How to Buy a Villa or Apartment in the Seychelles: The Complete Guide for French Buyers

Published on July 6, 2026 and written by Cyril Jarnias

Buying a villa or apartment in the Seychelles is a dream for many French people. But behind the postcard-perfect beaches, the legal and tax framework is extremely specific, highly regulated, and entry costs are high. Since the lifting of the moratorium on residential purchases by foreigners, opportunities exist again, but only within a strict framework, with well-defined amounts and areas.

Understanding the context: a highly regulated paradise

The Seychelles allow foreigners to buy real estate, but only under conditions. Unlike other Indian Ocean destinations, there is no “free market” fully open to non-residents.

Since the start of 2025, the situation has changed: the government lifted the moratorium that blocked residential purchases by non-Seychellois. Now, a French citizen can once again buy a villa or apartment, but only in “Designated Areas” or programs approved by the authorities. Agricultural land, protected environmental zones, and subsidized housing for locals remain out of reach.

Two major exceptions do exist, however:

– certain integrated programs (resorts, luxury residential complexes) already pre-approved for foreigners;

– Eden Island, an artificial residential marina, where a French citizen can buy freehold without having to request individual authorization.

In all other cases, the rule remains clear: no sanction, no purchase.

Where to buy: Mahé, Praslin, La Digue, or a private island?

Before diving into forms and sanction fees, it is essential to choose the right island and area based on your budget, your project (second home, primary residence, rental use), and your tolerance for isolation.

Mahé: the economic heart and the widest choice

Mahé concentrates the vast majority of opportunities for foreign investors. It is the main island, with the capital Victoria, infrastructure, services, and a varied real estate stock, ranging from small urban apartments to multi-million dollar villas in the hills.

Certain areas are particularly sought after:

– Beau Vallon and Glacis in the north, with a good compromise between accessibility, beaches, views, and seasonal rental potential;

– Bel Ombre and the hills of northern Mahé, highly prized for luxury properties with panoramic views;

– La Misère, in the heights, known for its exceptional homes with spectacular views;

– Victoria and Roche Caiman, for an urban style, practical for apartments;

– Anse Royale and Takamaka in the south, more “eco-tourism,” with beautiful beaches and a quieter atmosphere.

In terms of prices, Mahé is the most expensive island of the trio Mahé–Praslin–La Digue.

Praslin: more intimate, 20 to 30% cheaper

Praslin, the second island of the archipelago, attracts those who want a more preserved setting, less urban, but without completely giving up services. The areas of Côte d’Or and Anse Volbert are particularly coveted for their natural beauty and tourist potential (seasonal rentals).

Prices are generally 20 to 30% lower than those on Mahé, which can make a significant difference for a given budget, especially if you aim for a property with a large surface area or a view.

La Digue: absolute charm, tiny market

La Digue is the quintessential postcard island, famous for its paradise beaches like Anse Source d’Argent. For a French investor, it is a niche market: very few properties, even fewer long-term rentals, a village life, and a sometimes pronounced sense of isolation.

Private islands: the playground of the ultra-wealthy

The Seychelles has several private islands like Frégate, North Island, or Cousine Island, where it is possible to acquire ultra-luxury villas in a completely preserved and exclusive environment. Prices are in the millions, often through custom programs or long-term leases.

This is a segment reserved for the highest net worth, often via sophisticated investment structures, with hotel management and rental programs.

Price levels: comparative overview by island

The following data provide an order of magnitude of average residential prices per square meter (all segments combined):

For a French person, it is important to keep in mind that these averages hide large differences between an urban apartment, a beachfront villa, or a plot of land without a view.

What budget to plan: from apartment to luxury villa

The first filter for a project in the Seychelles remains the budget. The thresholds imposed on foreigners and market prices immediately eliminate modest budgets.

Typical purchase prices by property type

The following figures mainly concern the segment of properties accessible to non-residents in approved areas or programs.

On Eden Island, the benchmarks are more precise:

In addition to these prices, the legal framework imposes minimums for a foreigner to be able to buy.

Minimum thresholds imposed on foreigners

The Seychelles authorities have set minimum value and size thresholds for purchases by non-Seychellois.

In other words, for a French person, the realistic entry ticket for a residential purchase is at least around 700,000–750,000 USD in property value, excluding fees.

Rents and yields: useful for a rental project

If your project includes a rental dimension (long-term rental or seasonal rental), it is useful to know the rental levels and average gross yields.

The average gross rental yields by island give an idea of the potential:

These performances remain highly dependent on the quality of the property, its precise location, management, and tourist seasonality.

Step 1: define your project and overall budget

The first step, even before contacting a Seychelles agency, is to precisely frame your project.

It is advisable to clarify several points:

– the main objective: personal use, mix of personal use / seasonal rental, or more yield-oriented investment;

– the frequency of your stays: frequent second home, or simple retreat a few weeks a year;

– the level of management you accept: self-management, delegated management to a local agency, integration into a rental program;

– the financing capacity with equity and/or via a loan in France.

On this basis, you can build a complete budget, including not only the purchase price, but also:

Including purchase costs in the budget

For a foreign investor, ancillary costs can be significant. The main items are as follows:

According to sources, the combination of some of these items (sanction + stamp duty + notary + miscellaneous fees) brings total transaction costs in a range of 12 to 15% of the property price.

It is crucial to include this percentage from the start of the budget calculation, otherwise you risk being short at the time of the actual signing.

Prepare your currency exchange and transfer strategy

The local currency is the Seychelles rupee (SCR), a closed currency that cannot be bought in advance in France. You will therefore need to:

It is recommended to study the historical exchange rates of EUR/SCR and USD/SCR to choose the right time to convert part of the funds, and to work with an international currency exchange specialist to limit the spread (generally between 0.5 and 3%).

For purchases subject to sanction, the authorities often require a deposit, at the Central Bank of Seychelles, of an amount between 1 and 2 million SCR in foreign currency, subsequently converted to finance the transaction. This point must be anticipated with your bank.

Step 2: research the market and choose your location

Once the budget is defined, you need to refine the geographic targeting and typology.

Analyze islands and sectors according to your objective

For a French person, we can roughly distinguish three project profiles:

– pleasure residence + some seasonal rentals: Mahé (Beau Vallon, Glacis, Bel Ombre, Eden Island), Praslin (Côte d’Or, Anse Volbert), or even La Digue for a very long-term profile;

– more “technical” rental investment: Mahé and Praslin, in areas with good accessibility and a stable tourist flow;

– prestige / ultra-luxury: hillside villas on Mahé, top-of-the-range program villas (Royal Palm, Westview), or private islands.

Plan an exploratory trip

Before any serious signing, a reconnaissance stay of 7 to 10 days minimum is recommended, longer if you are visiting multiple islands.

During this trip, it is useful to:

– concentrate visits by geographic area to optimize travel;

– plan “off” time to feel the atmosphere of neighborhoods, check shops, beaches, noise, traffic;

– meet at least one local lawyer, a notary, and if necessary, representatives of the Seychelles Investment Board to clarify regulatory aspects;

– visit 5 to 10 pre-selected properties in advance, as stock is limited and interesting properties can go quickly.

It is essential to take detailed photos and videos (views, neighborhood, access, condition of utilities) to be able to compare later, once back in France.

Step 3: surround yourself with the right professionals

The Seychelles framework is sufficiently technical to make improvisation dangerous. Several partners are essential.

Lawyer or notary specialized in foreign real estate

A Seychellois lawyer, experienced in transactions with non-residents, is a key player. Their role goes well beyond drafting deeds:

– verification of the property title, charges, easements, and any mortgages;

– analysis of area restrictions (Designated Area, approved programs, exclusion of subsidized or state lands);

– coordination of the sanction file (IP/3), preparation of source of funds declarations, liaison with authorities;

– structuring advice: purchase in your own name or through a local company, alignment with your French tax situation.

Local real estate agency

The Seychelles has a network of licensed real estate agencies, some very oriented towards an international and high-end clientele. They know:

For a French person, it is often more comfortable to work with an intermediary accustomed to European clients, or even French-speaking, capable of explaining local specificities.

Accountant, currency exchange specialist, rental manager

Depending on the scope of your project, it may be relevant to: adjust your strategy based on needs and available resources.

– hire a Seychellois accountant to optimize the ownership structure and manage local taxes (rental income tax, property tax, declarations);

– rely on a currency broker accustomed to transactions with the Seychelles;

– select a rental management company, especially for a property intended for high-end seasonal rental or a pied-à-terre you occupy infrequently.

Step 4: the purchase process, step by step

Once the property is chosen and the team is in place, the typical course of an acquisition by a French person takes place in several phases.

1. Offer and preliminary agreement

After negotiation, you sign a preliminary agreement (often equivalent to a sales agreement), usually accompanied by a deposit of about 10%, placed in an escrow account. This document sets:

– the price;

– the conditions precedent (obtaining the sanction, legal checks, completion deadline);

– the respective responsibilities of the buyer and seller.

2. Sanction file with the authorities

This is the central step for any purchase outside Eden Island or a pre-approved program.

Your lawyer prepares and submits a sanction file to the Ministry of Lands and the Seychelles Investment Board. This file notably includes:

– the duly completed IP/3 form;

– a certified copy of your passport;

– two recent proof of residence (less than 3 months);

– a criminal record extract less than 6 months old, from the country of residence for the last 2 years;

– a signed declaration on your status as a Politically Exposed Person (PEP) or not;

– a declaration detailing the origin of funds;

– a certificate from your bank demonstrating the availability of funds (signed statements, reference letter);

– the sales agreement and a precise description of the property (area, location, value, etc.).

If the purchase is made through a company, you must add the articles of association, the register of shareholders and directors, the certificates of incorporation, and the identification documents of the beneficial owners.

Non-refundable application fees (approximately 3,000 SCR for a direct purchase) are to be paid upon filing.

3. Government review (3 to 6 months)

The file is then analyzed by several departments: Lands, Planning Authority, finance, sometimes the Cabinet of Ministers. The stated objective is twofold:

The normal duration is 3 to 6 months for a standard file. For programs already with a general approval for foreigners, this time can be reduced to 30–45 days.

4. Decision and payment of Sanction Duty

If accepted, you receive a sanction certificate authorizing you to buy the property, within a limited time (usually 6 to 12 months to finalize and register the deed). You must then pay:

– the Sanction Duty (often 12% for a residential purchase outside a specific scheme, 1.5% only for certain approved condos);

– the sanction processing fees (1.5% of the market price);

– the scheduled registration fees.

This sanction cost is in addition to the Stamp Duty of 5% due at the time of property transfer.

5. Final deed and title transfer

Once the sanction is paid, the lawyer or notary prepares the final deed. The process includes:

The period between obtaining the sanction and finalizing the deed generally varies between 4 and 8 weeks.

6. After the purchase: services and formalities

Once you are a property owner, you still need to: decide on the layout of the space, manage renovations, and possibly analyze profitability opportunities if it is a rental investment.

– transfer or open electricity, water, and sanitation contracts;

– insure the property (including against certain natural risks);

– set up, if necessary, a rental management or maintenance contract (garden, pool, general upkeep).

For a French person, it is also essential to coordinate with your tax advisor in France, in order to integrate the Seychelles property into your overall estate situation, taking into account the absence of capital gains tax in the Seychelles, but French rules for tax residents.

Step 5: anticipate taxes and recurring costs

The Seychelles stands out for an attractive tax framework in some respects, but not completely exempt from charges.

Annual property tax (Immovable Property Tax)

Non-Seychellois property owners are subject to an annual tax on the market value of the property. For 2026, the rate is:

– 0.50% of the market value of the property owned by a non-Seychellois.

This rate has doubled from the initial rate of 0.25%. New foreign residential buyers (since 2020) however benefit from a one-year exemption on this tax for their first residential acquisition.

Taxation on rental income

Rental income from a property in the Seychelles is subject to a specific regime. Several sources indicate:

– a withholding of approximately 3% on gross rents for residential rentals;

– the application of business tax for commercial activities, with a progressive scale (15% up to 1 million SCR profit, 25% beyond);

– a possible 15% tax on commercial rental income.

There is no local tax on real estate capital gains upon resale, but a French tax resident will be taxed on capital gains under French law.

Other important tax items

The Seychelles operates on a territorial taxation system: in principle, only Seychelles-source income is taxable locally. There is no:

– wealth tax;

– Seychelles inheritance tax;

– specific tax on holding foreign assets.

But France, for a French tax resident, continues to apply its own rules on worldwide income and wealth.

Step 6: financing – why most French people pay cash

For a French buyer, access to local credit is possible on paper, but in practice, limited and rarely competitive.

Local financing: often prohibitive conditions

Seychelles banks grant loans to non-residents, but:

– loan-to-value ratios are generally limited to 50–60% of the property value;

– interest rates are around 7–9%, well above French standards;

– loan terms are short (5 to 15 years);

– the requirements for guarantees and documentation are heavy (income, assets, local banking relationship).

Result: a large portion of foreign purchases are made in cash or through financing in the country of origin.

Realistic alternatives for a French person

Several options exist:

For French people with substantial assets, paying “cash” has an additional advantage: it often simplifies and speeds up the sanction process, as the authorities are more reassured about the investor’s financial solidity.

Step 7: residence, permits, and confusion to avoid

Buying a villa or apartment in the Seychelles does not automatically grant a right of permanent residence, even if, in some cases, it opens doors.

Real estate purchase and right of stay

The rules clearly distinguish between:

– ownership: a foreigner can own property, provided they respect area rules and have obtained a sanction;

– residence: to reside permanently, a residence permit or another type of visa is required (e.g., Workation, investor permit, etc.).

The real “permanent residency”: another level

Permanent residency, however, is linked to an investment of at least 1 million USD in a Seychelles business, with conditions on the investment’s duration and length of stay (several years) before filing an application. The path to Seychelles citizenship, when possible, is measured in years of legal residence, not in the amount of a pure real estate purchase.

In practice, for a French person buying a residential property, you should consider real estate as a wealth asset and a support for regular stays, but not as a simple shortcut to a passport or permanent resident status.

Step 8: practical specifics for French people

Beyond the law and numbers, some ground realities should be integrated into your preparation.

Currency, payments, and daily life

The Seychelles rupee cannot be bought in France. It is recommended: buy currencies upon arrival in the Seychelles.

– arrive with euros (often better accepted than dollars);

– pay for tourist services (hotels, excursions, car rentals) in euros or by credit card;

– withdraw rupees on the spot, via ATMs (ABSA, Nouvobanq, MCB) for small daily expenses.

For legal obligations related to the purchase (fees, taxes, deposit at the Central Bank), international wire transfers and working with your local lawyer are the norm.

Documents to prepare from France

Building the sanction file requires documents that take time to gather:

– criminal record (less than 6 months);

– recent proof of residence;

– bank statements for at least 6 months;

– certificates of origin of funds from your bank (in French or English, or translated);

– possibly, balance sheets or income statements if you are a business owner or self-employed.

Anticipating these steps from France helps avoid back-and-forth and costly delays.

Conclusion: a demanding market, but accessible to those who prepare

Buying a villa or apartment in the Seychelles as a French person in 2026 is still possible – but only for significant budgets, well-prepared and supported by professionals.

The key points to remember are simple:

For a French person with the right financial profile and a long-term vision, the Seychelles can be integrated as a rare wealth asset, both a refuge, a leisure residence, and a potential seasonal yield relay, provided you scrupulously respect the local rules of the game and surround yourself with experts from the early stages.

Cyril Jarnias

Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.

On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.

Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.

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