Professionals FIJI Real Estate
Real Estate FAQs
A. BUYING PROPERTY IN FIJI
1. Can foreigners (non-residents) buy property in Fiji?
Yes, foreigners CAN buy properties in FIJI! The official language spoken in FIJI is ENGLISH (although Hindi and Fijian are still widely spoken), so it is easy to do business and buy properties in FIJI. Contracts and all legal proceedings and property conveyancing are done in English, and usually settle in FIJI Dollars.
Fiji is one of the only countries in the South Pacific that allows foreigners (non-residents) to purchase properties, which include freehold and strata-titled properties. Foreigners can also lease iTaukei Land Trust Board (TLTB) “Native” Land and Fiji Government Owned “Crown” Land.
Some restrictions exist for residential land purchases within municipal boundaries. Freehold properties larger than one acre require consent from the Minister of Lands, which is part of the customary property conveyancing process in FIJI, typically handled by local solicitors. Contact our team if you have further questions. We’re here to help you make great investment decisions!
2. What is the difference between Freehold, iTaukei, and State Land?
There are three (3) types of property title in the FIJI Islands. Fijian Law, which governs all property conveyancing in FIJI, is based on the Torrens Law System, meaning the government guarantees title, unlike countries like America, which have private title companies. Also, “escrow” is handled by solicitors and NOT by private escrow companies. Let’s look at the three types of properties available to individual and institutional buyers and investors in FIJI:
- Freehold: Fully ownable (also sometimes referred to as “forever ownership”), which can be bought and sold freely. Less than 8% of properties in FIJI are considered freehold, so prices tend to be higher than leasehold properties.
- iTaukei Land: Communally owned by local indigenous groups. Only leaseholds are allowed, usually 99 years for residential properties, with agricultural land leases typically between 30 and 50 years.
- State Land: Government-owned; usually leased, not “sold”. Lease terms can vary depending on the zoning and location, with leases usually between 50 and 99 years.
3. What TYPES of properties can non-residents / foreigners buy in Fiji?
Apartments, villas, resort units (common on Denarau Island), commercial buildings, and freehold homes outside restricted zones, as well as undeveloped land, sub-divisions, resort hotels and even private islands! There are plenty of investment opportunities available. Contact us and let us know what you would like us to find for you. We will advise you accordingly.
All land developments will need architecture and building plans approved by the local town council and the Department of Town and Country Planning; larger developments also require an Environmental Impact Assessment (EIA) report from the Environmental Ministry.
Most foreigners who purchase properties in FIJI can obtain a 3-year residency permit through Fiji’s Immigration Department. Without a residence permit, interested investors and buyers can stay in FIJI up to 4 months on a Tourist Visa.
4. Do foreigners need government approval to buy properties in FIJI?
Usually not, except for specific zones and/or commercial acquisitions. Residential properties over 1 acre will usually require the Minister of Lands’ consent. We can refer you to one of Fiji’s local solicitors who can help you determine the best path forward depending on your FIJI real estate goals, family (estate) planning, whether you want to set up a business in FIJI, and if you plan to make FIJI your full or part-time home (or if you are simply looking for an investment property or retirement oasis).
5. Can foreigners buy beachfront property?
Yes. Much of Fiji’s beachfront is iTaukei or State leased land, held under long-term leases. But we have listed and sold beachfront freehold properties as well. They are rare, and will be more expensive, but hey, you deserve it! Let us know what you need, we will find it for you!
6. What is the typical deposit required in Fiji?
Usually 10% of the purchase price is required as an initial deposit to show the seller “vendor” that you are a qualified and committed purchaser. This initial deposit is paid (usually in Fiji Dollars) into our Agency Trust Account or the Seller’s (“vendor’s”) solicitor’s Trust Account, upon signing the Sale & Purchase Agreement.
Some property conveyances have been settled in foreign currencies (like AUD, NZD and USD), but this exposes both sides of the transaction to fluctuations in currency rates and the possibility of additional expenses and fees. The remaining 90% of the purchase price is due at settlement, with most foreigners (non-residents) wiring the balance to their solicitor’s (or the Vendor’s solicitor’s) Trust Account, so a check can be issued and exchanged for the new title documents at the Titles office on settlement day.
7. How long does settlement take?
Typically 30–90 days, depending on due diligence, financing, Capital Gains Tax (CGT) clearance (by the Seller) and any other necessary approvals. The Buyer and Seller can both agree to a settlement date that is mutually beneficial, with short extensions offered if required to fulfill all necessary requirements and paperwork by both parties.
8. Do buyers need a lawyer?
Yes. All conveyancing must be done through a Fiji-registered lawyer. The Buyer and Seller will have their respective lawyer(s) (“solicitors”) representing them after they complete an Engagement Letter and pay any required fees/retainers. Sometimes, Buyer and Seller will agree to use the same solicitor, if they feel there will be no conflict of interest. These are rare, but do happen and are perfectly legal. We are NOT lawyers, but we can provide a list of recommended lawyers and other advisors and consultants, when requested by our local and foreign clients. WE STRONGLY RECOMMEND YOU HIRE A LAWYER TO ADVISE YOU IN ALL ASPECTS OF PURCHASING, SELLING AND/OR RENTING PROPERTIES IN FIJI.
9. What taxes do buyers pay?
There are NO taxes for Buyers to pay when they purchase properties in FIJI. They will only incur legal fees for property conveyancing. Great news! – Stamp Duty, which is a tax on documents and/or property transfers, was eliminated in FIJI during COVID. Although it is currently NOT applicable, there is a chance it could come back. It varied depending on residency status. Buyers also do NOT pay capital gains tax (CGT), that is paid by the Seller.
Fiji does have a Value Added Tax (VAT), which is similar to a General Sales Tax (GST) in other countries. Currently the VAT in FIJI is 12.5%, subject to change. VAT might be applicable on purchases by locals and foreigners, especially if the Seller (“vendor”) is registered for VAT. Sometimes buyers will set up a Fijian company if the property is owned in a company name by the Seller. When this happens the property will trade as a “Zero VAT rated” transaction, with the Buyer paying VAT, but claiming it back in the new company name used to purchase the property.
For detailed VAT, and other tax-related questions, please contact your solicitor and/or tax advisor(s). We can also refer you to experts who can assist you before you sign any legal documents.
NOTE: Currently, there are NO PROPERTY TAXES IN FIJI!
10. Is there Capital Gains Tax in Fiji?
Sellers may pay Capital Gains Tax (CGT), currently at 10%, depending on circumstances; buyers do NOT pay CGT. Sellers can add legal costs and commissions to their initial cost basis to lower their potential CGT obligation. WE ADVISE YOU CHECK WITH LEGAL COUNSEL REGARDING ALL LEGAL MATTERS, AS WE ARE NOT LAWYERS.
11. Can foreigners get a mortgage in Fiji?
GREAT NEWS! – Yes, some banks provide financing for non-residents. There are about 6 retail banks here in FIJI, and we can refer you to local loan officers on the three main islands of Viti Levu, Vanu Levu and Taveuni, who can assist you. It is more difficult to get financing in outer islands and more remote areas of the FIJI Islands. For these transactions, local and foreign buyers typically pay all-cash, with no bank loan or financing. NOTE: seller-financing is almost non-existent in FIJI.
12. Are property prices negotiable?
Yes. Negotiation is common, especially for cash buyers and/or “unconditional” deals with quick settlement. We can let you know the motivation level of our sellers (“vendors”), so we can help you save money.
13. Do freehold properties appreciate in Fiji?
Historically yes, particularly in Nadi, Denarau, Wailoaloa, and Taveuni, however, like all markets around the world, there is no guarantee of capital appreciation. With limited supply of freehold land and a steady increase in global demand, we anticipate continued appreciation over time, conditional on stable local and global macroeconomic conditions. NOTE: Fiji implemented the Land Sales Act of 2014/2016 that strongly discourages “land banking” and “speculating” on properties in FIJI. The Fijian Government wants investors to come to FIJI to develop on the land (“vaua”) they purchase, to help create jobs and economic development and prosperity. The Act was amended in 2025 to allow up to 5 years to complete construction on certain land investments in FIJI, including freehold residential properties.
14. What is the due diligence process?
Title search (mandatory first step of any property conveyancing in FIJI, done by buyer and seller solicitors), property valuation report (to justify purchase price – this document is a requirement if you plan to borrow money for a property purchase, along with an engineering “cyclone” certificate if there is a building onsite), building inspection (optional), checking encumbrances, verifying boundaries, and confirming rates/taxes. Unlike most developed countries, there are no licensed property inspection reports available, so each buyer needs to do as much due diligence as possible. We will assist you by referring you to subject matter experts, like surveyors, engineers, etc.
15. Can I buy property remotely from overseas?
Yes. Virtual tours, video walkthroughs, and digital signatures are commonly used, but strongly discouraged. It is so much better to walk the property / investment you plan to purchase. Plus you have another great excuse to come visit FIJI!
B. SELLING PROPERTY IN FIJI
16. What documents do I need to list my property for sale?
We make listing and selling a property in FIJI easy. We will require a full copy of the Title or Lease Documents, photo IDs for each person listed on Title or Lease Documents, a recent property valuation report (strongly recommended, as this will be requested by purchasers and REQUIRED by their bank/lender if they plan to get a bank loan / financing), and of course a completed and signed listing authority agreement, which will allow us to access, view, film and drone (if possible) the property. NOTE: unlike all other agencies in FIJI, we do NOT charge any “vendor paid marketing” cost. We cover all global marketing, including drone photos and videos.
17. How long does it take to sell property?
Depends on location and price. High-demand areas like Denarau Island, Naisoso Island, Fantasy Island, and Coral Coast areas often sell faster. Some listings receive significant interest, while others might not be as attractive (based on price, location/access, utilities, etc). We will advise you, once we receive details of your property.
18. Do I need to pay Capital Gains Tax?
Possibly. Your lawyer and/or Fiji Revenue and Customs (FRCS) will determine your Capital Gains Tax liabilities and/or exemptions. This CGT certificate is an integral part of the property conveyancing process. It must be completed to settle a property transaction in FIJI.
19. What are the real estate commission rates in Fiji?
Commission varies depending on property type and price and location. Our commissions range from 3% to 9%, with Exclusive Listings having better rates and more benefits for our VIP clients. At times, if your property is taking a while to sell, we might recommend changing from an Exclusive to a General Listing with some of our recommended real estate partners here in FIJI, who might also have potential buyers for your property. Our goal is to work together with as many people as we can in order to deliver the results you expect and ultimately, get your property sold!
20. How do you market properties?
We are proud to say that we market and promote our FIJI property listings on over 145 websites and online social media partners and platforms in 65+ countries – probably more than all the other agencies in FIJI combined! No one else can come close to our global marketing efforts!
We spend a tremendous amount of time, money and energy actively promoting our FIJI properties all over the world. We also include professional photographs, staging services, complimentary drone footage, dedicated Search Engine Optimization (SEO) campaigns, social media ads, direct email marketing campaigns, and regular promotion through our various local and global buyer and investor networks.
As an exclusive In-Flight Entertainment (IFE) marketing partner on all international Fiji Airways flights, you might have also already seen our ads during your flights to/from the Fiji Islands and throughout the South Pacific. Our produced and edited full-length feature lifestyle videos promote popular investment areas/islands in FIJI as well as highlight some of our “trophy properties” in these locations! We are honored to be flying with the national carrier for over 6 years now, promoting the best properties, people, activities and adventures that this great nation has to offer!
21. Do I need to stage my home?
Optional, but staging can increase the property’s appeal and value. As part of our services, we will advise you on how to show and stage (and “tidy up”) your property, so we can maximize the returns (sale price) for you. As a courtesy, we will also do a complimentary “health and safety audit” of your property to make sure there are no issues that could be cause of concern for any subsequent buyers/investors. We can also recommend highly regarded service providers to remedy any defects or areas of concern.
22. Can I sell my property while overseas?
Yes, via a Power of Attorney. Please refer us to your local solicitor and/or legally authorized representative in FIJI, so we can get to work to help you achieve your FIJI real estate goals. We will set up online and physical files of your property, including all of our photos, videos, marketing materials, and necessary documents, so you can access from anywhere in the world.
23. What fees do sellers pay?
Legal fees, taxes like Capital Gains Tax “CGT” (if applicable), agent commission, and any payable utility/rates. NOTE: we encourage you to talk to your FIJI solicitor to find out if you might qualify for CGT exemption as a primary residence owner/seller and/or any other potential benefits. Legal fees and real estate commissions are usually added to your CGT expenses – to offset your taxes payable. MAKE SURE TO CHECK WITH YOUR ACCOUNTANT and SOLICITOR / LEGAL and BUSINESS ADVISORS REGARDING ALL LEGAL AND TAX QUESTIONS.
24. How do I get the best price for my property?
Accurate pricing, professional marketing, minor upgrades, and experienced agents help maximize value. Working with the Professionals FIJI Real Estate team is a huge step in the right direction! We look forward to hearing from you.
25. What is a “Sole Agency Agreement”?
An exclusive contract allowing one agency to market your property for a set period of time, usually 6 months +/-, after which the “Sole Agency” or “Exclusive” reverts to a “General” listing, allowing the Seller (“Vendor”) to work with multiple agencies. If you prefer a General Agency, we advise that all agencies use the same marketing materials and pricing, as often with General Listings, buyers/investors see variations in marketing collateral and/or pricing online, which can be very confusing for all parties involved. We recommend starting with an Exclusive Agency to hold your real estate agent accountable to delivering the results they promise. Make sure whoever you work with, they have a solid reputation, 5-star client testimonials online, and they have the local and international marketing experience and exposure to get your property in front of as many potential buyers/investors as possible. This will increase your odds of success – and settlement!
C. RENTING PROPERTY IN FIJI (TENANTS)
26. What do I need to rent a property in Fiji?
We here at Professionals FIJI Real Estate work with people from all over the world, who come to FIJI temporarily and need a clean and safe rental property that suits their needs. Landlords will require a copy of a government issued Photo ID (like a passport or drivers license), a signed Tenancy Agreement, and sometimes a list of references and proof of income and/or Work or Investor Permit (authorization to live/work in FIJI during the Tenancy Period).
27. How much is a bond in Fiji?
Typically 1–2 months’ rent depending on property. Most residential landlords in FIJI require a 1 month security deposit (“bond”) that is usually held directly by the Landlord, and on rare occasion, the Exclusive Agent representing the property/landlord.
28. Do I need to sign a tenancy agreement?
Yes. A written Tenancy Agreement protects both tenant and landlord. We at Professionals FIJI Real Estate have put together a comprehensive Tenancy Agreement that protects both parties, and goes over all the various terms and conditions. Landlords and/or Tenants can (and often do) add “Addendum Items” to our standard Agreement, to accommodate unique requirements and requests. WE ALWAYS ENCOURAGE BOTH PARTIES TO SEEK LEGAL AND TAX ADVICE PRIOR TO SIGNING ANY LEGALLY BINDING DOCUMENTS IN FIJI.
29. Are pets allowed?
Depends on the landlord and Body Corporate (“Home Owner Association”) rules and requirements. For instance: Denarau Island, probably the most exclusive and highly requested and regarded location in the FIJI Islands for foreigners, executives and expats, does NOT allow for pets, but Fantasy Island and Naisoso Island DO allow for small dogs and cats. If you are planning to bring your pets to FIJI full or part-time, please also make sure to check with Fiji’s BioSecurity Department, regarding any fees and/or quarantine requirements well in advance of your planned move to / arrival into FIJI.
30. How long is a typical lease?
6 months to 1 year are typical lease terms in FIJI; long-term leases are common in Denarau, Nadi, Suva, and Wailoaloa areas, as these are the most favored areas for expats and overseas consultants doing work in FIJI on a contract basis. Even if a tenant coming to FIJI is on a 3 to 5 year “long term” contract, we always recommend doing a 1-year lease to start out with, so you (and your family / co-inhabitants) are thoroughly happy with your accommodation choice. This will allow you to ask the landlord to renew at the same/similar price and terms, and also allow you the flexibility to seek new accommodation if you find something better suited to your needs and budget after the expiration of the first year term.
31. Who is responsible for repairs?
Landlords handle structural and major repairs; tenants handle minor upkeep. Should you have additional questions, please contact one of your Professionals FIJI Real Estate advisors, who can offer additional advice and recommendations. The specific responsibilities of each party are laid out in the Tenancy Agreement. So read carefully BEFORE signing.
32. Can rent increase during my lease?
No, rental increases are NOT increased during a “fixed-term” lease unless stated in the agreement. We always recommend adding a provision in the Tenancy Agreement that allows for “option to renew on the same price and terms” for a specific period of time, so both parties’ expectations are met and there is clear transparency for everyone involved. PLEASE SEEK LEGAL AND TAX ADVICE PRIOR TO SIGNING ANY RENTAL DOCUMENTS.
33. Are utilities included in the rent?
Usually not, unless specified (e.g., water or Wi-Fi included). Most Tenancy Agreements in FIJI include the monthly payment, and on occasion (in places like Denarau and Naisoso Island) the Tenancy Agreement may also include “monthly pool maintenance” and “monthly gardening servicing”, but these items are negotiable.
We have also done some “all-inclusive” rents which include all utilities (with a cap on electricity, gas and water usage each month, to protect the landlord), but these are rare. If you are planning to RENT a property in FIJI, plan on paying your monthly rent, along with your water, gas and electricity bills based on your usage during your Tenancy Period.
NOTE: water and gas expenses in Fiji are fortunately quite low, but if you plan on cranking your air conditioning units, your electricity bill can be quite high.) We can let you know what historical norms are based on the property and/or location to help you plan and budget accordingly.
WiFi and Internet and MOBILE PHONE SERVICE PROVIDERS: Overall, Fiji has excellent WiFi coverage through providers like Vodafone and Digicel. Starlink has come on strong as an internet provider for both outer islands and yachties who don’t have a “fixed” position for coverage.
34. What happens if I want to terminate my lease early?
Most Tenancy Agreements are for a fixed period (usually 1 year). If you MUST terminate before the expiration of your Lease Agreement, you may lose your security bond (usually 1 month rent) and/or pay rent until a replacement tenant is found, depending on your agreement. If you “lose your job” or “your contract was terminated”, these are typically NOT reasons for early termination of your lease.
The good news is, if you are renting in a popular area, because we are one of the top rental agencies in the FIJI Islands, there is a high probability that we can find a replacement tenant for you, but we can NOT guarantee that we will find someone straight away to take over your lease. So, make sure you SEEK LEGAL ADVICE and SPEAK WITH YOUR SPONSORING COMPANY to ask them what would happen if you have to terminate your rental agreement prior to expiration and who will be responsible if you have to leave the property before the tenancy period ends.
D. RENTING OUT PROPERTY IN FIJI (LANDLORDS)
35. Do you offer property management?
Yes, Professionals FIJI Real Estate offers property management in FIJI. We manage properties across Nadi, Denarau Island, Wailoaloa, and Taveuni Island, with more areas coming soon. Keep in mind that we will review each property to determine if we have the time and resources to give your property and tenants the attention they deserve. If you have property(ies) in FIJI and are looking for property management, please contact us to discuss further.
36. How much does property management cost?
Typically 10%–20%, depending on services and property type. We also offer limited property management / accounting rent collection services at a lower rate. Enquire for more details.
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