Buying a Property in the Maldives: What You Need to Know
The Maldives are among the most sought-after destinations for international luxury real estate. But before any purchase, a fundamental point deserves clarification—a point that many sales presentations overlook.
No foreigner can own land outright
The Maldivian Constitution reserves land ownership for Maldivian citizens only. This principle applies without exception: whether it is an individual or a foreign company, no one can hold definitive ownership of a Maldivian plot of land. What one actually buys, in almost all cases, is a long-term right of occupancy —a lease, not a title of ownership.
How does a 99-year lease work?
The standard mechanism is based on an initial lease granted by the state, generally for 50 years, with an option to extend the total term up to 99 years—the maximum allowed by the Constitution. For residential or commercial projects outside the tourism sector, terms are often shorter, from 20 to 50 years, negotiated directly with the relevant ministry. A property sold as a “luxury villa” in a hotel complex generally corresponds to a subleaseora strata lease, attached to this main lease.
What this actually changes for a buyer
Even a 99-year lease is not a perpetual title of ownership: its value and transferability depend on the conditions stipulated in the initial agreement, and its remaining term decreases over time—a crucial factor to consider in any resale or inheritance planning. Furthermore, any transaction involving a foreign buyer requires government authorization, and opportunities are concentrated almost exclusively in designated tourist areas.
Despite everything, it's an attractive market, provided you get good advice
These regulations do not prevent the Maldives from attracting a discerning international clientele—the scarcity of land and the country's tourist appeal sustain a steady demand for high-quality leasehold properties. However, the legal structure of the lease (remaining term, renewal conditions, subletting rights) must be thoroughly reviewed with a local lawyer before any offer is made, far more so than simply the asking price.
Discover the Maldivian market
To explore our selection of properties in the Maldives, head to our dedicated category.