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Property in Seychelles

Eden Island — the only FREEHOLD location for foreigners + residence permit automatically

from $500,000 (Eden Island apartments)Starting price
5-8% net via hotel rental programYield

Ownership: FREEHOLD ONLY in approved projects (Eden Island, Meliá Residences)

Seychelles — Mahe, Praslin, Anse Source d'Argent

Market

Property market in Seychelles

Seychelles is an archipelago of 115 islands in the Indian Ocean, an ultra-premium resort jurisdiction. Purchases by foreigners are strictly limited — only in approved projects via the President's Authorization. The main cluster is Eden Island (Mahe), an artificial island with 56 acres of apartments, maisons and villas, FREEHOLD ownership + an automatic residence permit for the owner and family. Prices range from $500K for a 1BR apartment to $1.6M for a villa at The Residences at Meliá Seychelles, up to $5M+ for a waterfront villa at Eden Island. A purchase > $1M grants permanent residency. There is no capital gains tax and no property tax; only 5% stamp duty at purchase. Yield of 5-8% net via the hotel rental program. Audience — European HNWI + Russians + Middle East.

  • Purchase by a foreigner — only in approved projects via the President's Authorization(ICS Seychelles)
  • Eden Island: 1BR from $500K, maisons from $1M, villas $2-5M+(Eden Island, 2026)
  • The Residences at Meliá: $490K – $1.6M, opening Q1-Q2 2026(Pam Golding, 2026)
  • Permit fee SCR 150,000 (~$11K) for the family when applying within 6 months(ICS Seychelles)
  • Permanent Residency for a purchase > $1M(Pam Golding Properties)
  • 0% property tax and capital gains tax(SRC Seychelles)

Prices

Price per m² by city and district — Seychelles

LocationPrice per m²Comment
Eden Island — 1BR apartmentfrom $500K per unitentry segment (Eden Island, 2026)
Eden Island — maisonfrom $1M per unitsemi-villa, mid-tier
Eden Island — waterfront villa$2-5M+ per unitpremium with a boat mooring
Meliá Residences (Eden Island)$490K – $1.6M per unitmanaged hotel apartments (Pam Golding, 2026)
Praslin / La Digueindividuallyselect premium projects, ultra-premium

Ownership

Ownership for foreigners in Seychelles

Seychelles is NOT a mass-market FREEHOLD jurisdiction, but an ultra-premium reserve. A foreigner can buy only in government-approved projects via the President's Authorization. Effectively, mass-market access is only Eden Island and The Residences at Meliá Seychelles. Purchases outside approved projects require individual authorization.

  • Only in approved projects: Eden Island, Meliá Residences, select ones on Praslin and La Digue
  • Minimum entry price — $500,000 (Eden Island apartment)
  • Purchase > $1M — Permanent Residency
  • Permit fee SCR 150,000 for the family when applying within 6 months of purchase

Source: Immovable Property (Transfer Restrictions) Act, ICS Seychelles

Taxes

Taxes on purchase and ownership in Seychelles

TaxRateWhen paid
Stamp duty5%one-time at purchase (SRC Seychelles)
Legal fees1-2%one-time at closing (Bar Association)
Property tax0%none (SRC Seychelles)
Capital gains tax0%none (SRC Seychelles)
Tax on rental income15%with deductible via the hotel rental program (SRC Income Tax)

Residency

Residency through property purchase in Seychelles

$500,000 (residence) / $1,000,000 (permanent)Minimum investment
2-4 monthsProcessing time

An automatic right to a residence permit upon purchase in an approved project. Permit fee SCR 150,000 (~$11K) for the family when applying within 6 months. Permanent Residency — for a purchase > $1M. The permit covers the spouse and children under 18. English is the official language, common law. Citizenship — after 11+ years of legal residence.

Source: Pam Golding Properties, ICS Seychelles

Rental yield

Rental yield by city in Seychelles

CityTypeGrossNet
Eden Island (apartment)Hotel rental program6–8%5–7%
Eden Island (villa)Premium Airbnb5–8%4–6%
Meliá ResidencesManaged apartments6–9%5–7%

FAQ

Frequently asked questions about buying property in Seychelles

Can a foreigner buy property in Seychelles?

Only in government-approved projects via the President's Authorization. The main (effectively the only mass-market) project is Eden Island on Mahe. Also — The Residences at Meliá Seychelles (Mahe), and select premium projects on Praslin and La Digue. Purchases outside approved projects require individual authorization (rare, for UHNWI). Seychelles is NOT a mass-market FREEHOLD jurisdiction unlike Mauritius — it is a premium reserve.

What is Eden Island?

Eden Island is a man-made island on 56 acres off Mahe (Victoria, the capital), the main FREEHOLD project in Seychelles for foreigners. ~560 units: apartments (1-3BR, from $500K), maisons (semi-villa, from $1M), villas (waterfront, $2-5M+), penthouses. A marina for 250 boats, a beach club, restaurants, retail. Every buyer + family receives a Seychelles residence permit automatically. A purchase > $1M — permanent residency. Renting via the hotel rental program is possible — 5-8% net annually.

Seychelles or Mauritius — which to choose?

Mauritius is a mass-market FREEHOLD jurisdiction with 4 schemes (PDS, IRS, SCS, R+2), a budget from $375K for residence permit, developed business infrastructure, Anglo-French bilingual. Seychelles is an ultra-premium reserve, effectively only Eden Island, budget from $500K-$1M, a tropical paradise, more expensive day-to-day life. For business + residence permit + diversification — Mauritius. For a trophy asset in one of the most beautiful archipelagos in the world — Seychelles.

What taxes are there in Seychelles?

Property tax — none. Capital gains tax — none (one of the main advantages). Stamp duty at purchase — 5% of the value. Legal fees ~1-2%. Tax on rental income — 15% (with deductible expenses via the hotel rental program). Seychelles is not on the EU black-list, yet banking comfort works (English language, common law, valid title insurance).

What are the risks in Seychelles?

The main ones: 1) Very narrow supply (Eden Island + 2-3 projects) — low liquidity on resale; 2) High entry barrier $500K to enter, $1M for PR; 3) Remoteness and cost of living — groceries up to 2× European prices (imports); 4) Expensive flights ($1500+ from Moscow via Dubai); 5) Cyclones are rare (southern Indian Ocean), but climate change increases the risk. Protection — choosing projects with an international reputation (Eden Island, Meliá Residences) with a hotel rental program and title insurance.

How much does an apartment at Eden Island and Meliá Residences cost?

Eden Island: 1BR apartment from $500K, 2-3BR $700K – $1.2M, maisons from $1M, waterfront villas $2-5M+. The Residences at Meliá Seychelles (on Eden Island): apartments $490K – $1.6M. The hotel and residences open Q1-Q2 2026.

What does a residence permit give the owner of an Eden Island property?

An automatic right to a residency permit upon purchase. Permit fee — SCR 150,000 (~$11K) for the main applicant and spouse. When applying within 6 months of purchase — SCR 150,000 for the entire family. For a purchase > $1M — Permanent Residency. The permit must be renewed, with property ownership as the basis.

Other destinations

Explore other markets

UAEfrom $200,000Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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