Can foreigners buy property in Seychelles? What changed in 2025
Dernière mise à jour : il y a 1 jour
Can foreigners buy property in Seychelles? Yes, but not every property is available to international buyers, and the rules changed significantly in 2025.
On 23 January 2025, the Government of Seychelles approved the lifting of the moratorium that restricted the acquisition of certain residential properties by non-Seychellois buyers.
This created new opportunities, but it does not mean that all properties in Seychelles are now accessible to international buyers, nor that they can all be purchased under the same conditions.
Some property developments were already accessible to international buyers before the moratorium was lifted. Other privately owned residential properties may now also be acquired under certain conditions.
And the differences between these two types of acquisition are significant.
What changed after 23 January 2025?
The detailed criteria applying to these new acquisitions were published by the Seychelles authorities in March 2025.
For properties falling within this new framework, the main rules are:
Residential property with an existing dwelling: minimum market value of SCR 10 million.
Vacant land: minimum market value of SCR 4,000 per m².
Land size: generally between 2,000 and 4,000 m².
Possible exceptions regarding land size: particularly where additional land is required for privacy or security, or because of challenging topography.
Sanction duty: increased from 11% to 12% of the property's market value.
Government-subsidised land and housing: these remain unavailable to non-Seychellois buyers when sold under the relevant government land or housing programmes.
Other regulations: the acquisition must also comply with the regulations applicable to the property, including land-use requirements and, where relevant, tourism establishment regulations.
The authorities have also stated that these criteria may be reviewed periodically and that applications will continue to be subject to due diligence.
The lifting of the moratorium therefore represents a genuine additional opening of the Seychelles property market to international buyers, but within a clearly defined framework primarily focused on high-end residential properties.
Some developments were already accessible to non-Seychellois buyers
The possibility for a non-Seychellois buyer to own property in Seychelles is not new.
Long before the moratorium was lifted, certain developments already allowed international buyers to purchase property under specific frameworks.
This includes the properties I currently market at Eden Island, The Residence at Meliá Seychelles, as well as the villa I currently represent on Desroches Island.
Depending on their legal status, these properties fall under specific frameworks and should not be confused with residential properties that have become accessible following the lifting of the moratorium.
Approximately 8% in main acquisition costs for the properties I market
For the properties I market within these developments accessible to international buyers, I generally work on an estimated budget of approximately 8% for the main acquisition costs.
As an indication, this generally includes:
5% Stamp Duty
1.5% Sanction
approximately 1.15% notary fees
This represents approximately 7.65%, rounded to 8%.
Notary fees may vary, and the exact costs should always be confirmed according to the legal status of the property and the individual transaction.
The difference with properties falling under the new rules is significant: for a residential property subject to the new framework outside the Villas Policy, the Sanction duty alone represents 12% of the property's market value.
It is therefore essential to establish which framework applies to a property before calculating its true acquisition cost.
Why I remain cautious about newly accessible properties
The lifting of the moratorium undoubtedly gives international buyers more choice.
However, I would remain very cautious before advising a client to purchase a property that has only become accessible under these new rules.
Being legally entitled to purchase a property is not, in my view, enough to determine whether it is a sound acquisition.
Beyond the price and quality of the property, I consider its legal status, the true acquisition cost, how it can be used or rented and, above all, the conditions under which it may eventually be resold.
Developments that have historically been accessible to non-Seychellois buyers already have, particularly in the case of established developments, a track record of transactions involving international buyers.
For newly accessible properties, we inevitably have less historical evidence regarding their resale market among international buyers.
Being able to buy a property today does not necessarily mean that it will be as easy to sell tomorrow.
From a long-term investment perspective, this is something I consider from the outset.
More opportunities, but caution remains essential
The decision of 23 January 2025 represents an important development for the Seychelles property market.
It gives non-Seychellois buyers more opportunities, but it also makes it even more important to consider the legal status of the property, acquisition costs, conditions of use and future liquidity before committing to a purchase.
After ten years living in Seychelles and several years working directly within the local property market, my role is not simply to find a property that a client is legally entitled to purchase.
It is to help determine whether buying that property genuinely makes sense for their plans.
→ Everything you need to know before investing in real estate in Seychelles
→ Discover properties available in Seychelles
Are you considering buying property in Seychelles?
Contact me to discuss your plans.
Whatshapp +230 5474 0302