How overseas buyers buy property in Maldives

What to know first

• Maldives Pearl Residence program launched April 2026 — a genuinely new residency route, not previously available in this market
• No capital gains tax and no annual property tax — a real structural advantage over most markets on this platform
• Direct foreign land ownership remains constitutionally barred — standard residential leasehold runs 30–50 years from the developer or State, arranged within licensed tourism/investment developments
• No mortgage access for foreign buyers — budget for cash or developer payment-plan purchase
• The smallest, least-liquid market on this platform — a single current listing and limited resale history are the real constraints, not the tax framework

The general process

1. Confirm what foreigners may own in Maldives and in which areas.
2. Set your budget in USD, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

Foreign buyers generally cannot access Maldivian mortgage financing — expect cash or developer payment-plan purchase

Notes

Leasehold structure and financing norms mean this is a cash/developer-finance market, not a bank-mortgage one

Residency through property

Programme

Maldives Pearl Residence — the country’s first residency-by-investment program, launched April 2026 with Henley & Partners as part of the government’s Vision 2040 strategy

Threshold

Strata-title units from approximately USD 250,000

Timeframe

5-year renewable residency, no physical presence requirement — not a path to citizenship (naturalization requires 12 years’ continuous residence)

Taxes and running costs

Income tax on rent

Rental income taxed at a 15% corporate rate if held through a company, under the Income Tax Act 2019

Capital gains tax

No standalone capital gains tax — a genuine advantage relative to most markets on this platform

Transfer tax or fees

No separate property transfer tax or stamp duty in the standard Maldivian framework

Annual property costs

No annual property tax; GST (8%) applies to certain property-management services, rising to the full 17% Tourism GST if the unit operates as a short-term tourist rental