Foreigners can and do own Seychelles property, but never freely. The system is a permission regime. A non-Seychellois must obtain the Government's sanction before acquiring any interest in immovable property. Understanding that process, and the thresholds that now apply, is the difference between a smooth purchase and a stalled one.
01 The core rule
Under the Immovable Property (Transfer Restriction) Act, a non-Seychellois, individual or corporate, may not purchase, lease, hold an option over, or acquire shares in a company owning immovable property in Seychelles without prior sanction from the Government. The purpose is to align foreign investment with national development and to protect land for Seychellois. Note too that trusts, offshore companies and overseas companies cannot hold land at all. Only a locally registered company or a sanctioned foreign individual can.
02 Applying for sanction
The application is made to the Office of the Principal Secretary, Lands, in the Ministry responsible for Lands, using form IP/3, either directly or through a Seychelles notary or attorney. The processing time is a minimum of about three months. Applicants from non-English or non-French speaking countries must provide translations.
03 The 2025 residential rules
In 2025 the Government lifted the moratorium on the sale of residential land to non-Seychellois and set clear criteria in its place. A non-Seychellois may now acquire residential property subject to minimum values and plot sizes.
| Minimum value. Property with a dwelling | SCR 10,000,000 |
|---|---|
| Minimum value. Bare land | SCR 4,000 / m² |
| Minimum plot size | 2,000 m² |
| Maximum plot size | 4,000 m² |
Exceptions to the size limits may be made where a property needs additional space for privacy, security or because of difficult topography. The criteria are reviewed periodically and due diligence applies to every application.
04 Where foreigners can own, and how
Freehold acquisition by foreigners is confined in practice to the developed inner islands, principally Mahé, Praslin, La Digue and Cerf, and even there is subject to sanction and the thresholds above. Beyond that.
- A non-Seychellois may not buy freehold State-owned land, but may hold it on a long lease with approval.
- A non-Seychellois may not acquire freehold on an outlying island, but may hold a long lease there.
- Property sold under a Government-subsidised land and housing scheme is off-limits.
- Foreign purchases are limited to residential or tourism use.
The result is that most foreign-held property is leasehold, typically on a 99-year lease.
05 Duties and fees
Foreign buyers meet the same 5% stamp duty as everyone, plus a sanction layer on top.
| Sanction application fee (purchase) | SCR 3,000 |
|---|---|
| Sanction application fee (lease) | SCR 2,000 |
| Sanction processing fee (if approved) | 1.5% of market value |
| Sanction duty (residential) | 12% of market value |
| Stamp duty | 5% of value |
No sanction duty applies to commercial projects. For the full arithmetic see costs, duties and fees, and note that immovable property tax then applies annually to non-Seychellois owners. See property tax.