Buying land in Seychelles is straightforward for a citizen and carefully controlled for a foreigner, and in both cases the transaction runs through a notary and ends at the Land Registry. This guide walks the whole journey and links to the detail at each step.
01 Who can buy
A Seychellois citizen may buy land freely. A non-Seychellois, whether an individual or a company, may not purchase, lease, hold an option over, or acquire shares in a company that owns immovable property without first obtaining the Government's sanction. That requirement comes from the Immovable Property (Transfer Restriction) Act, and the process typically takes around three months. See foreign ownership and the sanction process for the full picture, including the 2025 rule changes.
Some structures simply cannot hold land. Trusts, offshore companies and overseas companies are excluded. A locally registered company, or a foreign individual with sanction, can.
02 What you can own. Freehold and leasehold
Seychelles recognises two interests in land. Freehold is absolute ownership. Leasehold is a long-term right to use the land under a registered lease, most often for 99 years. For a citizen, freehold is the norm. For a foreign buyer, freehold is available only in narrow cases, in practice on the developed inner islands, and most foreign-held property is leasehold. The distinction matters for what you are actually buying. Read freehold vs leasehold.
03 The buying process, step by step
- Identify the parcel. Every parcel has a number (for example T3885) and an exact surveyed boundary defined by beacons. Look it up on the map to confirm the boundary, zone and any planning history.
- Agree terms and, if you are a foreign buyer, apply for sanction before committing.
- Appoint a notary. Every disposition of land must be executed before a notary (or other authorised officer). You may appoint any notary you wish. You are not obliged to use the agent's or seller's choice.
- Due diligence. The notary confirms title, checks for charges (mortgages) and encumbrances, and prepares the transfer deed.
- Sign and pay duty. Stamp duty and, for foreigners, sanction duty fall due on completion.
- Register. The deed is lodged at the Registration Division; registration is what makes your title good against the world.
04 What it costs
| Stamp duty (all buyers) | 5% of value |
|---|---|
| Sanction duty (foreign, residential) | 12% of value |
| Sanction processing fee (foreign) | 1.5% of value |
| Registration fee | SCR 100 per parcel |
| Notary fees | by agreement |
A full breakdown, with worked examples for a local and a foreign buyer, is in costs, duties and fees.
05 Before you sign
- Confirm the boundary. The lines on the ground should match the surveyed beacons. If a beacon is missing or disputed, resolve it first. See boundaries and disputes.
- Check the zone. What you can build depends on the planning zone. Agricultural and residential land are treated very differently.
- Value it independently. Start with a SeyLand estimate, and get a licensed surveyor's valuation for anything that touches tax, sanction or a mortgage.
- Use your own notary. It is your right and your protection.