Seychelles and Mauritius are the two islands wealthy buyers weigh up most often in the western Indian Ocean. They look similar from a distance, but for a property buyer they work very differently, on access, on residency, and on cost. Here is an honest side-by-side to help you see which one fits your plan.
At a glance
| Seychelles | Mauritius | |
|---|---|---|
| How foreigners buy | On the open private market, with a government sanction and price thresholds | Only inside approved schemes such as PDS, IRS and Smart City |
| Entry price for foreigners | From SCR 10 million for a house, or SCR 30,000 per m² for a condo | From about USD 375,000 in a scheme property |
| Residency from property | Generally no, apart from Eden Island | Yes, a qualifying purchase grants a residence permit for the family |
| Transaction cost | 5% stamp plus 12% sanction duty on a house | Around 5% registration duty, with a possible rise ahead |
| Annual property tax | 0.50% on foreign owners | None |
| Capital gains tax | None | None |
| Character | Smaller, quieter, more exclusive and pristine | Larger, more developed, more choice and amenities |
Where each one wins
Mauritius is the easier and cheaper island to buy into, and it is built for exactly this. A single purchase above USD 375,000 in an approved scheme hands you and your family a residence permit, there is no annual property tax, and the transaction costs are lower. If residency and a bigger, more serviced expatriate world matter most, Mauritius is hard to beat.
Seychelles trades on scarcity. It is smaller, wilder and more private, the beaches are among the best on earth, and the market is thin by design. You pay more to get in, the duties are higher, and a purchase does not usually carry residency. What you get in return is exclusivity and a setting that Mauritius, for all its strengths, cannot quite match.
Which suits you
If the priority is a straightforward path to residency, lower entry cost and a wide choice of managed developments, look hard at Mauritius. If the priority is a rare, private home in one of the most beautiful places anywhere, and residency is secondary, Seychelles is the one. Plenty of buyers end up choosing on feel once they have seen both.
General information, not legal or tax advice, and rules in both countries change. Mauritius scheme and tax figures in particular are subject to budget revisions. Confirm current requirements with a qualified adviser in the relevant country before you act.