Can Foreigners Buy Property in the Maldives?

Most people searching for Maldives property imagine a villa on a beach with a title deed in their name. The legal reality is different: in the Maldives the land belongs to the state and foreign buyers do not get freehold land. What a foreigner can acquire depends on the project, the island or zone and the contract. This guide explains the structure, the taxes reported by secondary sources and the checks to make, for EU residents including Russian-speaking and Polish-speaking buyers.

No freehold land for foreigners

Foreign ownership of land is restricted by the Constitution. A constitutional amendment ratified in July 2015 is reported to allow foreign freehold only for investments above USD 1 billion where at least 70 percent of the land is reclaimed from the sea (reported by the Sunday Times and other media). That is a mega-project rule and has nothing to do with an ordinary apartment purchase. The recent special economic zone project is described in our news article on Ayla township.

What a foreign buyer can actually get

In practice foreign money reaches Maldivian real estate through three routes.

• A leasehold or unit right in an approved development, for example a resort-style or mixed-use project. Terms quoted by sources range from about 30 to 99 years, and at expiry the land returns to the state unless a renewal is agreed. Renewal is not automatic.
• A hotel, resort or guesthouse unit sold inside an operated scheme, usually with a rental pool. These are investment products rather than a home. See the risk checklist for resort units.
• A company or joint venture with a Maldivian partner holding a lease from the state or a tourism licence. This is a business structure and needs local legal advice.

Many online articles describe special rules for foreign buyers of residential units from 2021 onward, with minimum prices. We could not confirm the exact legal basis or the thresholds to an official text, and sources contradict each other (some say residential purchase is not open to foreigners except in approved projects or through residency). Treat any figure from a seller as a claim to be documented: ask which law, regulation or ministry approval allows the sale to a foreigner, for which unit, and for how many years.

Taxes to expect

Figures below come from secondary sources and should be confirmed with the Maldives Inland Revenue Authority (MIRA) or a local adviser.

• Tourism Goods and Services Tax (TGST) is reported at 17 percent since 1 July 2025 for tourism businesses. Other businesses pay GST, reported at 8 percent.
• Business profit tax is reported at 15 percent on profit above MVR 500,000, with a tax-free band below that. Non-residents are reported to be taxed only on Maldives-source income, which would include rent from a unit.
• Whether an individual owner pays any personal income tax on rental income depends on how the unit is held and operated. We could not confirm a blanket "no income tax" claim, so check with MIRA before you rely on it.
• Add transfer, registration and legal costs. See total cost of ownership abroad.

For an EU tax resident, income taxed in the Maldives still has to be considered at home. Read double taxation treaties and foreign property and ask whether your country of residence has a treaty with the Maldives.

Residency and visa routes

A property purchase does not by itself give a residence permit or citizenship. One non-official source describes a corporate resident visa with three options: USD 1 million of direct investment within three financial years, a USD 250,000 fixed deposit in a Maldivian bank for five years, or USD 250,000 in an approved real estate project. We could not verify this on an official page, so confirm the current conditions with the Maldives Immigration authority before you buy for visa reasons.

For Russian-speaking buyers living in the EU

Maldivian banks and developers apply anti-money-laundering checks, and your EU bank will too. Prepare lawful, documented evidence of the source of funds: employment contracts and tax returns, sale agreements, bank statements. Transfers should come from an account in your own name. Passport, proof of address in your country of residence and a notarised translation of documents may be required, and documents in Russian normally need a certified English translation. Payments through third parties or in cash are a red flag and are not something we assist with. Sanctions rules differ by nationality and bank, so ask your bank early whether it will process the payment.

Checks before you pay

• Ask for the legal basis of the sale to a foreigner and the title or lease registration, and check them with an independent Maldivian lawyer.
• Confirm the lease start date, remaining term, ground rent and renewal terms in writing.
• Check who is the operator and who is paid, and read the escrow or payment schedule.
• Check island access: boat or seaplane transfers, and whether the island has a safe harbour.
• Think about climate and logistics. The islands are low-lying, which affects insurance, maintenance cost and long-term resale.

FAQ

Can a foreigner own land in the Maldives? Not in the ordinary case. The Constitution restricts it, and the exception reported in 2015 applies only to very large reclaimed-land projects.

Can I buy an apartment in the Maldives? Some projects offer foreigners lease or unit rights. The legal basis, the term and any minimum price differ and could not be confirmed centrally, so require written documentation.

What happens when the lease ends? The right returns to the state unless renewed. Renewal terms must be in the contract and are not guaranteed.

Does a purchase give me a residence permit? Not automatically. Investment-based visas exist, but conditions change; check with the immigration authority.

Is rental income taxed? Reported business profit tax and GST apply to commercial activity. Ask MIRA how your structure is treated, and consider tax at home as well.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. We currently show about 37 Maldives listings: browse listings and use the calculators to estimate costs. This text is general information, not legal, tax or investment advice. Rules in the Maldives change, so verify current conditions with official sources and your own advisers.