Buying Coastal Property in Madagascar: A Guide

Published on October 4, 2025 and written by Cyril Jarnias

Madagascar, nicknamed the continent island, is a dream destination for lovers of paradise beaches and preserved nature. With its 3,100 miles of coastline, the island offers numerous opportunities to invest in beachfront real estate. Whether you’re looking for a vacation home or a rental investment, this guide will assist you in your project to purchase waterfront property in Madagascar.

Madagascar’s Coastal Gems: Where to Invest for an Idyllic Setting?

Madagascar is full of exceptional seaside locations, each with its unique charm. Here’s a selection of the most sought-after destinations for acquiring beachfront property:

Nosy Be: The Pearl of the Indian Ocean

Located in northwestern Madagascar, Nosy Be is renowned for its white sand beaches, turquoise waters, and relaxed atmosphere. The island attracts many tourists and offers strong potential for real estate investment. The most sought-after areas include:

• Ambatoloaka: known for its vibrant nightlife and seaside restaurants
• Andilana: home to one of the island’s most beautiful beaches
• Hell-Ville: the capital of Nosy Be, offering a blend of local culture and tourist infrastructure

Sainte-Marie: A Tropical Haven of Peace

This paradise island located in northeastern Madagascar captivates with its picture-perfect landscapes and authentic atmosphere. Ideal for those seeking tranquility, Sainte-Marie offers investment opportunities in more intimate beachfront properties. The preferred areas are:

• Ambodifotatra: the island’s main town, offering a good balance between amenities and local charm
• Île aux Nattes: a small islet south of Sainte-Marie, perfect for lovers of preserved nature
• The east coast: dotted with isolated coves and fine sand beaches

Fort-Dauphin: Between Sea and Mountain

Located in the far southeast of Madagascar, Fort-Dauphin (Tolagnaro) offers a unique setting where mountains meet the ocean. This developing region is attracting more and more investors. Areas to consider include:

• Libanona: a popular beach close to downtown
• Evatraha: offering spectacular views of the ocean and surrounding mountains
• Baie des Galions: an exceptional natural site suitable for high-end real estate projects

Majunga: The City of the Sun

Located on the northwest coast of Madagascar, Majunga (Mahajanga) is a dynamic coastal city offering good potential for real estate investment. The most attractive areas are:

• The Tourist Village: a seaside neighborhood dedicated to tourism
• Antsahabingo: offering an breathtaking view of Bombetoka Bay
• Grand Pavois: a sought-after residential area by the sea

Keys to Realizing Your Malagasy Real Estate Dream

Buying beachfront property in Madagascar may seem complex, but by following these steps, you can complete your project with peace of mind:

1. Familiarize Yourself with Local Legislation

In Madagascar, foreigners cannot directly own land. However, there are several options for acquiring property:

• Emphyteutic lease: a long-term rental contract (up to 99 years) that allows you to fully enjoy the property
• Creating a Malagasy legal entity: you can purchase the land in the name of this company
• Co-ownership purchase with a Malagasy citizen: an option that requires strong mutual trust

2. Engage Local Professionals

To navigate the administrative and legal complexities, it’s crucial to surround yourself with competent professionals:

• A lawyer specializing in Malagasy real estate law
• A notary to secure the transaction
• A local real estate agent with good market knowledge

3. Conduct Thorough Due Diligence

Before any transaction, make sure to:

• Verify the legality of the property title
• Have a topographic survey of the land conducted
• Inquire about future development projects in the area
• Assess the natural risks (cyclones, coastal erosion) of the region

4. Obtain Necessary Permits

Depending on your project (construction, renovation), you’ll need to obtain various permits from local authorities. Your lawyer or real estate agent can guide you through these procedures.

5. Prepare Your Financing

Financing real estate in Madagascar can be complex for non-residents. Consider the following options:

• Financing in your home country
• Cash payment if possible
• Partial seller financing (less common)

6. Anticipate Additional Costs

Don’t forget to include in your budget:

• Notary fees (approximately 6% of the sale price)
• Registration and stamp fees
• Lawyer and real estate agent fees
• Renovation or construction costs if necessary

Sustainable Investing: Combining Profitability and Environmental Respect

Investing in beachfront real estate in Madagascar offers interesting profitability potential, particularly due to tourism development. However, it’s crucial to adopt a responsible approach to preserve the island’s natural beauty.

Choose Eco-Friendly Construction

If you plan to build, prioritize local materials and sustainable construction techniques. Not only will this reduce your environmental impact, but it will also allow you to better integrate your property into its surroundings.

Respect Local Biodiversity

Madagascar is known for its unique wildlife and flora. Ensure that your project doesn’t disrupt local ecosystems. Consult environmental experts to harmoniously integrate your property into its natural setting.

Engage with the Local Community

Get involved in local development or conservation projects. This will allow you to build relationships with the community and contribute positively to the region where you’re investing.

Anticipate Climate Change Effects

Coastal areas are particularly vulnerable to climate change effects. Consider coastal erosion risks and sea level rise in your location choice and property design.

Living the Malagasy Dream: Adapting to Local Life

Buying beachfront property in Madagascar also means choosing a new lifestyle. Here are some tips for harmonious integration:

Learn Malagasy

Even though French is widely spoken, learning some basics of Malagasy will greatly help in your daily interactions and will be appreciated by the local population.

Respect Local Customs

Madagascar has a rich culture and ancestral traditions. Learn about local customs and respect them to facilitate your integration.

Adapt to the Pace of Life

The “mora mora” (slowly slowly) is an important concept in Madagascar. Learn to slow down and appreciate a more relaxed pace of life.

Prepare for Logistical Challenges

Living on a tropical island can present certain challenges in terms of supply and infrastructure. Be ready to be flexible and adaptable.

Investing in beachfront property in Madagascar is an exciting adventure that requires patience, diligence, and respect for local culture and environment. By following this guide and surrounding yourself with the right professionals, you can realize your dream of a tropical paradise while positively contributing to the sustainable development of this extraordinary island.