Updated July 2026 · Based on the 2025 lifting of the moratorium and the revised sanction criteria
For years, foreigners were locked out of the Seychelles residential market. That changed in 2025. The government lifted its moratorium on the sale of residential property to non-Seychellois, published fresh criteria, and reopened the door to buyers from abroad. This guide walks you through exactly how it works now, what you are allowed to buy, what it costs, and how the purchase runs from first viewing to registered title.
Can foreigners buy property in Seychelles?
Yes, once again. Seychelles put a moratorium on selling residential property to non-Seychellois back in early 2021. In January 2025 the Cabinet approved lifting it, and by March 2025 the Seychelles Planning Authority had published the working guidance. Foreign buyers are back in the market.
There is one rule that never changes. Every non-Seychellois purchase of immovable property needs a sanction, a formal government approval issued under the Immovable Property (Transfer Restriction) Act. No sanction, no valid transfer. The point of the 2025 reform was not to remove that control but to reopen the door while steering foreign money toward the high end of the market and protecting affordable land for Seychellois.
What you can and cannot buy
The reform is generous in some places and firm in others. Here is the line the government has drawn.
Open to foreign buyers
- Privately owned houses with their land, above the value threshold
- Privately owned bare residential land, within the size limits
- Apartments in approved condominium developments
- Long-term leases, including on islands where freehold is closed to foreigners
- Tourism, commercial and industrial property tied to a genuine investment
Closed to foreign freehold
- State-owned land, apart from narrow exceptions such as the 2013 Villas Policy
- Freehold land on the outer islands, which is lease only
- Subsidised State land or homes sold under a land and housing scheme
- Agricultural land and protected environmental zones
Ownership itself is also controlled. Residential property can be held by a natural person or by a local company whose shareholders, directors and beneficial owners all trace back to real people in Seychelles. Anonymous corporate chains do not pass.
Price and size thresholds
The 2025 criteria set clear floors. A foreign buyer has to be at the top end of the market, not competing with locals for modest homes.
| Property type | Minimum value | Plot size | Sanction duty |
|---|---|---|---|
| House with land | SCR 10 million (about USD 695,000) | Standard limits, exceptions possible | 12% of market value |
| Bare residential land | SCR 4,000 per m² | 2,000 to 4,000 m² | 12% of market value |
| Condominium in an approved development | SCR 30,000 per m² | Not applicable | 1.5% of market value |
The plot size band for bare land can be stretched where a property needs extra room for privacy, security, or difficult terrain. The lower duty on condominiums is deliberate, meant to keep purpose-built developments attractive to overseas buyers.
The buying process, step by step
From the moment you find the right property, expect the whole run to take a few months, most of it the sanction review. A local notary or attorney drives the legal side.
- 1
Find the property and agree terms
Browse the market, view what interests you, and agree a price with the seller or their agency. Attribution on every listing here points you back to the agency that holds it.
- 2
Appoint a notary
The buyer chooses the notary, and only one is needed for the sale. The notary prepares the sale agreement, runs the conveyancing, and lodges the transfer. Many buyers also use an attorney to prepare the sanction file.
- 3
Sign a conditional sale agreement
Buyer and seller sign an agreement made conditional on the sanction being granted. This protects you if approval does not come through.
- 4
File the sanction application
The application goes to the Principal Secretary, Lands Department, at the Ministry of Lands and Housing, either directly or through your notary or attorney. A non-refundable fee of SCR 3,000 is paid on filing.
- 5
Due diligence and review
The government checks your identity, source of funds and the property against the criteria. Budget around three months for a complete file.
- 6
Sanction granted
Approval is valid for one year. The sale must complete and register inside that year. At this stage the sanction duty falls due.
- 7
Complete and pay duties
The transfer deed is executed before the notary. You pay the 5 percent stamp duty on the higher of price or market value, along with the sanction duty and notary fees.
- 8
Register the title
The notary registers the transfer at the Land Registry. The property is now legally yours.
- 9
Register for property tax
As a non-Seychellois owner you register with the Registrar General and pay the annual immovable property tax to the Seychelles Revenue Commission.
Documents you will need
The sanction file is built around identity and clean money. Get these ready early, since gaps are the main reason applications stall.
Buying as an individual
- Certified copy of your passport
- Two utility bills as proof of address, no older than three months
- Police clearance certificate, no older than six months
- Politically Exposed Person declaration
- Source of funds declaration
- Bank statement proving the funds
Buying through a company
- Certificate of incorporation and the articles
- Current shareholder and director register
- Notarised ultimate beneficial owner declaration
- PEP declaration, police clearance and utility bills for beneficial owners
- Passport and address proof for directors and any 25 percent shareholder
- Source of funds and bank proof
Any document not in English or French must carry a certified translation with the translator's details.
Costs and duties
Beyond the price of the property, a foreign buyer should budget for the following. On a house at the SCR 10 million floor, the duties alone are significant, so factor them in from the start.
| Cost | Rate | Notes |
|---|---|---|
| Stamp duty (transfer tax) | 5% | On the higher of price or market value. Paid by every buyer. |
| Sanction duty | 12% house or land, 1.5% condominium | Foreign buyers only. On the market value. |
| Sanction application fee | SCR 3,000 | Non-refundable, paid on filing. |
| Notary and conveyancing | ~1% to 2% | Sometimes shared with the seller. |
| Security registration | 0.2% | Only if the purchase is mortgaged. |
| Annual immovable property tax | 0.50% | Every year after purchase, on market value. |
The annual property tax
Owning as a foreigner comes with a yearly bill. The Immovable Property Tax has applied to non-Seychellois owners of residential property since January 2020. It started at 0.25 percent of market value and doubled to 0.50 percent from 1 January 2024.
You register the property with the Registrar General at the Land Registry, and the tax is paid to the Seychelles Revenue Commission on or before 31 December each year. The value is set by a licensed surveyor and reassessed every five years. A first-time foreign owner can apply for a one-year exemption, and a non-Seychellois married to a Seychellois is exempt while the marriage subsists.
Residency by investment
Buying a home does not by itself give you the right to live in Seychelles, with one exception. Owning a freehold home on Eden Island lets you apply for a residency permit. Beyond that, the main investor route to permanent residence is built around business, an investment of at least USD 1 million in a Seychelles company, not property. We cover this in full in our guide to residency and property.
Where foreigners buy
In practice, most foreign buying clusters around Mahé and Praslin, in privately owned homes and in purpose-built developments such as Eden Island that were designed with overseas owners in mind. La Digue and the smaller islands see far less, and the outer islands are lease only. The price thresholds naturally push foreign demand toward beachfront villas, sea-view homes and high-end apartments. Our market report shows what each island is trading at right now.
Questions and answers
Can foreigners buy property in Seychelles?
Yes. Since the government lifted its moratorium in 2025, a non-Seychellois can again buy privately owned residential property, provided the government grants a sanction under the Immovable Property (Transfer Restriction) Act. That sanction is compulsory for every foreign purchase.
What is the minimum price a foreigner can pay for a home?
A residential house with its land must have a market value of at least SCR 10 million, roughly USD 695,000. Bare residential land must be worth at least SCR 4,000 per square metre, and apartments in approved condominium developments at least SCR 30,000 per square metre.
How long does the sanction take?
Plan for about three months from a complete application. Once granted, the sanction stays valid for one year, and the sale must be completed and registered inside that window.
How much are the taxes and duties?
Every buyer pays 5 percent stamp duty on the higher of the price or the market value. A foreign buyer also pays a sanction duty, currently 12 percent for a house or bare land and 1.5 percent for a condominium in an approved development, plus a non-refundable application fee of SCR 3,000. Notary fees usually run 1 to 2 percent.
Is there an annual property tax for foreign owners?
Yes. Non-Seychellois who own residential property pay an annual immovable property tax of 0.50 percent of the market value, due to the Seychelles Revenue Commission by 31 December each year. First-time foreign owners can apply for a one-year exemption, and someone married to a Seychellois is exempt.
Can buying property give me residency?
Not on its own, with one exception. Owning a freehold home on Eden Island lets you apply for a residency permit. Otherwise the main investor route to permanent residence is an investment of at least USD 1 million in a Seychelles business, not a property purchase.
Can foreigners buy on Praslin or La Digue?
Yes. The same national rules apply on Praslin and La Digue as on Mahé. What matters is that the property is privately owned, meets the price and size thresholds, and is not State land or subsidised housing.
Can a foreigner buy land on a private or outer island?
Not as freehold. A non-Seychellois cannot own freehold land on the outer islands. Those properties can only be held on a long-term lease, and that lease still needs sanction.
This guide is general information, not legal or tax advice. Seychelles property law and its duties and thresholds are revised from time to time. Confirm the current figures and your own position with the Seychelles Planning Authority, the Ministry of Lands and Housing, or a qualified Seychelles notary or attorney before you commit to a purchase. Official guidance sits at spa.gov.sc and investinseychelles.com, and the Lands Department can be reached on +248 4280687.