton sold a few years ago were not very expensive. ?Less than Rs 4,500 a height gauge,? according to one of the buyers. But, now the price has increased a bit. ?They have more guarantees about their direct investment and know their investment will be valued. They may have to invest more at the start but they have the guarantee that, in the long-term, there will always be planned development and that everyone will have to abide by the same specifications,? Yves Menage explains.

And inhabitants of such morcellements will not prove him wrong. ?When I moved from the town to Piton, we were in search of space and tranquillity. This is exactly what we found there. In towns, houses are too close to one another and there is a lack of privacy. In Piton, we get on very well with our neighbours but all inhabitants can enjoy their own privacy,? comments one inhabitant of the Domaine du Bon Espoir.

And in case one of the owners has the bad idea not to abide by the specifications, the owners? representative (SYNDIC) is on its guard. ?When you buy a plot of land in one of these areas, you know what you will get. Most people abide by the specifications. If they don?t, we can still sue the offender in court. The judge will then rule whether the owner should do appropriate changes,? says Daniel Maigrot from La Mansarde Ltd, representative of such morcellements.

People seem to be in search of a new lifestyle in a new green, clean and safe environment. The move towards it has already started and new housing conditions are being developed accordingly?