The headline price is only part of what a Seychelles land purchase costs. Duties and fees can add materially to the bill, and for foreign buyers the sanction layer is large enough to change the decision. Here is the whole picture.
01 The cost stack
| Stamp duty. All buyers | 5% of value |
|---|---|
| Sanction application fee. Foreign (purchase) | SCR 3,000 |
| Sanction processing fee. Foreign, if approved | 1.5% of market value |
| Sanction duty. Foreign, residential | 12% of market value |
| Registration fee | SCR 100 per parcel |
| Notary fees | by agreement |
Commercial projects pay no sanction duty. Stamp duty of 5% applies equally to locals and foreigners.
02 Worked example. A Seychellois buyer
On a residential plot valued at SCR 2,000,000.
- Stamp duty at 5%: SCR 100,000
- Registration: SCR 100
- Notary. By agreement
Total statutory cost is essentially the 5% stamp duty. Simple and predictable.
03 Worked example. A foreign buyer
On the same residential plot at SCR 2,000,000, a non-Seychellois adds the sanction layer.
- Stamp duty at 5%: SCR 100,000
- Sanction duty at 12%: SCR 240,000
- Sanction processing at 1.5%: SCR 30,000
- Application fee: SCR 3,000
Roughly SCR 373,000 in duties and fees. About 18.5% on top of the price. Before notary costs. This is why foreign buyers must model the total, not the sticker price.
04 Ongoing costs
Non-Seychellois owners of residential property then pay immovable property tax annually. Budget for it as a holding cost.