Residential land in Seychelles is categorized based on density—low, medium, and high. Each category is defined by maximum plot coverage, which is the percentage of a parcel that may be covered by sealed surfaces such as buildings and driveways. Here’s a closer look at each density classification:

Low-density Residential

Primarily single-family homes or duplexes. This classification allows for maximum plot coverage of 30%, or 35% if connected to a central sewage system. Minimum subdivision plot size is 1200m².

Medium-density Residential

Suitable for clustered homes or small apartment complexes. Plot coverage is limited to 35%, increasing to 40% with central sewage. Minimum subdivision plot size is 600m².

High-density Residential

Designed for compact developments, such as larger apartment buildings or high-rise housing. Maximum plot coverage is 45% (increasing to 50% with central sewage), with a minimum subdivision size of 400m².

These coverage limits ensure that developments are distributed according to infrastructure capabilities, environmental sustainability, and community needs.

These regulations control residential density, guiding developers to plan plots that balance buildable areas with open spaces, ultimately aiming to reduce urban sprawl and manage local resources.

Residential development is also subject to landscaping regulations aimed at preserving Seychelles’ natural beauty and biodiversity. According to SI 90 2023, a significant portion of each residential plot must be allocated to natural vegetation and landscaping. This is to be done as follows:

Low-density Residential

Approximately 65-70% of the land must remain undeveloped and landscaped, creating green spaces to provide ecological functions such as shade, water filtration, and wildlife habitat.

Medium-density Residential

Around 60-65% of the land should be reserved for green landscaping, with a focus on water infiltration and atmospheric purification.

High-density Residential

Requires 50-55% of the land to remain as green landscaping, which helps offset the increased building density by providing space for rainwater absorption, biodiversity, and community aesthetics.

Green areas contribute to stormwater management by reducing runoff and allowing rainwater to percolate into the soil. This helps to avoid flooding, preserve water quality, and enhance urban cooling through vegetative shading. The Planning Authority encourages developers to incorporate native plants and trees to enhance the ecological value of these spaces.

Building heights within residential areas are carefully regulated to ensure developments blend into their surroundings, respecting both the community's character and environmental aesthetics. The maximum allowable height for any residential structure is not fixed and is determined on a case-by-case basis, considering:

Local Area Character

Buildings must harmonize with the aesthetic standards of the neighborhood, respecting both natural and built landscapes.

Surrounding Development

The height of new buildings should not disrupt established views or overshadow neighboring properties. Consistency in building lines is prioritized to maintain visual continuity.

Topography and Skyline Impact

Developments on elevated land should be mindful of skyline impact, with particular care taken to avoid obstructing scenic views.

Microclimatic Effects

Height limitations consider the potential for buildings to create wind tunnels, shade neighboring homes excessively, or influence local climate patterns. Tall buildings are often restricted in residential neighborhoods to prevent such impacts.

The Seychelles Planning Authority may set height restrictions according to factors such as public viewpoints, distance from the coastline, and proximity to historical sites, aiming to protect the visual landscape and natural beauty of Seychelles.

Subdivision requirements are essential for defining the minimum land area per residential unit, ensuring that every plot aligns with community infrastructure capacity and environmental policies. Subdivision sizes vary by density classification:

Low-density Residential

Minimum plot size is 1200m², allowing for single-family homes with substantial green spaces.

Medium-density Residential

Minimum plot size is 600m², which supports clusters of homes or small multi-unit buildings with sufficient open areas.

High-density Residential

Minimum plot size is 400m², enabling compact housing solutions within sustainable limits.

These minimum plot sizes prevent overcrowding and ensure that residential zones retain ample space for greenery, communal areas, and essential utilities like sewage and drainage.