01 · Ownership
Freehold ownership is possible, subject to Government Sanction
Under Seychelles rules, a non-Seychellois may acquire privately owned immovable property after obtaining Government Sanction under the Immovable Property (Transfer Restriction) Act. Approval is not automatic and the precise procedure, timing and conditions depend on the buyer and the legal classification of the property.
The Seychelles Planning Authority states that a sanction is generally valid for one year. Buyers should appoint an independent Seychelles lawyer to confirm title, encumbrances, planning position, project classification and the conditions attached to the approval before funds are committed.
Empathia supports the document process, but the buyer and their lawyer remain responsible for independent legal and tax review.
02 · Buyer documents
Typical KYC and source-of-funds documents
The official guidance lists documents commonly required for a non-Seychellois acquisition:
- Certified passport copy and proof of residential address.
- Police clearance certificate and politically exposed person declaration.
- Source-of-funds declaration and supporting proof of funds.
- Additional corporate, beneficial-owner or family documents where applicable.
The authority or the buyer's advisers may request further documents for a particular application.
03 · Commercial scope
Base scope and optional upgrades are separated
| Base scope | Optional at additional cost |
|---|
| Private plot; villa structure; turnkey interior finishing; fencing; fitted kitchen; parking; connections to central estate utilities. | Private pool and terrace; premium materials; professional landscaping; furnishing and décor packages. |
Specifications, brands, quantities, exclusions, areas and completion standards must be confirmed in the signed contract and its technical schedules. Website images are illustrative.
04 · Payment protection
Payments follow agreed construction stages
The proposed structure begins with a 20% initial payment. Later payments are linked to agreed construction stages and are due after inspection and acceptance of the relevant stage in accordance with the contract.
- The buyer may appoint an independent lawyer and technical supervisor.
- The contract should define each milestone, evidence of completion, inspection rights, notice periods and remedies.
- There is currently no separate insurance-backed completion guarantee or performance bond represented on this website.
Never rely on a website summary alone. Ask your advisers to review the final payment schedule and protections before signing.
05 · Costs
Allow for statutory and professional costs
Official Seychelles sources refer to the following figures. Their application depends on the legal classification of the transaction and should be confirmed for the selected plot:
| Item | Reference figure |
|---|
| Stamp duty | 5% is stated in the applicable Tourism Villas and Non-Seychellois Ownership Policy. |
| Government Sanction application and processing | SCR 3,000 application fee and 1.5% processing fee are stated in current Planning Authority guidance. |
| Sanction duty | A 12% duty is stated for certain residential acquisitions outside the Villas Policy. Whether it applies here must be confirmed by Seychelles counsel and the authorities. |
| Annual Immovable Property Tax | 0.50% under current Seychelles Revenue Commission information, subject to the statutory rules and valuation basis. |
| Legal, registration and other professional fees | Quoted individually; request a written estimate from your appointed advisers. |
06 · Rental use
Licensing depends on how the villa is let
There is no blanket promise of unrestricted rental use. Long-term residential letting and short-term tourist accommodation are treated differently. A self-catering or other tourism operation may require a Seychelles Tourism Department licence, suitable management arrangements and tax compliance.
Before purchase, confirm the intended rental model, any estate rules, licence eligibility, permitted use, management fees and tax treatment with qualified Seychelles advisers. Occupancy and returns are not guaranteed.
07 · Developer
Licence and experience
Kensington Construction & Development presents more than 30 years of international construction experience and holds Seychelles Class I Building Contractor Licence No. 322704, shown as valid through 2028. Buyers may request a copy of the licence and independently verify its current status.
No specific past-project address is represented here unless it can be supported by documentary evidence.
08 · Request before signing
The due-diligence pack
- Title and cadastral documents for the selected plot.
- Government Sanction process checklist and project classification information.
- Planning and construction approvals available for review.
- Developer company and current contractor licence documents.
- Draft sale/construction agreement, milestone schedule and technical specification.
- Current masterplan, surveyed plot area, price schedule and list of optional upgrades.
