Green Real Estate in Seychelles: 2025 Standards and Incentives

Published on October 4, 2025 and written by Cyril Jarnias

Seychelles: A Model of Sustainability in Green Real Estate

Amid growing environmental challenges, the Seychelles is positioning itself as a sustainability model through its commitment to green real estate. In 2025, this island paradise continues to set cutting-edge standards to ensure new constructions adhere to ecological and energy principles.

Discover in this article how the Seychelles is turning ecological aspirations into concrete actions while preserving the exceptional natural beauty that makes them world-renowned.

Introduction to Green Real Estate in the Seychelles

The Seychelles is an archipelago whose exceptional environment is globally recognized for its unique biodiversity, white sand beaches, coral reefs, and endemic flora and fauna. This remarkable natural wealth is both the country’s main asset and a fragile ecosystem facing multiple threats: habitat destruction, tourism pressures, pollution, and climate change.

Preserving this island environment has been central to national policy for several decades. The Seychelles is among the world’s conservation pioneers, having enshrined this priority early in its constitution: nearly 60% of the land territory now enjoys protected status—the highest rate worldwide. Two major natural sites, the Vallée de Mai and Aldabra Atoll, are UNESCO World Heritage Sites. The government also highlights historical initiatives like the 18th-century Malavois Decree against turtle slaughter to affirm its longstanding commitment to environmental protection.

Green real estate refers to any property project designed according to sustainable development principles: low ecological impact, maximum energy efficiency, responsible use of local resources (bio-based or recycled materials), sustainable water management, and harmonious integration into the local ecosystem. This model is crucial in the Seychelles, where every construction can severely affect sensitive natural environments: protecting coral reefs threatened by polluted runoff or limiting deforestation that would endanger endemic habitats.

Facing these specific challenges, several government initiatives already structure this sector:

• Creation of the first national marine park (Sainte-Anne) as early as 1973
• Constitutional inclusion of ecological objectives
• Recent expansion of terrestrial and marine protected areas
• Active promotion to international investors around an “ecological Eden” image

In response to persistent challenges related to demographic and tourism growth, as well as vulnerability to climate change, an ambitious new regulatory framework will take effect in 2025:

Mechanism	Main Objective	Primary Application
New Ecological Standards	Drastically reduce carbon footprint	New construction & renovation
Targeted Subsidies	Accelerate adoption of green materials/technologies	Real estate developers & individuals
Strengthened Controls	Ensure strict compliance with sustainable standards	Urban planning permits

These measures are fully aligned with a comprehensive ecological transition approach aimed at reconciling economic development—particularly through high-end tourism—with the lasting preservation of an irreplaceable island ecosystem.

Eco-Construction Standards in the Seychelles

Overview of current eco-construction regulations in the Seychelles

The Seychelles has an evolving regulatory framework governing eco-construction, integrating the preservation of marine and terrestrial environments. The Nature Reserves and Conservancy (Seychelles Marine Spatial Plan) Regulations, 2025, recently enacted, impose specific restrictions and conditions based on zones covered by the marine spatial plan. This text defines prohibited or conditionally permitted activities in various sensitive ecological zones and specifies jurisdiction and applicable penalties for non-compliance.

Furthermore, the Environment Protection Act (2016), amended by regulation S.I. 40 of 2025 on environmental taxes, introduces an incentive-based ecological tax on certain equipment with high global warming potential (GWP). Property projects must therefore incorporate these requirements when selecting materials and technical equipment to limit their environmental impact.

Mandatory Standards for Property Projects

• Strict compliance with ecological zoning established by the Marine Spatial Plan
• Limitation or prohibition of polluting activities in certain zones
• Application of progressive taxes on equipment with high GWP
• Systematic consideration of Nature-based Solutions in all coastal or infrastructure planning

Summary Table: Key Mandatory Standards

Domain	Main Requirement
Ecological Zoning	Prohibition/limitation by zone
Technical Equipment	Tax proportional to GWP
Coastal Management	Integration of NBS & blue conservation

Legal Implications

Compliance with these standards is legally binding: any violation may result in administrative or criminal penalties, including suspension of the concerned property project. Stakeholders must regularly stay informed of regulatory updates to avoid legal risks.

Relevant Ecological Certifications and Labels

To ensure compliance with national and international requirements, project developers are recommended to:

• Obtain an internationally recognized label such as EDGE (“Excellence in Design for Greater Efficiencies”), LEED, or BREEAM.
• Aim for national certification when available—a pilot project to adapt a Seychellois national framework is currently supported by several international partners.

Impact on Architectural Landscape and Local Economy

The systematic integration of ecological criteria strongly influences:

• Increased use of local bio-based materials
• Architectural enhancement of Seychellois natural heritage
• A gradual but controlled increase in initial costs, potentially offset by sustainable reduction in energy expenses
• Local development in the green sector: specialized jobs, sustainable artisanal industries

Key Stakeholders Involved

Non-exhaustive list:

• Ministry of Environment (MACCE)
• Local authorities responsible for permit issuance
• Active environmental NGOs such as SeyCCAT or The Nature Conservancy
• International partners like PEW Charitable Trusts and University of Oxford

Notable International Collaborations

Several organizations actively contribute to technical and institutional strengthening: PEW Charitable Trusts supports marine mapping; TNC backs innovative financing; SeyCCAT coordinates certain pilot project calls focusing on ecological restoration integrated into new constructions.

Recent Examples Illustrating These Standards

Some emblematic achievements:

• Eco-responsible construction of an integrated hotel complex strictly adhering to “Zone 2” zoning, with maximum rainwater harvesting;
• Residential buildings equipped exclusively with thermal equipment not exceeding a minimal threshold to limit their contribution to global warming;
• Renovated community center primarily using locally certified wood from sustainably managed forests in compliance with SMSP;

These examples testify to the Seychelles’ dynamism toward an architecture decidedly oriented toward active conservation while stimulating its green economy.

Subsidies for Renewable Energy Projects

The Seychelles actively encourages the development of renewable energy projects, particularly in solar, wind, and hydroelectric power, through various subsidy mechanisms and incentives for property owners and real estate developers.

Types of Subsidies and Financial Aid Available:

• Direct Funding:
  • Concessional loans like the one granted by the African Development Bank (AfDB), with a recent amount of USD 25 million aimed at supporting solar, wind, and hydroelectric projects. These funds facilitate capital access for private or public developers wishing to invest in green infrastructure.
  • International grants from organizations such as the European Union or bilateral partnerships (e.g., Chinese contribution to the Ile Perseverance solar project).
• Tax Incentives:
  • Partial or total exemptions on import duties for renewable energy equipment.
  • Reductions on property tax or certain local levies for buildings incorporating green energy solutions.
• Tax Credits:
  • Real estate developers can benefit from specific tax credits by investing in grid-connected solar photovoltaic, wind, or hydroelectric installations.

Comparative Summary of Main Mechanisms:

Type of Aid	Beneficiaries	Energy Concerned	Funding Source	Main Terms
AfDB Loan (USD 25M)	Developers/owners	Solar/Wind/Hydro	African Development Bank	Preferential rates for large projects
EU/China Grant	Public developers	Solar	EU / China	Co-financing up to over 70% of total cost
Tax Exemption	All	All	Seychellois Government	On import of equipment & materials
Tax Credit	Private/public developers/owners	All	Seychellois Government & international partners

Alignment with Environmental Standards and National Objectives:

These measures are part of the energy roadmap aiming for a minimum 19% share from solar by mid-2025, progressing toward an ambitious goal: achieving 100% renewable electricity production by 2035. National environmental requirements also mandate that each new property project integrate a green energy component to:

• Significantly reduce dependence on fossil fuels,
• Limit national emissions per their NDC (Nationally Determined Contributions) commitments,
• Optimize limited land use through innovative technologies like floating solar,
• Promote ecological preservation via mandatory preliminary studies.

Economic and Ecological Benefits for the Real Estate Sector:

• Significant reduction in operational energy costs through locally produced clean energy
• Easier access to international financing conditioned on environmental performance
• Increased property value for real estate incorporating these technologies
• Local creation of skilled jobs around installation, maintenance, and decentralized management

The systematic integration of these subsidies not only allows private and institutional investors to secure their investments against global energy fluctuations but also directly contributes to the sustainable—both economic and ecological—positioning of the Seychellois real estate sector.

The Role of BREEAM Certification in the Seychelles

BREEAM certification is gaining increasing importance in Seychelles property projects, establishing itself as an essential benchmark for environmental sustainability and energy efficiency. It values buildings that adopt responsible practices while meeting international demand for green real estate and enhancing the country’s attractiveness to foreign investors.

BREEAM’s Role in Promoting Sustainability

• Significant reduction in energy and water consumption
• Decrease in carbon footprint related to buildings
• Incentive to use local and renewable materials
• Optimization of thermal comfort without resorting to energy-intensive air conditioning

Specific Certification Criteria

To obtain BREEAM certification, a project must meet several requirements across different categories:

Category	Example Criteria
Energy	Energy performance, use of renewable energy
Water	Efficient water resource management
Materials	Responsible selection, low carbon impact
Health & Well-being	Indoor air quality, acoustic management
Pollution	Emission limitations
Waste Management	On-site sorting and recycling

In the Seychelles, these criteria are adapted to account for:

• The tropical climate (passive thermal comfort management)
• Limited freshwater availability (rainwater harvesting)
• Local resources (preference for regional FSC-certified wood or bio-based materials)
• Vulnerability to climate change (cyclone-resilient design)

National Incentives

The Seychellois government actively encourages the use of BREEAM through:

• Partial subsidies on environmental audit costs for developers certifying their projects under this standard
• Temporary tax relief for buildings meeting certain energy efficiency thresholds recognized by BREEAM
• Priority in certain administrative procedures or public tenders

Recent Examples Illustrating Its Positive Impact

• An eco-responsible hotel complex in Mahé achieved “Excellent” level, notably through its bioclimatic design adapted to the local climate.
• A pilot residential program integrated hybrid solar panels and advanced water recovery systems to ensure partial autonomy—inspired by the European “house without heating” concept awarded in recent BREEAM Awards.
• Renovated offices were distinguished for their extensive reuse of local materials.

Seychelles’ Regional Positioning Through BREEAM

By massively integrating this internationally recognized label by 2025, the Seychelles consolidates its status:

The Seychelles positions itself as an undisputed regional leader in sustainable real estate. This dynamic not only tangibly improves the national built environment but also serves as an exemplary showcase for other island nations facing similar ecological challenges.

The widespread adoption of the BREEAM standard thus directly contributes to:

• Attracting green investments,
• Promoting local architectural innovation,
• And building a strong image in the global sustainable development market.