Q. Where is Fiji located ?
The Republic of the Fiji Islands consists of over 320 islands, located between 15 and 22 degrees south latitude and 177 west to 175 east latitude, with a total area of 18,376 square kilometres. With the 180 degrees meridian running across Fiji, the island nation is one of the first to see each new day. Local time is 12 hours ahead of Greenwich Mean Time.
Q. What are the people of Fiji like ?
Fiji is a nation rich in a diversity of multi-racial cultures. Her people live in harmony and peace. The main races are indigenous Fijians, Indo-Fijians, Rotumans, Chinese and Europeans.
The native Fijians live throughout the country and on the islands, while the Indo-Fijians reside primarily near the urban centers and in the cane-producing areas of the two main islands.
In a nut-shell a rich mixture of people known as the friendliest people in the world.!!!
Q. What is the main language spoken ?
English is the official language and very widely spoken, however the locals often break into their mother tongue of Fijian or Hindi when speaking amongst themselves. English is compulsory for children to learn at School.
Q. What Flights are available to Fiji ?
Nadi International Airport is on the west coast of Viti Levu. The main carriers are Air New Zealand, Air Pacific and Qantas and Pacific (Virgin) Blue with direct flights from Los Angeles, Hawaii, Auckland, Sydney, Melbourne, Brisbane and Tokyo. Freedom Air offers discounted flights from New Zealand and Korean Air offers direct flights from Seoul. There are also flights by Aircalin, Air Vanuatu, Solomon Airlines, and direct flights from New Caledonia, Cooks, Nauru and Wallis.
Q. Where is the International Airport located ?
The International Airport is located at Nadi which is approximately 15-20 minutes from Nadi Town.
Denarau Real Estate is happy to arrange for you to be picked up by our staff if you require assistance, or otherwise there are many taxis and transfer vans at the airport to get you to your hotel or accommodation. The cost is approximately $25.00 FJD
Q. Where is Denarau Real Estate located ?
Denarau Real Estate’s office is located at Port Denarau on Denarau Island. Denarau Island is an international 5 star integrated golfing and waterfront marina resort and your time is sure to be enjoyable!
Q. What is a Denarau Real Estate Tiki Tour ?
Once you settle in, we are quite happy to pick you up from your hotel and take you on our Denarau Real Estate Tiki Tour. We will spend about 30-40 minutes familiarizing you with the real estate market, recent sales and new listings on Denarau. Similarly, you may wish to watch our 43inch plasma presentation of Denarau Island properties and other new projects on offer in Fiji
Q. Do we need to book a Real Estate Tiki Tour ?
If you pre-book and let us know what type of property you are looking for we can customize your tour to target your requirement. It’s important to book your time with us so that we can be sure to give you the attention you will need to make a valued judgment. We are always out and about with our clients so booking a time will be worth your while. The world is coming to Fiji and everyone wants to find out as much as possible about securing their piece of paradise in this beautiful country.
Q. Is there a market report that we can read about investing in property in Fiji. ?
Please go to the Information Menu bar on our website and click on Market Report to get the latest DRE quarterly report.
Q. Are there hotels on Denarau Island where we can stay whilst we look for our property ?
Denarau Island is accessed from the main land via a road bridge and through a welcome Security Bure. The island boasts 6 international hotels, golf and racquet club, 18 hole championship golf course, world class restaurants and cafes, a new shopping village and wonderful lagoon pools within the hotels. The port offers many day trips and island trips right from Denarau Island. There are also other apartment and villa options where you can stay on Denarau Island. Q. What type of land titles are available in Fiji ?
There are 3 types of land in Fiji, they are:
- Freehold- Land accounts for 8.2% of the land and can be bought outright. The Minister of lands consent must be obtained for purchase over one acre of freehold land to non-residents.
- Crown Lease Land- accounts for 8.4% of the land area and can be leased from the Crown. The offer for sale of property on crown land of over 10 hectares must be advertised locally before an application for consent is considered by the Minister. This procedure gives the opportunity for local Fijians to apply first before property is sold to foreign investors. This land is leased from Government.
- Native Lease Land- has the largest holding with 83.4% of the land. Native land is owned by Fijians in communal tenure with surplus land, outside reserve land, able to be leased but not sold. There are five main lease classifications- agriculture, residential, commercial, industrial and special with each one holding separate lease procedures and regulations.
Q. What system of land registration for real estate property is used in Fiji ?
Fiji Islands uses the Torrens system of land registration, which is the same system that the USA, Australia, New Zealand and Britain use. All real estate property is registered in the local district and searchable for a nominal fee. The Torrens certificate contains information regarding the land, improvements, ownership and encumbrances. The register is available to the public at the Registrar of Titles in Suva. Currently it is not computerized.
Q. What is a valid contract for purchase and sale of real property in Fiji ?
A valid contract for the purchase and sale of real property in Fiji must be in writing. Fiji is a common law country and in most instances, the law of contracts is similar to that of England and the U.S. Real estate agents may prepare contracts for the sale and purchase of land. Contracts for the sale of real property do not need to be notarized and may be prepared by real estate agents in Fiji. Denarau Real Estate will prepare your Sales and Purchase Agreement and have it checked by your attorney prior to signing. There are certain requirements for non-residents however, in relation to Minister of Lands Consent that need to be fulfilled prior to a contract becoming valid and our office will work through these requirements with both parties attorney’s to ensure that all is in order prior to your contract becoming unconditional.
Q. Is there stamp duty payable ?
Stamp duty is payable on all conveyances of real property prior to settlement, as well as real property leases. Stamp duty on real property conveyances is 2%. Real property leases carry a stamp duty of 1% on the annual gross rent.
Q. Is there a Capital Gains Tax in Fiji ?
No, there is no capital gains tax in Fiji. Usually personal residences are not subject to tax on sale.
Q. Are developers subject to Tax on Profit ?
Yes, profits delivered by entities dealing in the sale or disposition of real property with the intent to make a profit are subject to tax.
Q. Can I as a non-resident investor obtain loans from commercial banks in Fiji ?
Yes, investors can apply for loans from commercial banks in Fiji. The maximum loan is guided by the Reserve Bank of Fiji’s lending guideline.
Recently, most of our purchasers have found it easier to use equity in their properties in their own country of residence to acquire their Fiji property. The Fijian property can also be used as security for a property loan.
This current Reserve Bank guidelines can be viewed on their website www.reservebank.gov.fj/
Q. Can I use my real estate property purchased as security for a mortgage in Fiji ?
Real Property may be mortgaged as security for debt and mortgages. The Reserve Bank of Fiji governs the regulations and percentages of debt ratio allowed to non-residents. The most common mortgage sources are banks and financial institutions which will be able to assist you on a case by case basis. The Westpac Bank, ANZ Bank, Colonial Bank are currently the most active in the market and Denarau Real Estate will be happy to introduce you to a direct contact within the bank of your choice.
Q. Will I need a lawyer to act for me in the purchase of a property ?
Yes, and it is advisable to retain a local Fiji lawyer to act for you, who knows the laws of Fiji and the government regulations and requirements. They will arrange for the title to be transferred into your name and registered with the Registrar of Titles Office in Suva. In some cases investors retain their own solicitor in say NZ or Australia who will in turn recommend a firm of solicitors in Fiji. Our office is constantly working with lawyers in Fiji and we can provide a list of lawyers who will act on your behalf and see to your best interests during the transaction.
Q. How long does it take for a property transaction to go through ?
Closing procedures are regulated by the government and usually occur within 60 days of contract execution. However, there can be delays through the government agencies. Denarau Real Estate will assist where possible and liase with both attorneys to follow though until settlement is affected. Once the contract is executed, attorneys for both parties effect settlement of the sale and arrange for registration of the new owner of the property.
Q. Can a non-resident invest in a personal real estate property?
Yes, You do not need to be a citizen of Fiji to purchase land in Fiji. Non-resident investors can purchase personal real estate property. However if the freehold property is larger than one acre than the Minister of land's approval must be sought first. Your attorney will arrange for all these requirements to be met.
Q. What are the forms of ownership permitted ?
Ownership of real property in Fiji may be by individuals (severalty) or by more than one person (concurrence). Corporations and partnerships are capable of acquiring, holding and conveying real property in Fiji. Partnerships can have no more than 20 partners except in limited instances. "Special Partnerships" are similar to limited partnerships in that the "special partners" are not responsible for debts of the partnership. Each special partnership must have at least one general partner. Joint venture and trusts may also own real property in Fiji.
Q. Can a non-resident vendor sell his property to another non-resident purchaser ?
Yes, as many of the new projects and developments are purchased almost exclusively by non-residents for lifestyle purposes, the re-sales of these properties will normally be to a another non-resident, although we are now seeing more Fijian business people wanting to be part of the Fiji property boom.
Q. Will Ministers of Lands Consent be required when I re-sell my property to another non-resident ?
Yes, A non-resident vendor who is selling to a non-resident purchaser will require the Ministers of Lands Consent to a dealing prior to entering into a binding contract. This is simply an application form filled out and submitted by each party’s solicitor to the Department of Lands for approval by the Minister. The Minister of Lands consent normally takes between 2 weeks and 8 weeks to obtain.
Q. Are their Registered Valuers in Fiji ?
Yes there are competent registered valuers in Fiji and most of the Commercial Banks have an approved list of registered valuers which form the Bank’s panel of Valuers. We also work with international valuers from Australia and New Zealand when larger project valuations and feasibilities are required. Denarau Real Estate can also recommend a list of valuers for private purposes.
Q. Can I purchase in the name of my family trust or my company?
Yes. In the case of family trusts, the trustees themselves will have to sign the Sale Agreements and the power of attorney attached to the Sale Agreements and will be liable on behalf of the trust. While, for legal reasons, the name of the family trust itself cannot appear on the registered ownership documentation you will acquire, the trustees are perfectly entitled to themselves hold their ownership interest for trust purposes. In the case of a company, purchasers can choose either to establish a Fiji company to hold their investment, or to use an existing or new company established in some other country such as Australia or New Zealand. In either circumstance, certain Fiji statutory investment approvals must be obtained.
Q. Can I let others use my property?
Yes. family members, business associates, your friends and guests, can enjoy your real estate investment in Fiji. Your arrangements with your family and associates are between you and your guest. However this should be on a non- commercial basis. If you want to earn income in Fiji from letting your property you should first gain FTIB approval. If you earn income in Fiji from your property investment in Fiji you should file a tax return in Fiji. There are excellent accounting firms in Fiji which we can recommend to assist with all your enquiries. We can recommend professional accountants that will help you structure your investment properly.
Q. Can Denarau Real Estate let my property and provide management services ?
Yes, Denarau Real Estate runs a property management service for your property in Fiji. We have many tenants on our books that are normally expats with the rental paid by overseas corporations. Due to the many projects being developed in Fiji there is a huge demand for furnished villas and apartments to house employees involved in the infrastructure of these projects.
Q. Can Denarau Real Estate offer Vacation Lettings for my property ?
Yes, Denarau Real Estate has recently introduced vacation letting options for some of its managed properties throughout Fiji. Our properties are only the ultimate in luxury, some on private islands, some waterfronts and always very very special. We can also provide gourmet provisioning and daily maid service. Please enquire directly with us to let us know your dates and requirements.
Q. Where do we go to obtain approvals to set up a business or to earn income in Fiji ?
To set up a business in Fiji, foreign investors need to obtain a Foreign Investment Registration Certificate (FIRC) from the Fiji Islands Trade and Investment Bureau (FTIB). The FTIB encourages investment and operate a very informative website. The application process takes between 5 days and 14 days.
Check out their website at http://www.ftib.org.fj/
We can recommend professional accountants that will submit your application and structure your investment properly.
Q. When I set up a business where do I go to get work permit(s)
The Department of Immigration is responsible for issuing of work permits. The Department of Immigration's policy requires any investor seeking a key post work permit to invest at least $50,000 before they will be considered.
Q. Is it difficult to get a work permit?
No, providing all the information requested from The Department of Immigration's check lists, temporary work permits are issued in a reasonable time until all requirements and police reports are available to issue the permanent permit. In some cases in may be helpful to engage a local accountancy firm or immigration agent to assist with the application.
Fees for work permit are as follows:
a) Application fees- F$451
b) Upon approval issue fees- F$180 per person
c) There is no fixed Immigration bond- it differs from country to country.
Check out their website: click here
Q. Does Denarau Real Estate only deal with Denarau Island properties ?
No, we are constantly adding other New Projects around Fiji to our listings, however our policy is to only represent prestigious projects where we have ascertained that the Development is one of integrity with a proper legal structure and infrastructure. We will not list projects or represent projects that we consider fall outside this framework.
Q. Does Denarau Real Estate represent projects throughout the South Pacific ?
Yes, we are expanding through our “Properties in Paradise” distributor offices throughout the South Pacific. Denarau Real Estate is the Head Office for “Properties in Paradise” and handles all projects from Fiji. We are currently offering resort property investments in The Cook Islands, Samoa, and Vanuatu. If you are a real estate agent in these locations we would like to hear from you if you are interested in joining our “Properties in Paradise” distributor team.
Q. If we move the family to Fiji, what schools are available ?
There are a number of excellent schools in Fiji as education is considered the most important priority for young Fijians. In addition there is a wonderful International School located in Nadi where local expat children are given excellent tuition. The local expat business’s and community supports the international school and there is a bus that picks up all the children from Denarau Island and other estates every school day.
Q. What is the Expat lifestyle like in Fiji ?
The lifestyle is great with a sense of community only found in such smaller communities. The lifestyle is relaxed and friendly and most communities have a busy social scene.
Q. What happens on weekends or whilst on holidays ?
If you own a boat in Fiji you are in clover. Not having a boat in Fiji is like not having a car in the city. Life on the weekends usually revolves around visiting the beautiful lagoons and islands just 20-30 minutes from Port Denarau. Swimming, snorkeling, great surfing, fishing. Plenty of water activities. Or on land, there’s Golf, Tennis, Bowls, exploring, four wheel driving, waterfalls, village visits, shopping, markets, cinemas, or inviting friends over for a BBQ around the pool. Then, there are all the wonderful restaurants and cafes. Some of us meet out at the Sand Bar for a BBQ or a drink at one of the many friendly resorts.
Q. Is there a VAT (Value added Tax) or GST (Goods and Services Tax) payable on goods and services in Fiji ?
Yes, currently the VAT payable on goods and services in Fiji is 12.5%
Q. Is there VAT payable when I purchase a secondary sale property ?
No, generally VAT is not payable when purchasing a secondary sale property from a private individual.
Q. Is there VAT payable when I purchase a new property off the plan or from a Property Developer ?
Yes, generally VAT is payable when purchasing from a developer and/or property investor company. We encourage you to seek independent legal/accountant advice to ensure that the responsibility of VAT payment is clearly stated in the Sales and Purchase Agreement.
Q. Is broadband internet connection available in Fiji ?
Yes, Broadband is available in most of the prestigious estates that we represent.
Q. What services are available for land purchased ?
On Denarau Island, all services such as telephone, gas reticulations, sewerage, town water and garbage collection are available, however each project will have differing availabilities of services. Most prestigious estates offer the above, however we will need to advise on each project depending on the location. For example some of the remote island projects will have de-salination plants and alternative services.
Q. Can Denarau Real Estate assist with Builders and Architects ?
Yes, we can assist with a list of builders and architects in Fiji. We also have a small team of reliable and professional supervisors and project managers that may be required to oversee your building project in Fiji.
Q. Can we open an external non-residents account in Fiji ?
Yes, most banks can assist you with this requirement so that monies can be transferred from overseas for your investment into Fiji.
Disclaimer : Denarau Real Estate attempts to ensure that the information contained in this Web Site is accurate and up to date but sections may be amended without notice by Denarau Real Estate. Persons intending to act on any information contained herein should first check with Denarau Real Estate to ascertain whether any later information is available. Denarau real estate encourages you to seek independent and professional advice prior to entering into any agreements.
While Denarau Real Estate makes every effort to respond carefully to customer queries on this site, Denarau Real Estate does not warrant the accuracy or comprehensiveness of such responses.
Denarau Real Estate, its agents and employees will not be liable for any loss or damage arising directly or indirectly from the possession, publication or use of or reliance on information obtained from this Web Site. It is provided in good faith to assist without express or implied warranty. Denarau Real Estate will not be liable for any virus damage caused by this site.
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