Buying Property in Vanuatu: A Complete Guide for Foreign Buyers
Can Foreigners Buy Property in Vanuatu?
Yes — Vanuatu welcomes foreign property buyers, making it one of the most accessible property markets in the Pacific. However, there is one fundamental concept every buyer needs to understand before entering the market: in Vanuatu, all land is owned by indigenous custom owners under the constitution. This means you cannot purchase freehold land. Instead, you buy a registered leasehold interest — typically a 75-year lease — over the land on which your property sits.
Understanding Vanuatu Land Leases
A Vanuatu land lease is a legally registered agreement recorded at the Vanuatu Land Records Office (LRO). It grants you the right to use, develop, live on, and sell the property during the lease term. When you purchase a property, you are buying the remaining term of that lease along with any improvements (buildings) on the land. Most leases on actively traded residential properties have decades of tenure remaining, and many are renewable before expiry.
Step-by-Step: How to Buy Property in Vanuatu
Step 1 — Engage a local real estate agent. A reputable agent like Pierre Brunet Real Estate will shortlist properties matching your needs, arrange inspections, and guide you through the local market.
Step 2 — Appoint a Vanuatu solicitor. Legal representation is essential. Your solicitor will conduct a title search, review the lease, check for ground rent arrears, and handle all legal documentation.
Step 3 — Make an offer and sign a sale agreement. Once you agree on a price, a sale and purchase agreement is drawn up, typically with a 10% deposit held in trust.
Step 4 — Due diligence period. Your solicitor verifies title, lease conditions, planning approvals, and outstanding obligations. This phase typically takes 2–4 weeks.
Step 5 — Settlement. Stamp duty (2% of purchase price) and LRO registration fees are paid. The lease transfer is registered, and you receive the title documents.
Key Costs When Buying Property in Vanuatu
Budget for the following in addition to the purchase price: stamp duty at 2% of purchase price; Land Records Office registration fees; solicitor’s fees (typically 1–2% of purchase price); and any outstanding ground rent. There are no capital gains taxes or annual property taxes in Vanuatu, which significantly improves long-term investment returns.
Working with Pierre Brunet Real Estate
Our team has extensive experience helping international buyers navigate the Vanuatu property market with confidence. Contact us today to discuss your requirements and start your property search in Port Vila.
