Private collection· 2
Seychelles Property Collection
Freehold villas and apartments across Eden Island and Mahé — ranked by value. Off-market options available on request.
For sale: A dream colonial villa in the Seychelles
Mache, Seychelles
Luxury villa for sale on Eden Island, Seychelles
Eden Island, Seychelles
2 properties · Ranked by value · Continuously updated
Explore all properties →New luxury developments in the Seychelles
A market overview of the leading new-build and branded-residence projects currently being marketed in the Seychelles. GADAIT does not hold the primary sales mandate on these developments — as your independent buyer's advisor, we can help you evaluate, access and negotiate any of them.
Since the 2025 lifting of the moratorium, foreigners can buy property in the Seychelles — but only within government-approved Designated Areas, and only after obtaining a mandatory Sanction permit. Every foreign purchase carries a 12% Sanction Duty on market value (just 1.5% for a condominium). Freehold access is concentrated in approved developments such as Eden Island, from around USD 500,000. Owning property does not, by itself, grant residency.
GADAIT in the Seychelles: Independent, Honest Advisory
The Seychelles reopened to foreign residential buyers in 2025, but it remains a thin, lifestyle-driven market, not a high-liquidity investment play. That is precisely why an independent advisor matters here: we compare opportunities objectively and pressure-test the numbers, rather than selling a single development's stock.
Our network runs through Eden Island — the principal freehold entry point for non-Seychellois — and beyond, across Mahé, Praslin and La Digue. We help qualified buyers navigate the Sanction process, the 12% duty, the Designated-Area rules and the honest realities of resale, so the property decision is made with eyes open.
Can Foreigners Buy Property in the Seychelles?
Yes — since the 2025 lifting of the moratorium. Non-Seychellois can buy residential property inside government-approved Designated Areas and developments, subject to a mandatory Sanction permit and a 12% Sanction Duty on market value (1.5% for a condominium unit). Freehold remains prohibited on the outlying islands. In practice, freehold access is concentrated in approved developments such as Eden Island.
Once you add stamp duty, processing and registration to the 12% duty, the total transaction cost for a foreign buyer typically lands around 18–19% of the price — a directional figure to confirm with a local notary or lawyer. Read the full breakdown in our dedicated question pages below, each written to be citable and precise.
Mahé, Praslin or La Digue?
There is no single best island — it depends on your priority. Foreign freehold access is concentrated in approved developments (notably on Mahé), and Designated-Area rules apply on every island. This comparison is directional.
| Island | Best for | Character | Access |
|---|---|---|---|
| Mahé | Choice & services | Main island: capital, international airport, most amenities, Eden Island | International airport |
| Praslin | Beaches & rental appeal | Smaller, resort-led — Anse Lazio, Côte d'Or | Domestic flights + ferry |
| La Digue | Rarity & character | Tiny, low-key, very limited supply | Ferry via Praslin |
Island character and access are directional. Foreign freehold availability depends on the specific development and Designated-Area status — confirm before you commit. For a full read, see which island is best to buy on.
Frequently Asked Questions About Buying in the Seychelles
Ten precise, independently researched answers — from the Sanction permit and the real total cost to Eden Island, land purchases and holding through a company.
How to Buy in the Seychelles
Every foreign acquisition runs through the Sanction and a Designated-Area framework. The steps below are indicative — confirm each with a local notary or lawyer for your specific property.
What Does It Cost a Foreign Buyer?
The headline price is not the full cost. Below is a directional model for a standard freehold house — only the 12% Sanction Duty is an official, fixed figure; the other rates are market estimates and must be validated professionally.
| Cost item | Rate | On a USD 1,000,000 property |
|---|---|---|
| Sanction Duty (official, SPA.gov) | 12% | USD 120,000 |
| Stamp duty (directional) | ~5% | ~USD 50,000 |
| Processing fee (directional) | ~1.5% | ~USD 15,000 |
| Registration (directional) | ~1% | ~USD 10,000 |
| Total add-on (directional) | ~18–19% | ~USD 185,000–195,000 |
A condominium unit carries a Sanction Duty of just 1.5% instead of 12%. Only the 12% figure is confirmed by official SPA guidance — confirm every rate with a local notary or lawyer. Full detail in the real total cost and annual ownership costs.
Why Work with GADAIT in the Seychelles?
The Seychelles is a lifestyle market where precision matters and liquidity is thin. As an independent buyer's agent, we compare opportunities objectively, pressure-test the numbers and manage the Sanction process — rather than selling a single development's stock.
FAQ — Buying Property in the Seychelles
Yes. Since the residential-purchase moratorium was lifted in early 2025, non-Seychellois can buy property in the Seychelles — but only within government-approved Designated Areas and developments, and only after obtaining a mandatory Sanction permit. Every foreign acquisition also carries a Sanction Duty of 12% of market value (1.5% for a condominium unit). Freehold access is concentrated in approved developments such as Eden Island, from around USD 500,000.
The Sanction is the mandatory government consent every non-Seychellois needs before completing a purchase. You apply on form IP/3 to the Ministry of Land Use and Habitat, with a non-refundable fee of SCR 3,000 (SCR 2,000 for a lease). A granted Sanction is valid for one year and is separate from the 12% Sanction Duty paid at completion.
No — this is the single most common misconception. The Seychelles has no citizenship-by-investment programme, and a property purchase alone grants no residency. Residency runs on a separate track (the Permanent Residence Permit by investment). Treat the purchase and the immigration question as two separate projects.
Budget roughly 18–19% on top of the price for a standard freehold house. The only officially fixed component is the 12% Sanction Duty; stamp duty (~5%), processing (~1.5%) and registration (~1%) are directional and must be confirmed with a local notary or lawyer. A condominium unit is treated far more favourably, with a Sanction Duty of just 1.5%.
Eden Island is currently the principal freehold development where non-Seychellois can buy with clear, marketable title — villas, maisons and apartments on a marina island off Mahé, from around USD 500,000. It is the most straightforward route into Seychelles ownership, though the Seychelles remains a thin, lifestyle-driven market where resale can take time.
Yes, but it is tightly controlled. Bare land must meet a minimum of SCR 4,000/m² for plots of 2,000–4,000 m², the Sanction and 12% duty apply, and freehold land on the outlying islands is banned. Most foreign buyers acquire within approved developments rather than sourcing open-market land.
A Buyer's Agent for the Seychelles
Buy with an advisor who works for you alone — from the Sanction permit and Designated-Area checks to negotiation and completion. Discover how our luxury buyer's agent service protects international buyers.
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