1.Work out what tenure you are actually buying
This is the first question in Fiji and it changes everything else. Freehold is owned outright. State (Crown) land is held on a lease from government. iTaukei land — the majority of land in Fiji — is held on a lease administered by the iTaukei Land Trust Board, and dealings usually need the Board's consent. None of these is automatically better, but the residue of a lease term drives what a bank will lend against and what the property will resell for. Get the tenure and the remaining term in writing before you get attached.
- Ask for the title or lease document, not a description of it
- Note the remaining lease term and any renewal history
- Confirm whether consent is required to transfer, and who obtains it
- Check ground rent, rates and whether anything is in arrears
2.Budget for the costs that sit beside the price
Buyers routinely plan for the purchase price and get surprised by the rest. Allow for legal fees, stamp duty and transfer costs, a bank valuation, a building and pest inspection, insurance from settlement day, and any consent or council fees. Leave a margin after settlement as well — the first year in an older Fiji home usually involves a roof, a fence or a pump.
3.Non-citizen buyers: check the rules before you fall in love
Fiji restricts what non-citizens can buy, particularly residential land inside town and city boundaries, and there have been obligations to build within a set period after purchase. These rules have been amended more than once, so anything you read online may be out of date, including summaries like this one. Ask a Fiji lawyer for the current position at the time you are buying, and confirm any approval you need before you sign.
4.Inspect for the climate, not for the photos
A Fiji house is judged by how it handles rain, salt and cyclone season. Look at the roof and its fixings, the state of any retaining wall, where water goes in heavy rain, insect screening, and whether timber shows termite damage. Ask what the water supply is — town supply, borehole or tanks — and what happens in a power cut. On coastal and low-lying land, ask neighbours about flooding rather than relying on the listing.
- Roof condition, tie-downs and gutter capacity
- Retaining walls, cut-and-fill and stormwater paths
- Termite evidence in timber, framing and joinery
- Water source, pressure and backup power
- Flood and surge history of the street, not just the lot
5.From offer to settlement
Most sales here are by private treaty, with an offer made subject to conditions such as finance, a satisfactory building report, and any consent required for the tenure. Deposits are held in a trust account, not paid to the seller. Your lawyer conducts the title search, confirms rates and outgoings, and handles settlement. Build in realistic time: anything needing a lease consent takes longer than a freehold transfer, and it is normal for dates to move.
6.Know who works for whom
The agent is engaged and paid by the seller, and owes them the duty to get the best price — a good agent will still deal with you straight, but they are not your adviser. Your lawyer works for you. The valuer engaged for finance works for the bank. Assemble your own team early, and ask any question you would be embarrassed to ask later.