D.H. Realting

Property in the Maldives: buying and support

A resort market where land does not pass to foreigners: a purchase is structured as a long lease, not ownership.

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Why Maldives

  • A strong resort brand

    One of the world's strongest resort brands, with a steady tourist flow.

  • Built for a remote owner

    Hotel-managed projects where the operator handles maintenance and letting.

  • No personal income tax

    There is no personal income tax — only registration and administrative fees apply on the deal.

  • Honestly, a lease, not ownership

    The constitution directly bans foreign land ownership. A buyer acquires lease rights — typically 30–50 years for residential use, up to 50 for commercial.

  • Honestly, about residency: there is no programme

    There is no formal investment-residency programme. The one narrow exception is special economic zone projects with a threshold in the hundreds of millions of dollars, where the status attaches to the project, not to the buyer of an individual unit.

Investments from €220,000

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How the purchase works

  1. 1

    We map your goal

    Goal and budget: a residential format with a 30–50 year lease, or a commercial project — the economics differ.

  2. 2

    We check the project's legal status

    On what basis the developer holds the land, and which rights pass to the buyer.

  3. 3

    We review the lease agreement

    The term, renewal conditions, resale procedure and the management company's obligations.

  4. 4

    We sign the contract

    Payment follows the agreed schedule.

  5. 5

    We register the rights

    Following the procedure specific to that project.

  6. 6

    We hand it over to management

    In resort projects, the operator's agreement determines the yield — we check its terms before the deal, not after.

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Frequently asked questions

Can a foreigner own land in the Maldives?+

No. The constitution of the Maldives prohibits direct foreign land ownership. A foreign buyer acquires leasehold rights: typically 30–50 years for residential property and up to 50 years for commercial use.

Does buying property grant residency?+

No. There is no formal residence-by-investment programme in the Maldives, no golden visa, and buying property does not confer a right to stay.

What about the special economic zone exception?+

Projects in such zones may confer rights close to freehold, but the investment threshold runs into hundreds of millions of dollars and the status attaches to the project rather than to a buyer of an individual unit. For a private buyer the exception has no practical effect.

What should I look at in the contract first?+

The lease term, its renewal terms, the resale procedure and the management company's obligations. Those four points determine real yield and exit value far more than the price per square metre does.

How does the remaining lease term affect price?+

Directly. The fewer years remain, the cheaper the property on the secondary market, because the buyer is acquiring a shortened period of use. This is a fundamental difference from freehold markets.

What taxes does the owner pay?+

The Maldives has no personal income tax. Registration and administrative fees apply on the transaction, and during ownership, payments to the management company — which in resort projects materially reduce net rental income.

Can I get a mortgage?+

Bank lending to foreign buyers here is effectively absent. The main financing mechanism is a developer payment plan during construction.

How liquid is this market?+

It is narrow: there are few buyers and time to sell is longer than on mainstream resort markets. Plan the exit on a longer horizon than you would in Dubai or Spain.

Go deeper

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Maldives Resort Unit Investment: Risks to Check

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Can Foreigners Buy Property in the Maldives?

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In our catalogue from
€220,000
EU member
No

Overview

The Maldives is a market of serviced apartments and resort property where the constitution expressly prohibits foreign land ownership. A foreign buyer acquires leasehold rights rather than title, and that governs the economics of the whole transaction.

Why buy here

One of the world's strongest resort brands with steady tourist flow. Projects with hotel management, where the operator handles upkeep and letting — a format designed for a remote owner. No personal income tax.

Taxes, costs and yield

Benchmarks for taxes, purchase and holding costs and rental yield. Exact figures depend on the property and your situation.

Taxes

No personal income tax. Registration and administrative fees apply on the transaction and depend on the project.

Costs & taxes

The Maldives has no personal income tax. Registration and administrative fees apply on the transaction, their composition and size depending on the specific project and rights structure. During ownership the main item is payments to the management company, which in resort projects take a substantial share of rental income. Exact rates are confirmed by a lawyer for the specific project: there are no universal figures for this market.

Buying process

1. Check the project's legal position: on what basis the developer holds the land and what rights pass to the buyer. 2. Read the contract: lease term, renewal terms, resale procedure, the management company's obligations. 3. Sign and pay to the agreed schedule. 4. Register the rights in the manner provided for the project.

Mortgages

Bank lending to foreign buyers is effectively absent. The main mechanism is a developer payment plan.

Residence & visas

There is no formal residence-by-investment programme in the Maldives — no golden visa exists, and buying property does not confer a right to stay. The one exception is narrow: projects in special economic zones may confer rights close to freehold, but the investment threshold there runs into hundreds of millions of dollars, and the status attaches to the project rather than to a buyer of an individual unit.

Investment notes

The parameters that matter are not the price per square metre but the lease term, its renewal terms and the management agreement: those determine real yield and resale value. The remaining lease term feeds directly into secondary-market price: the shorter it is, the cheaper the property.

Risks to consider

What to bear in mind: — the constitution prohibits foreign land ownership, so what is acquired are leasehold rights: typically 30–50 years for residential property and up to 50 years for commercial use; — no residence-by-purchase programme exists; — yield in resort projects depends heavily on the operator agreement rather than on the sales office's projections; — the market is narrow and resale liquidity is limited. Checked in September 2026. Thresholds, rates and programme terms change — confirm the current requirements with a lawyer in the country before you buy.

Estimate costs and yield

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Investment strategies

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Island real estate

Resort residences and hotels on islands: rental income and your own use.

Yield7–12%
Risk:High

Figures are indicative, change over time and depend on the specific property and your circumstances. Obtain independent legal, tax and financial advice before any purchase.

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