Mauritius vs Seychelles Property, Réunion and the Maldives: Where to Buy in the Indian Ocean

Mauritius vs Seychelles property, in short: of the 4 main island markets in the western Indian Ocean, Mauritius is the only place where a foreign buyer gets freehold title, 5% duty and a residence permit in a single purchase. The Seychelles allows foreign ownership only with government sanction, a minimum of SCR 10 million for a house outside tourism projects and a sanction duty of 12% on top of 5% stamp duty. Réunion is France, so EU law applies and anyone can buy, but with French taxes. The Maldives offers leasehold in resort developments only, with a residence programme still being launched.

All 4 destinations sell the same postcard: warm water, reefs and long flights from Europe. As property markets, they could hardly be more different. The legal title you receive, what you pay to the state, whether you can live there and how easily you can sell again vary enormously.

This guide compares the 4 on the questions that decide a purchase. It was last updated on 18 September 2026.

Mauritius vs Seychelles property: key facts

• Mauritius: non-citizens buy through approved EDB schemes or G+2 apartments of MUR 6 million or more. Buyer’s duty is 5%, and a purchase of USD 375,000 or more gives a residence permit.
• Seychelles: non-Seychellois need government sanction. Since March 2025, houses outside tourism developments must be worth at least SCR 10 million, and sanction duty is 12% of market value.
• Seychelles annual tax: non-Seychellois owners pay an annual immovable property tax, set at 0.5% of market value according to the 2026 Chambers guide.
• Réunion: a French overseas department inside the EU. No restrictions on foreign buyers; transfer duties of 6.32% on resale property in 2026.
• Maldives: foreigners cannot own land freehold. They buy long leases in resort developments, where head leases typically run 50 years, extendable to 99.
• Residency: Mauritius links residence to a property purchase. The Seychelles grants residence permits case by case. The Maldives Pearl Residence programme is expected to launch in the second half of 2026. Réunion follows French immigration rules.

Can foreigners buy property in each island?

Mauritius: clear schemes, freehold title

Mauritius is the most structured of the 4. Foreign buyers use approved schemes run through the Economic Development Board (EDB): the Property Development Scheme (PDS), the older IRS and RES schemes (mostly resale now), the Smart City Scheme, and G+2 apartments priced at MUR 6 million or more. Foreigners cannot buy bare land outside these schemes. Title is registered in the buyer’s name before a notary. The full rules are in our guide to foreign property ownership rules in Mauritius.

Seychelles: government sanction on every purchase

In the Seychelles, a non-Seychellois buyer must obtain sanction from the government under the Immovable Property (Transfer Restriction) Act. The Chambers 2026 guide to Seychelles real estate puts the process at around 3 months.

In March 2025 the government lifted its moratorium on residential purchases by foreigners, with new conditions announced through the Seychelles Investment Board:

• a minimum value of SCR 10 million for a dwelling house, about USD 720,000 at September 2026 exchange rates;
• plots generally between 2,000 and 4,000 m², and bare land at a minimum of SCR 4,000 per m²;
• sanction duty raised from 11% to 12% of market value;
• no purchases of subsidised State housing or land from affordable housing schemes.

Purchases inside approved tourism developments follow their own terms, and the Chambers guide notes that sanction costs range from 1.5% to 13% depending on the transaction. Always confirm the exact figure for a given property with a Seychelles lawyer.

Réunion: French law, open to all

Réunion is a French overseas department and part of the EU. Anyone can buy property there on the same terms as a French citizen, with a notary handling the sale under French law. There is no scheme and no minimum price.

Maldives: leasehold only

The Maldives does not allow foreigners to own land freehold. Foreign buyers acquire long leasehold rights, usually over a villa or apartment inside a resort development. According to Maldivian law firm B&I Law, head leases from the government to developers are typically granted for 50 years, extendable up to 99 years, and a buyer’s strata lease cannot run longer than the head lease. Purchases are usually tied to a rental management agreement with the resort operator, so the buyer owns a right of use and an income stream, not the island.

How much does property cost on each island?

Prices are hard to compare like for like, because each market sells a different product. These are the most reliable indicators we could verify.

In Réunion, the west coast is the premium area. PAP’s September 2026 data puts apartments in Saint-Gilles-les-Bains centre at about EUR 5,853 per m² and La Saline-L’Ermitage at about EUR 6,127 per m². For Mauritius, our guide to the best regions to buy property in Mauritius compares each coast.

Which island has the lowest taxes for property owners?

In any Mauritius vs Seychelles property comparison, and against Réunion and the Maldives, Mauritius is the clear winner on tax for an individual owner. There is no capital gains tax, no inheritance tax, no wealth tax and no annual property tax. The 5% registration duty stayed at 5% after the Finance Act 2026 repealed a planned doubling, as we explain in our article on registration fees in Mauritius.

Réunion brings the full French system: capital gains on property are taxed at 19% plus 17.2% social charges, with relief building up over the years of ownership and full exemption only after 30 years. The Seychelles is costly to enter for foreigners: 5% stamp duty plus sanction duty can add up to around 17% of the price on a private house outside a tourism project.

Which island gives you residency when you buy?

• Mauritius: a purchase of USD 375,000 or more gives a residence permit for as long as you own the property, covering your spouse and children under 24. It is residence, not citizenship.
• Seychelles: property ownership does not carry an automatic permit. The Immigration and Civil Status Division grants 5-year residence permits to people with a family connection to the country or who make a special economic, social or cultural contribution, at a fee of SCR 150,000 for the main applicant.
• Réunion: EU citizens can live there freely. Other nationals need a French visa or residence permit, and a property purchase does not provide it.
• Maldives: the Pearl Residence programme, linked to real estate and designed with Henley & Partners, is expected to launch in the second half of 2026. Final terms had not been published at the time of writing. The Maldivian constitution does not allow non-Muslims to become citizens.

Access, flights and daily life

Mauritius has direct flights from Paris, London, Johannesburg, Dubai and other hubs, and direct flights from Zurich. It is a full country of about 1.3 million people, with international schools, private hospitals, a financial centre and English and French in daily use. Families can live here year round, not only holiday.

Réunion is about 45 minutes by air from Mauritius and has direct flights to Paris. It is dramatic and mountainous, with the euro, French public services and French bureaucracy. Its beaches are fewer and much of the coast is exposed to the open ocean.

The Seychelles is an archipelago of 115 islands, most people living on Mahé, Praslin and La Digue. It is quieter and more exclusive, with a smaller range of schools and services. Most long-haul routes connect through Gulf or African hubs.

The Maldives is built around resorts. For most foreign owners, a Maldivian villa is a managed hospitality investment and an occasional holiday base, not a place to raise a family.

What this means for you

• You want to live there with your family: Mauritius, and to a lesser extent Réunion if you are an EU citizen.
• You want residence through property: Mauritius is the only island of the 4 with an established, property-linked permit today.
• You want the lowest tax on holding and selling: Mauritius.
• You want the most exclusive, lowest-density setting and can accept high entry costs: the Seychelles.
• You want EU legal certainty and the euro: Réunion.
• You want a managed resort income asset and accept leasehold: the Maldives.

Before you sign anywhere, check 3 things: the exact title you receive (freehold, leasehold or a right of use), the total entry cost including any sanction or permit duty, and who is allowed to buy from you when you sell.

Frequently asked questions

Is it better to buy property in Mauritius or the Seychelles?

For most foreign buyers, Mauritius is the easier and cheaper route. It offers freehold title through approved schemes, 5% registration duty, no capital gains tax and a residence permit from USD 375,000. The Seychelles requires government sanction, a SCR 10 million minimum for houses outside tourism developments and a 12% sanction duty, but offers a quieter, lower-density setting.

Can foreigners buy property in the Seychelles?

Yes, with government sanction under the Immovable Property (Transfer Restriction) Act. Since March 2025, non-Seychellois can buy houses outside tourism developments worth at least SCR 10 million, on plots generally of 2,000 to 4,000 m², paying 12% sanction duty plus 5% stamp duty. Tourism development purchases follow their own terms, so confirm costs with a local lawyer.

Can foreigners own property in the Maldives?

Foreigners cannot own land freehold in the Maldives. They buy long leasehold rights, usually over a villa or apartment in a resort development. Head leases are typically granted for 50 years and can be extended up to 99 years, and purchases usually come with a rental management agreement with the operator.

Can I buy property in Réunion as a foreigner?

Yes. Réunion is a French overseas department within the EU, and foreigners can buy on the same terms as French citizens. Buyers pay transfer duties of 6.32% on resale property in 2026 plus notary fees, and owners are subject to French property taxes. Buying does not give a non-EU citizen the right to live there.

Which Indian Ocean island gives residency through property?

Mauritius is the only island with an established route. A purchase of USD 375,000 or more gives a residence permit for as long as the property is held, for the buyer, spouse and children under 24. The Maldives plans a property-linked programme from the second half of 2026, and the Seychelles grants residence permits case by case.

Is Mauritius cheaper than the Seychelles for property?

Generally yes, at entry. Mauritius has apartments from about EUR 135,000 in the Centre and a wide range on the coasts, with 7% to 8% buying costs. In the Seychelles, a foreign buyer’s house outside a tourism project must be worth at least SCR 10 million, about USD 720,000, and entry costs can reach around 17%.

Choose the island that fits how you will use it

Each of these islands suits a different buyer. The mistake is to choose on the photographs and discover the title, the taxes or the residency rules afterwards.

LIVERIA International Realty is a Mauritius-based luxury real estate agency with a presence in Dubai and London, recognised by the Luxury Lifestyle Awards in 2024 and 2026 and by the Global Elite Awards in 2025 and 2026, which named LIVERIA among the Top 100 Companies Worldwide in both years. We help international buyers decide whether Mauritius is the right island for them, then guide them from scheme selection to the notary and into managed rentals, including access to off-market properties that never reach the portals. Reach us at [email protected].

Sources

• Seychelles Investment Board, moratorium on purchase of residential land by non-Seychellois
• Chambers and Partners, Real Estate 2026: Seychelles
• Seychelles Immigration and Civil Status Division, residence permit
• Henley & Partners, Maldives residence by investment
• Service-Public.fr, capital gains on the sale of property