Sanction required, no exceptions
Real Estate & Property Business Setup in Seychelles
A non-Seychellois cannot simply buy property here. Government sanction is required, and it is not a formality.
GCC business setup specialists
Sanction is the whole question
Under the law restricting transfers of immovable property, a non-Seychellois needs government sanction to purchase or lease property, with a fee and an assessment. Land is scarce and policy is protective. Anyone who tells you this is a straightforward purchase process is not describing Seychelles.
- Sanction position established before any deposit
- What sanction does and does not give you, stated plainly
- Honest when the acquisition will not be approved
20+
Mainland, free zone and offshore jurisdictions we file in — so the recommendation is based on your activity, not on which authority we happen to be registered with.
7,000+
Companies successfully established.
Black Swan Business Setup Services•Black Swan Business Setup Services•Black Swan Business Setup Services
The rules
How property acquisition works
Sanction applies to purchases and leases.
| Question | Position |
|---|---|
| Can a non-Seychellois buy freely? | No. Government sanction is required. |
| Does it apply to leases? | Longer leases are generally caught too. |
| Is there a fee? | Yes, a sanction fee applies. |
| Is approval automatic? | No. It is assessed, and can be refused. |
| Does buying give residence? | No. Residence is a separate matter. |
| Can a company hold property? | Ownership is looked through to the beneficial owners. |
Property restrictions, sanction procedures, fees and policy are set by law and change, and approval is discretionary. Your position is checked before you commit. An International Business Company must at all times have a registered agent licensed by the Financial Services Authority. That is a statutory requirement in Seychelles. We co-ordinate your engagement with a licensed Seychelles registered agent and manage the process end to end; the regulated filings are made by them.
How it works
Working through an acquisition
Sanction before deposit, always.
01
Establish the position
Whether sanction is required for the property and transaction you have in mind, and what the prospects realistically are.
02
Structure and apply
Whether to hold personally or through an entity, with the sanction application prepared and submitted.
03
Complete and comply
Acquisition completed through the notarial process, with ongoing holding and tax obligations established.
Before you commit
What we need to know
Deposits paid before sanction is the common disaster.
- Nationality and residence status
- The specific property and its title
- Whether purchase or lease, and for how long
- Purchase price and currency
- Intended use — occupation, letting or business
- Whether you will hold personally or via an entity
- Source of funds
- Whether financing is involved
- Whether a deposit has already been paid
- Whether residence is an objective
- Existing Seychelles entities you hold
- Whether the property is in a sensitive or coastal area
Scope
What is included, and what is not
Stated plainly, so nothing is added once the engagement starts.
Included in the service fee
- Assessment of the sanction requirement
- Honest view on prospects of approval
- Holding structure recommendation
- Entity incorporation where used
- Sanction application preparation and submission
- Co-ordination with the notary and conveyancing
- Guidance on residence as a separate question
- Ongoing compliance for the holding entity
Not included, quoted separately
- Government and sanction fees, paid at cost
- Purchase price and stamp duty
- Notary and conveyancing fees
- Valuations and surveys
- Property finance arrangement
- Property management and letting
- Estate agency services
- Regulated filings, made by the licensed registered agent
Verify independently
Official Seychelles authorities
We file directly with these bodies on your behalf.
Financial Services AuthoritySeychelles Licensing AuthoritySeychelles Revenue CommissionDepartment of EmploymentImmigration and Civil Status DivisionSeychelles Pension Fund
Questions
Seychelles property for non-Seychellois — FAQs
Can a foreigner buy property in Seychelles?
Not without government sanction, which is assessed and can be refused. It is the most restrictive element of operating here.
Does it apply to leases as well?
Longer leases are generally caught by the restriction too, which surprises people planning to lease rather than buy.
Does buying property give me residence?
No. Residence is a separate matter with its own criteria, and the two should not be conflated.
Can I buy through a Seychelles company instead?
Beneficial ownership is looked through, so a company does not circumvent the restriction. We set out what is actually available.
I have already paid a deposit — what now?
We will tell you straight away whether sanction is realistic. Establishing that before a deposit is always cheaper.
Careers
Apply for a role
Tell us which role you are applying for and what you have done that is relevant. If you have UAE or GCC experience, say which jurisdictions and authorities you have worked with.
Connect with us
Request a setup assessment
For founders and business decision-makers considering paid business services. Not for job applications, employment searches or personal visa-only requests.
Talk to a consultant
At Black Swan Business Setup Services, our mission is simple: to empower entrepreneurs and companies of all sizes to establish and expand their presence in the UAE, Oman, Saudi Arabia, Bahrain, and beyond.
© 2026 Black Swan Business Setup Services. All rights reserved.