By Laura Latham

 

Faced with land constraints, Seychelles created six new islands

 

 

Sixteen years ago, the Seychelles government faced a challenge. How could the country, located in the Indian Ocean, continue to develop without destroying its most precious resources: what remains of the archipelago’s sub-tropical landscapes and pristine marine environment?

The adverse effects of both local and tourism-related development on the stunning white beaches and forested, mountain interiors, along with a limit on buildable land, were anticipated. Ministers came up with a plan to restrict construction to certain areas and reclaim land just off the coast of Mahé, the country’s main island.

 

“We reached a point where we could no longer build inland, for fear of destroying the ecosystem here,” says Pat Lablache, special advisor to the Ministry for Land Use and Habitat. “Mahé’s east coast was designated as an area in which we could reclaim up to 350 hectares for development, because it would have the least effect. The airport is already there and 40 per cent of the population live on that side of the island.”

Six new islands now sit off the Mahé coast and Lablache claims the project has been a success, allowing the Seychelles to expand its housing, business and tourism opportunities as well as installing offshore wind farms.

The reclamation caused some controversy, due to the inevitable effect on local marine habitats caused by dredging and run-off from construction into the ocean. However, Didier Dogley, special advisor to the Ministry for Environment, says all work of this nature is strictly controlled to minimise damage. “We insist on close monitoring of all works to protect the habitats and corals,” he says. “For example, developers must use sediment traps to capture run-off so that it doesn’t affect the reefs.”

 

 

Reclamation was also responsible for introducing Eden Island to the international property market. This mixed-use residential resort, built over 56 hectares, is joined to the Mahé mainland by a bridge and offers 580 residential units, six marinas, including one for super yachts, and a large-scale commercial centre with shops, restaurants and bars.

The site is now planted with indigenous plants and trees. Four man-made beaches have been included, located in areas of the resort where marine experts advised beaches would naturally occur.

Almost all built units have sold, with 150 further properties available through Savills International. Prices range from $425,000 for a one-bedroom apartment to $4.5m for a six-bedroom, detached villa with pool and seafront plot. Each property has a berth in the marina. According to sales agent Chris Nel, rental rates for a one-bedroom property range from $350 per night on a short let, to $1,900 per month for a one-year contract.

Property purchase by non-nationals is allowed in the Seychelles but buyers need government permission. They are also not allowed to rent their home as a short-term or holiday let without a permit. This is one reason many foreign nationals opt for resort-based property, where a rental licence has been negotiated by the developer.

With increasing interest in the Seychelles from Middle Eastern, Russian and Chinese buyers, as well as investors from South Africa and Europe, globally recognised resort brands such as Four Seasons and Raffles are also catering for the prime market.

The former is on a hillside overlooking Petite Anse Bay on Mahé’s southwest coast. In addition to a hotel complex, the development has 27 three- to five-bedroom villas on plots from 1.5 to 3.7 acres. Owners have use of the hotel’s concierge, spa and restaurant and can put their home into the rental pool. Hamptons International is selling nine residences, priced from $7.25m.

The development was permitted on the basis that it would have minimal impact on the local environment. The villas blend into the surrounding vegetation, sewage is treated on site and the resort has a desalination plant.

Dogley admits that large-scale construction on the main resort islands of Mahé, Praslin and La Digue may have reached its limit but says there are still islands in the region’s outer archipelago where low-impact development could be considered.

 

“All countries need to prosper,” he says. “But we have to balance the equation of viable projects for tourism and residential development with the needs of our environment.”

The private island of Desroches is one such resort. Located 230km from Mahé, from where there is a daily flight, the island operates as a nature reserve yet also offers villas for sale. The four-bedroom, beachfront properties are on plots of 5,000 sq metres and cost $3.5m for full ownership or $500,000 for a share in a property with eight weeks’ use. Residences are sold with a lease of 70 years and can be placed in the rental pool.

Even with careful management, future constraints on land remain an issue. “Sometimes knowledge of the degree of connectivity between land and marine environments seems to have been lost or ignored when it comes to onshore development,” says Dr David Smith, professor of marine biology at the University of Essex and an expert on Indian Ocean habitats.

“Those making the decisions need to consider the connection between the land and the sea, the value of marine resources in terms of biodiversity and economics, and must also consider the environmental costs of further land development.

“The biodiversity and land- and seascapes of the Seychelles is perhaps the country’s biggest economic asset and should be protected at all costs.”

Laura Latham was a guest of Eden Island

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Buying guide

● Residency permits for non-national property owners cost SRs50,000 ($4,307) for the main applicant, SRs25,000 ($2,153) for a spouse and SRs1,000 ($86) for minors. There is also an application fee of $148.

● Residency permits last five years and are renewable but holders must reside in the Seychelles for at least five days during each 12 months of the term of the permit.

● There are no inheritance, capital gains or annual property taxes but non-nationals pay a transfer fee of 17.5 per cent on purchase of property.

● The government stepped up policing across the islands in 2012 to counteract the rising crime rate, which in 2011 was up almost 20 per cent on the previous year.

● Condor is the only European airline flying direct to the Seychelles; flights from Frankfurt take around 9.5 hours. Etihad and Emirates operate flights from Abu Dhabi and Dubai respectively. Air Seychelles operates to Abu Dhabi and Johannesburg.

● The Seychelles has a tropical climate with temperatures of 24C-32C. Humidity is highest from October to April and there can be periods of heavy rain from December to February.

 

What you can buy for ...

$500,000: A four-bedroom villa on Praslin

$1m: A four-bedroom detached villa in Beau Vallon, Mahé

$5m: An 11-acre, beachfront plot on Praslin

 

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