Buying in Seychelles as a foreigner carries real transaction costs on top of the price, and an annual tax after you own. Here is the full picture, with worked examples, so nothing catches you out at completion.
The one-time costs
These fall due around completion. Every buyer pays stamp duty. A non-Seychellois also pays the sanction duty and a small application fee.
| Cost | Rate | Who pays |
|---|---|---|
| Stamp duty (transfer tax) | 5% of the higher of price or market value | Every buyer |
| Sanction duty, house or land | 12% of market value | Foreign buyers |
| Sanction duty, condominium | 1.5% of market value | Foreign buyers |
| Sanction application fee | SCR 3,000, non-refundable | Foreign buyers |
| Notary and conveyancing | about 1% to 2% | Buyer, sometimes shared |
| Security registration | 0.2%, only if mortgaged | Buyer |
Worked examples
Taking a standalone house at three price points, using 5 percent stamp duty, 12 percent sanction duty and notary fees around 1.5 percent. Figures show in your currency.
| Purchase price | Stamp duty | Sanction duty | Notary | Total one-time | Annual tax |
|---|---|---|---|---|---|
| R 10,000,000 | R 500,000 | R 1,200,000 | R 150,000 | R 1,853,000 | R 50,000 |
| R 15,000,000 | R 750,000 | R 1,800,000 | R 225,000 | R 2,778,000 | R 75,000 |
| R 25,000,000 | R 1,250,000 | R 3,000,000 | R 375,000 | R 4,628,000 | R 125,000 |
The annual property tax
Since 2020, non-Seychellois owners of residential property pay an annual immovable property tax. It began at 0.25 percent of market value and doubled to 0.50 percent from January 2024. You register the property with the Land Registry, and the tax is paid to the Seychelles Revenue Commission by 31 December each year. The value is set by a licensed surveyor and reassessed every five years. A first-time foreign owner can claim a one-year exemption, and a non-Seychellois married to a Seychellois is exempt.
General information, not legal or tax advice. Duties and thresholds are revised from time to time. Confirm current figures with the Seychelles Planning Authority, the Ministry of Lands and Housing, or a qualified Seychelles notary before you commit to a purchase.