Notary and Fees Guide for Seychelles

Published on October 1, 2025 and written by Cyril Jarnias

Located in the Heart of the Indian Ocean, Seychelles Attracts Numerous Investors

With their natural beauty and favorable tax regime, the Seychelles are attracting a growing number of investors and buyers. This idyllic setting offers unique opportunities in the rapidly expanding real estate sector.

The Crucial Role of Notaries in Seychelles

In this context, notaries play an essential role in facilitating and securing real estate transactions. Their expertise is indispensable for ensuring the legality and smoothness of acquisitions.

Understanding Notary Fees in Seychelles

This article provides a comprehensive guide to demystify notary fees, often perceived as complex, within the framework of real estate acquisition in Seychelles.

Dive into this fascinating world where you can become a knowledgeable player in the Seychelles real estate market.

Understanding the Role of the Notary in Seychelles Real Estate Transactions

The Seychelles legal system regarding real estate is based on a combination of French civil law traditions and Anglo-Saxon common law, providing a robust and secure framework for real estate transactions. The main law governing this sector is the “Land Registration Act” of 1965, ensuring the security of land titles and mandating the compulsory registration of all transactions with the “Land Registry.” This process helps guarantee transparency and legal security for all parties involved.

The notary plays a central role in the execution of real estate operations in Seychelles. Their main responsibilities include:

• Drafting and authenticating deeds of sale: The notary prepares the written contract detailing all transaction conditions, then authenticates the deed to give it indisputable legal value.
• Verifying property titles: Before any signing, they conduct rigorous due diligence to ensure the seller legally holds the property title and that it is free from mortgages or other encumbrances.
• Managing escrow funds: The notary collects the necessary funds for the transaction into a dedicated escrow account until all conditions are met to finalize the sale.

Legal security is a fundamental pillar of the Seychelles process. Through the control exercised by the notary at each stage—from meticulous file review to final registration in the land registry—the legality, transparency, and protection of both the seller’s and buyer’s interests are guaranteed.

Concrete Examples:

• When a foreigner wishes to acquire property in Seychelles, they must obtain various government approvals (via the Seychelles Investment Board), provide all documentation related to their project, and demonstrate the lawful origin of the invested funds. The notary then ensures not only strict compliance with local regulations but also that no suspicious operations are conducted.
• For any large-scale real estate project or in cases where multiple heirs are involved in a land inheritance, it is again the notary’s responsibility to organize these distributions fairly according to local laws.

Comparison with Other Legal Systems:

Aspect	Seychelles System	French Law	British Common Law
Authentication	Notarial mandatory	Notarial mandatory	Not always required
Registration	Mandatory with Land Registry	Mandatory with cadastral service	Can be contractual
Due Diligence	Conducted by lawyer/notary	Conducted by notaries	Often left to each party
Escrow Management	Common practice via notary escrow account	Common practice	Independent escrow agent possible

To practice as a notary in Seychelles, one generally needs a solid legal education (law degree), specialized notarial training recognized locally or internationally, and registration with the competent authorities. Professional experience and in-depth knowledge of local laws are also determining factors.

Choosing a competent notary is essential: only this professional guarantees not only legal compliance but also your protection against any hidden defects or future disputes related to your real estate acquisition.

The Different Legal Steps When Purchasing Real Estate in Seychelles

The involvement of a notary is fundamental when purchasing real estate in Seychelles. The notary ensures the legal security of the transaction, particularly by authenticating deeds, verifying document compliance, and guaranteeing the proper execution of property transfers.

Chronological List of Legal Steps to Follow:

1. Property Search and Selection
   • Identifying a property matching your criteria.
   • Preliminary verification on acquisition possibility by a non-resident.
2. Verification of Property Titles
   • The notary conducts due diligence to ensure the seller is the legal owner and that there are no mortgages or encumbrances on the property.
   • Examination at the Land Register.
3. Signing the Preliminary Contract (Compromise or Reservation Agreement)
   • Drafting by the notary of a compromise or reservation agreement detailing conditional terms, including obtaining necessary administrative approvals.
   • This document legally binds the parties.
4. Payment of the Security Deposit
   • Generally required upon signing the compromise.
   • Funds are held in a secure escrow account with the notary until finalization.
5. Application and Obtainment of Necessary Approvals
   • Any foreign buyer must obtain specific authorization from the Seychelles government.
     • Submission of a file with supporting documents on the lawful origin of funds and a complete presentation of the real estate project.
     • The authorization is valid for one year; all formalities must be completed within this timeframe.
6. Finalization and Signing of the Authentic Deed Before the Notary
   • The notary drafts the final deed, ensures all conditions are met, then oversees its signing by all concerned parties.
7. Registration with Local Authorities
   • Mandatory filing with the Land Register for property publication so the buyer is officially recognized as the new owner.
8. Effective Transfer of Remaining Funds

Summary Table: Main Roles

Step	Main Actor	Role
Due Diligence	Notary	Verifies titles & absence of mortgage
Preliminary Contract	Notary	Drafts & legally secures
Administrative Approvals	Local Authorities	Issues permits to foreigners
Registration	Land Register	Publishes official transfer

Expected Timelines:

• Government approval obtainment: several weeks to a few months depending on complexity
• Signing final deed after permit obtainment: generally within 1 month
• Land registration: a few days after signing

Process-Related Fees:

• Notary fees range between approximately 0.5% and 2% of the declared value in the deed
• Stamp duty for foreigners: 5%
• Additional administrative fees (file processing): approximately 1.5%

Key Takeaway

Scrupulously following the legal process overseen by a local professional guarantees legal security and protection against any future disputes when purchasing real estate in Seychelles.

Assessing Notary Fees and Hidden Costs in the Real Estate Purchase Process

Notary fees, referred to as “legal fees” or “notary fees” in Seychelles, correspond to the fees paid for authenticating and drafting official deeds related to a real estate transaction. Unlike France, where notary fees are strictly regulated and calculated on a sliding scale based on property value brackets, there is no single official fee schedule in Seychelles. Fees are generally negotiable between the client and the professional (notary or lawyer), but they remain proportional to the property value or services rendered.

In some cases, professionals apply percentages inspired by international practices:

• For a simple real estate purchase: 1% to 2% of the property value.
• For authenticating deeds (marriage, birth, etc.): variable flat rate depending on document type.

In France (for comparative purposes), here is a classic example:

Property Value	Applied Rate
0 – €6,500	3.87%
€6,501 – €17,000	1.596%
€17,001 – €60,000	1.064%
>€60,001	0.799%

In Seychelles, however, other significant costs must be anticipated when purchasing real estate:

• Government tax: Often due upon registration of the property transfer. Its amount depends on the type and value of the property.
• Registration fees: These fees cover official registration with local authorities.
• Lawyer fees: Essential for verifying land titles and preparing contracts. They vary based on time spent or an agreement with the lawyer.
• Bank fees (if loan): Fees related to any potential mortgage loan.

Hidden costs can arise during real estate purchase:

• Unforeseen maintenance or urgent repairs
• Mandatory home insurance in some cases
• Additional administrative fees not initially mentioned

It is essential that every potential buyer takes care to:

• Request a detailed quote from their lawyer/notary,
• Verify all contractual documents,
• Inquire about all applicable taxes with local authorities,
• Anticipate a budget margin to handle unforeseen expenses.

Here are some practical tips for preparing your budget:

1. Always request a written estimate of professional fees before commitment.
2. Budget at least +10% above the listed price to cover all ancillary fees.
3. Consult several lawyers specialized in Seychelles land law to obtain multiple comparative quotes.
4. Negotiate as much as possible with your legal intermediary regarding their fees.

This vigilance will enable any potential buyer in Seychelles to avoid any financial surprises during their real estate transaction.