Professionals FIJI Real Estate
Real Estate FAQs
Table of Contents
A. Buying Property in Fiji
1. Can foreigners (non-residents) buy property in Fiji?
Yes, foreigners can buy property in Fiji, including freehold and strata-titled property. English is Fiji’s official language, so contracts, legal proceedings, and property conveyancing are all conducted in English, typically settling in Fijian dollars.
Fiji is one of the few South Pacific nations that allows non-resident foreign ownership. Some restrictions apply — freehold properties over one acre require Minister of Lands consent, part of the standard conveyancing process handled by local solicitors. Our team is happy to walk you through your options.
2. What is the difference between Freehold, iTaukei, and State Land?
Fiji recognizes three types of property title, all governed by the Torrens Land Title System, in which the government — not a private title company — guarantees title. Escrow functions are handled by solicitors rather than private escrow companies.
- Freehold: Full, permanent ownership that can be bought and sold freely. Less than 8% of property in Fiji is freehold, so prices tend to be higher than leasehold property.
- iTaukei Land: Communally owned by indigenous Fijian landowning groups and available only as leasehold, typically 99 years for residential use and 30–50 years for agricultural leases.
- State Land: Government-owned and typically leased rather than sold, with lease terms usually running 50–99 years depending on zoning and location.
3. What types of properties can non-residents/foreigners buy in Fiji?
Non-residents can purchase apartments, villas, resort units (common on Denarau Island), commercial buildings, freehold homes outside restricted zones, undeveloped land, subdivisions, resort hotels, and even private islands.
All developments require architecture and building plans approved by the local town council and the Department of Town and Country Planning; larger projects also require an Environmental Impact Assessment (EIA) from the Environment Ministry.
Most foreign buyers can obtain a 3-year residency permit through Fiji’s Immigration Department. Without a residency permit, buyers can stay in Fiji for up to 4 months on a tourist visa. Contact our team to discuss the best opportunities for your goals.
4. Do foreigners need government approval to buy properties in Fiji?
Usually not, except in specific zones or for certain commercial acquisitions. Residential properties over one acre generally require consent from the Minister of Lands. We can refer you to a local solicitor who can advise on the best path forward based on your goals — whether that’s an investment property, a retirement home, part-time residence, or a base for a Fiji business.
5. Can foreigners buy beachfront property?
Yes. Much of Fiji’s beachfront is iTaukei or State leased land held under long-term leases, though freehold beachfront properties do exist and have been listed and sold through our agency. These are rare and command higher prices. Let us know what you’re looking for and we’ll help you find it.
6. What is the typical deposit required in Fiji?
A deposit of 10% of the purchase price is typically required to demonstrate the buyer’s commitment. This deposit is paid — usually in Fijian dollars — into our agency trust account or the seller’s solicitor’s trust account upon signing the Sale & Purchase Agreement.
Some transactions have settled in foreign currencies such as AUD, NZD, or USD, though this exposes both parties to currency fluctuation risk and potential added fees. The remaining 90% is due at settlement, typically wired to the solicitor’s trust account so funds can be exchanged for title documents at the Titles Office on settlement day.
7. How long does settlement take?
Settlement typically takes 30–90 days, depending on due diligence, financing, Capital Gains Tax (CGT) clearance from the seller, and any other required approvals. Buyer and seller agree on a mutually convenient settlement date, with short extensions available if needed to complete paperwork.
8. Do buyers need a lawyer?
Yes. All conveyancing in Fiji must go through a Fiji-registered lawyer. Buyer and seller each engage their own solicitor after signing an engagement letter and paying any required fees. In some cases, both parties agree to use the same solicitor if there’s no conflict of interest — this is uncommon but legal. We are not lawyers, but we can provide a list of recommended solicitors and advisors. We strongly recommend engaging a lawyer for all aspects of buying, selling, or renting property in Fiji.
9. What taxes do buyers pay?
Buyers currently pay no taxes when purchasing property in Fiji — only legal fees for conveyancing. Stamp Duty, a tax on documents and property transfers, was eliminated during COVID-19 and remains inactive, though it could be reinstated in a future budget. (It previously stood at 3% of purchase price for locals and 10% for foreigners.) Buyers also don’t pay Capital Gains Tax (CGT) — that responsibility falls on the seller.
Fiji does apply a 12.5% Value Added Tax (VAT), which may be applicable depending on whether the seller is VAT-registered. In some cases, buyers set up a Fijian company to purchase a property already held in a company name, in which case the transaction is treated as “zero VAT-rated,” with VAT paid and later claimed back through the new company. For detailed VAT and tax questions, we recommend consulting your solicitor or tax advisor — we’re happy to make introductions.
Note: there are currently no ongoing property taxes in Fiji.
10. Is there Capital Gains Tax in Fiji?
Sellers may be liable for Capital Gains Tax (CGT), currently set at 10%, depending on circumstances. Buyers do not pay CGT. Sellers can offset their CGT liability by adding legal costs and commissions to their original cost basis. We recommend confirming your specific situation with legal counsel, as we are not lawyers.
11. Can foreigners get a mortgage in Fiji?
Yes, several banks provide financing to non-residents. Fiji has about six retail banks, and we can refer you to loan officers across Viti Levu, Vanua Levu, and Taveuni. Financing is more difficult to arrange in outer islands and remote areas, where cash purchases are more common. Seller financing is rare in Fiji.
12. Are property prices negotiable?
Yes, negotiation is common, particularly for cash buyers or unconditional offers with quick settlement. We can advise you on a seller’s motivation level to help you negotiate effectively.
13. Do freehold properties appreciate in Fiji?
Historically, yes — particularly in Nadi, Denarau, Wailoaloa, and Taveuni — though, as with any market, there’s no guarantee of continued appreciation. Limited freehold land supply combined with steady global demand suggests continued appreciation is likely, conditional on stable local and global economic conditions.
Note: Fiji’s Land Sales Act of 2014/2016 discourages land banking and speculation, encouraging investors to actively develop purchased land to support local jobs and economic growth. A 2025 amendment extended the construction completion window to five years for certain investments, including freehold residential property.
14. What is the due diligence process?
Due diligence typically includes a title search (the mandatory first step, conducted by both buyer and seller solicitors), a property valuation report (required for bank financing, along with an engineering “cyclone” certificate if a structure is present), an optional building inspection, and verification of encumbrances, boundaries, and outstanding rates or taxes.
Unlike many developed countries, Fiji does not have licensed property inspection services, so thorough due diligence is essential. We can refer you to trusted local surveyors, engineers, and other specialists.
15. Can I buy property remotely from overseas?
Yes — virtual tours, video walkthroughs, and digital signatures are commonly used for remote purchases, though we recommend visiting in person when possible to walk the property before committing. It’s also a great excuse to visit Fiji.
B. Selling Property in Fiji
16. What documents do I need to list my property for sale?
To list your property, we’ll need a copy of the Title or Lease Documents, photo ID for each person listed on the title, a recent property valuation report (recommended, as buyers’ lenders typically require one), and a signed listing authority agreement authorizing us to access, view, film, and photograph (including drone footage where possible) the property.
Unlike most agencies in Fiji, we don’t charge vendor-paid marketing costs — all global marketing, including drone photography and video, is covered by us.
17. How long does it take to sell a property?
Timelines vary by location and price. High-demand areas such as Denarau Island, Naisoso Island, Fantasy Island, and the Coral Coast tend to sell faster. We’ll give you a realistic estimate once we’ve reviewed your property’s specific details.
18. Do I need to pay Capital Gains Tax?
Possibly. Your lawyer and/or the Fiji Revenue and Customs Service (FRCS) will determine your CGT liability or any applicable exemptions. A CGT certificate is a required part of completing a property transaction in Fiji.
19. What are the real estate commission rates in Fiji?
Commission rates vary by property type, price, and location, typically ranging from 3% to 9%. Exclusive Listing agreements generally offer better rates and added marketing benefits compared to General Listings.
If a property isn’t moving, we may recommend shifting from Exclusive to General to widen buyer exposure through trusted local partners. Our goal is always to get your property sold at the best possible outcome for you.
20. How do you market properties?
We market our listings across more than 145 websites and social media platforms in over 65 countries — one of the most extensive marketing footprints of any agency in Fiji.
Our marketing includes professional photography, staging guidance, complimentary drone footage, dedicated SEO campaigns, social media advertising, direct email marketing, and promotion through our local and global buyer networks.
We’re also the exclusive in-flight entertainment (IFE) marketing partner on Fiji Airways’ international flights, and have produced feature-length lifestyle videos showcasing Fiji’s top investment areas and standout properties — a partnership we’ve proudly held for over six years.
21. Do I need to stage my home?
Staging is optional but can increase a property’s appeal and sale value. We’ll advise you on presentation and staging to help maximize your return, and we include a complimentary health and safety audit to flag any issues that could concern potential buyers. We can also recommend trusted service providers for any needed repairs.
22. Can I sell my property while overseas?
Yes, via Power of Attorney. We’ll work with your local solicitor or authorized representative in Fiji, and set up online and physical files — including photos, videos, marketing materials, and documents — so you can manage the sale from anywhere in the world.
23. What fees do sellers pay?
Sellers typically pay legal fees, applicable Capital Gains Tax (CGT), agent commission, and any outstanding utility or rates payments. We recommend speaking with your Fiji solicitor about potential CGT exemptions for primary residence owners. Legal fees and commissions can often be added to your CGT cost basis to help offset tax owed — confirm details with your accountant and solicitor.
24. How do I get the best price for my property?
Accurate pricing, professional marketing, minor upgrades, and experienced representation all help maximize your sale price. Our team is here to guide you through each of these steps.
25. What is a "Sole Agency Agreement"?
A Sole Agency (or Exclusive) Agreement gives one agency the right to market your property for a set period, typically around six months, after which it can revert to a General Listing with multiple agencies. If choosing a General Agency, we recommend all participating agencies use consistent marketing materials and pricing, since inconsistencies can confuse buyers.
We generally recommend starting with an Exclusive Agency, which holds your agent accountable for delivering results. Look for an agent with a strong reputation, positive client testimonials, and broad local and international marketing reach — all of which improve your odds of a successful sale.
C. Renting Property in Fiji (Tenants)
26. What do I need to rent a property in Fiji?
Landlords typically require a government-issued photo ID (passport or driver’s license), a signed Tenancy Agreement, and sometimes references, proof of income, and a copy of your Work or Investor Permit if applicable.
27. How much is a bond in Fiji?
A bond is typically equal to one to two months’ rent, depending on the property. Most residential landlords hold the bond directly, though occasionally the exclusive agent representing the property will hold it instead.
28. Do I need to sign a tenancy agreement?
Yes. A written Tenancy Agreement protects both tenant and landlord and outlines all terms and conditions. We use a comprehensive standard agreement, and both parties can add addendum items for specific requirements. We recommend both landlords and tenants seek legal and tax advice before signing.
29. Are pets allowed?
This depends on the landlord and Body Corporate (homeowners’ association) rules. For example, Denarau Island generally does not allow pets, while Fantasy Island and Naisoso Island permit small dogs and cats. If relocating with pets, check with Fiji’s Biosecurity Department regarding fees and quarantine requirements well ahead of your move.
30. How long is a typical lease?
Typical lease terms run 6 months to 1 year, with longer-term leases common in Denarau, Nadi, Suva, and Wailoaloa — popular areas for expats and contract workers. Even for tenants on longer 3–5 year work contracts, we generally recommend starting with a 1-year lease to confirm the property is the right fit before committing further, while preserving flexibility to renegotiate or relocate.
31. Who is responsible for repairs?
Landlords are generally responsible for structural and major repairs, while tenants handle minor upkeep. Specific responsibilities are outlined in the Tenancy Agreement, which we recommend reading carefully before signing. Our team is available for additional guidance.
32. Can rent increase during my lease?
No — rent cannot increase during a fixed-term lease unless the agreement states otherwise. We recommend including an option-to-renew clause at the same price and terms to set clear expectations for both parties. Seek legal and tax advice before signing any rental documents.
33. Are utilities included in the rent?
Usually not, unless specifically stated. Some Tenancy Agreements — particularly in Denarau and Naisoso Island — include monthly pool maintenance and gardening, which are negotiable. All-inclusive rents covering utilities (often with usage caps to protect the landlord) do exist but are uncommon.
Water and gas costs in Fiji are generally low, though electricity bills can rise significantly with heavy air conditioning use. We can share typical cost ranges for a given property to help you budget.
Fiji has strong WiFi coverage through providers like Vodafone and Digicel, and Starlink has become a popular option for outer islands and boat-based residents without fixed connectivity.
34. What happens if I want to terminate my lease early?
Most Tenancy Agreements run for a fixed term, typically one year. Terminating early may result in loss of your security bond and/or continued rent liability until a replacement tenant is found, depending on your agreement. Job loss or contract termination generally does not qualify as grounds for early termination.
As one of Fiji’s leading rental agencies, we have a strong track record of finding replacement tenants quickly, though this can’t be guaranteed. We recommend seeking legal advice and speaking with your sponsoring company about your specific circumstances.
D. Renting Out Property in Fiji (Landlords)
35. Do you offer property management?
Yes. We manage properties across Nadi, Denarau Island, Wailoaloa, and Taveuni, with additional areas planned. Each property is reviewed individually to confirm we can provide the level of attention it and its tenants deserve. Contact us to discuss your property.
36. How much does property management cost?
Property management typically costs 10–20% of rental income, depending on the scope of services. We also offer a limited rent-collection/accounting-only service at a lower rate — ask us for details.
37. What screening do you do for tenants?
Our tenant screening includes ID verification, employment verification, rental history, and reference checks.
38. How often do you inspect properties?
Inspections typically occur every 3 to 6 months, depending on the agreement and tenant availability.
39. Who handles maintenance requests?
We coordinate repairs with licensed tradespeople and keep landlords updated throughout. Minor repairs under a set dollar threshold are approved automatically; larger expenses are quoted and sent to the landlord for approval before work begins.
E. Local Financing & Banking
40. Can foreigners borrow money to purchase a home in Fiji?
Yes, some banks offer loans to non-residents, though approval depends on each bank’s underwriting criteria, which vary by institution. Local buyers can typically borrow up to 90% of the purchase price, with a few programs offering limited 0%-down options. Non-resident buyers generally need a minimum 25–30% down payment, with terms varying across Fiji’s six retail banks. We can provide a list of local loan officers to discuss your specific qualifications and documentation needs.
41. Which banks offer property loans in Fiji?
Fiji’s main lenders include Bank of South Pacific, Bank of Baroda, BRED Bank, HFC Bank, ANZ Bank, and Westpac Bank, along with the Fiji Development Bank (FDB) for commercial agricultural and specialty financing.
We maintain a list of local banking contacts so clients can compare lenders. Investment Fiji is also a valuable resource for investment-related guidance, and we can connect you with their leadership team and other key stakeholders.
42. Do you arrange financing for clients?
We don’t provide financing directly, but we guide buyers through bank contacts, typical lending requirements, and the property financing process in Fiji.
43. What documents are typically required for a home loan?
Requirements vary by lender but typically include government-issued photo ID (passport or driver’s license), proof of income, employment verification, property details, deposit funds, and a copy of any applicable Work or Investor Permit.
44. How long does it take to get bank approval?
Loan approval generally takes 2–6 weeks after all required documents are submitted, depending on the bank, property type, and documentation completeness.
45. Do banks require property valuations?
Yes. All properties purchased with financing require a valuation report from the lender’s approved panel of valuers. This confirms the property’s condition, location, and value, protecting both the bank and the buyer from overpaying.
If a structure is present on the property, lenders typically also require an engineering (“cyclone”) certificate verifying structural integrity.
F. Insurance & Valuation
46. Is home insurance mandatory?
Insurance isn’t always legally required, but most banks require it on mortgaged properties. Some owners choose to self-insure due to high premiums. Local brokers such as AON can help determine appropriate coverage. We recommend seeking legal, tax, and banking advice before committing to any property purchase.
47. What does home insurance cover in Fiji?
Home insurance generally covers fire, flood, cyclone, earthquake, and volcanic eruption damage, theft and burglary, and third-party liability. Coverage varies by insurer and policy type.
48. What are the key home insurance providers in Fiji?
Key providers include Tower Insurance Fiji (flexible dwelling, contents, and temporary accommodation coverage), Sun Insurance (House Owners Insurance), Capital Insurance Group (comprehensive home and contents policies), AON Fiji (personal insurance broker), HFC Bank (home and contents insurance underwritten by Tower), and BSP Life (mortgage protection insurance).
Most insurers offer both replacement value (cost to rebuild) and indemnity value (depreciated value) coverage, with optional add-ons for cyclone, earthquake, and volcanic damage. Some insurers, including Tower, offer multi-policy discounts of up to 20% when combining home and auto coverage. We recommend thorough due diligence and professional advice before signing any policy.
49. Do banks require valuation reports before loan approval?
Yes. Banks only accept valuations from their approved panel of valuers, so it’s important to confirm your valuer is approved by your chosen lender. We can provide these lists along with recommendations for lenders, insurers, and other service providers.
50. Can I get my own independent valuation?
Yes, for personal reference. However, bank financing requires a valuation from the lender’s approved valuer.
G. Legal, Tax & Ownership FAQ
51. What is Stamp Duty?
Stamp Duty is a government fee historically paid by buyers on property purchases — 3% for locals and 10% for foreigners. It was removed during COVID-19 and remains inactive, though it could be reinstated in a future budget.
52. Are Body Corporate fees mandatory?
Yes, for strata-titled units and properties within private gated communities. Body Corporate (HOA) fees typically cover insurance, maintenance, and shared services. Fees and requirements vary by community — check with the specific development for details.
53. What is a caveat?
A caveat is a legal notice lodged on a property title to protect someone’s interest in it, similar to a lien — it signals that title isn’t “clean.” Solicitors on both sides check for caveats, encumbrances, and liens early in the conveyancing process, and only proceed with drafting the Sale and Purchase Agreement once title is confirmed clean.
54. Can foreigners own commercial property in Fiji?
Yes, generally with fewer restrictions than residential land. Contact our team to discuss availability, pricing, and the best path forward for your specific commercial property goals.
55. Do I need a property valuation for purchase or sale?
A property valuation is strongly recommended for pricing, financing, and insurance purposes. We encourage sellers to obtain a valuation to support accurate pricing, and buyers can use the seller’s report or commission their own, particularly if financing the purchase. Cash buyers aren’t required to get a valuation, though many choose to.
H. Fiji Real Estate Market FAQ
56. What are the most popular areas for expats to invest in Fiji?
Popular areas for foreign investment include Denarau Island, Naisoso Island, Wailoaloa Beach, Nadi Back Road, Taveuni Island, Savusavu on Vanua Levu, Pacific Harbour, Suva, and the Coral Coast.
57. What is rental demand like in Fiji?
Rental demand is strong in Nadi and Denarau, driven by the tourism industry, and in Suva, driven by expats and staff from government ministries, foreign embassies, NGOs, and commercial/industrial employers.
58. Are Airbnb properties allowed?
Yes, depending on zoning and Body Corporate rules, foreign investors can purchase and operate short- and long-term rental properties in Fiji. We recommend confirming visa and income-reporting requirements with Fiji Immigration and Fiji Revenue and Customs.
Short-term rental investment is a popular inquiry from both local and foreign buyers. While currently unregulated, we expect Fiji’s government to introduce regulation over time to maintain quality and safety standards. These properties also create meaningful local job and income opportunities. We recommend seeking legal, tax, and regulatory advice before purchasing.
59. What factors affect property value in Fiji?
Property value in Fiji is influenced by the same core factors as most global markets: location, access, title status (freehold vs. leasehold), views, rental yield, proximity to amenities, water and power source, building quality, and available amenities.
I. Business & Investor FAQ
60. Can I buy land for development?
Yes, freehold and commercial-zoned land is available for both local and foreign buyers to purchase and develop throughout Fiji. Some areas qualify as Tax Incentive Zones, and larger investments may be eligible for FRCS incentive programs, duty concessions, or tax holidays. We recommend consulting Investment Fiji, relevant government departments, and your solicitor or tax advisor, and encourage you to contact our team to discuss your specific development goals.
61. Are there incentives for foreign investors?
Yes, several incentive programs remain available through the Fiji Investment Act and other tax incentives for approved developments. We recommend seeking legal, tax, and business advice, and can connect you with resources such as Investment Fiji and Fiji Revenue and Customs.
62. Does Fiji allow long-term leases?
Yes. iTaukei and State land leases typically run 50–99 years depending on location. Lease payments are generally made semi-annually to the iTaukei Land Trust Board (TLTB), which oversees Native Land — approximately 88% of all land in Fiji.
63. Can I operate a business from a property I buy?
Yes, if zoning permits. Foreigners can purchase existing Fiji businesses as going concerns or establish new ones. A local solicitor can advise on business setup, opening bank accounts, obtaining tax ID numbers, and completing the documentation needed to establish your business and residency.
64. What is typical property yield in Fiji?
Property yields vary significantly based on location, property age and condition, amenities, and access to utilities, shopping, and airports. Contact our team for guidance specific to your target property or area.
Note: most buyers choose Fiji primarily for lifestyle reasons rather than investment return alone. We encourage clients to embrace the local culture and values — “vanua” (the land and its people), “vuvale” (family, reflecting the idea that “my home is your home”), and “maroroya” (to protect) — as part of their experience investing in Fiji.
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