Frequently Asked Questions

IS LAND FOR SALE IN VANUATU LEASEHOLD OR FREEHOLD?
All land in Vanuatu, as is most of the South Pacific, is Leasehold. When a property is registered, it is registered as a leasehold title. The Minister of Lands is the Lessor in the urban areas (around the CBD). Land other than urban (which has in many cases now been subdivided for resale), has a “custom owner” Lessor. The constitution states that the maximum term of lease is 75years. However, in early 2026, legislation was introduced to permit 99-year terms for Government leases, while rural leases still have a maximum duration of 75 years.
When you buy an existing lease, you purchase the remaining term, not a new 50- or 75-year period. All urban leases can be renewed for a fee. This is 10% of the “unimproved land value” (as assessed by the Government’s Valuation Unit) and administrative fees. Land that is rural will have a different renewal fee depending on the Lessor, and what Is negotiated A renewal of lease can be negotiated at anytime at terms suitable for both lessee and lessor. We can assist with this.
If you have a property in the urban area, there are municipal rates/taxes to cover roading, refuse collection etc. All properties will incur (if they have the services) electricity, water, gas and ground rent. Ground or land rent is a nominal amount calculated on a square meterage basis on the unimproved value of your land. It generally runs about AUD$300-400 per year. House and contents insurance is optional.
No. Anyone can purchase leasehold property in Vanuatu if they have the funds, If you purchase land over a certain value you are entitles to apply for a residency permit which means you can stay in our beautiful country all year round.
You generally will have normal lawyers’ fees depending on the purchase. Stamp duty is an extra 2% of the purchase price, and Government registration fees are 5% of the purchase price. If buying a business or property owned in a company name it is possible to reduce this down to 4% in total. Your lawyer or accountant will advise you of this at the time of purchase.
Yes, you can. Currently BSP, BRED and the National Bank of Vanuatu operate here. Generally, on residential property you require 30% deposit and on commercial 40% deposit. This is likely to be a long process.
A property transaction, especially when you live in another country is a significant transaction. We strongly recommend using a Vanuatu lawyer to handle your property purchase and give advice if needed. First National Espiritu Santo can recommend several to meet your needs.
In Espiritu Santo there is a range of builders to choose from. Your first choice would be between using a ni- Vanuatu builder or a foreign trained builder. It is a straight forward process to approach the builders and ask for permission to view previous examples of their work and for them to quote you on your designs. In Vanuatu we are occasionally exposed to cyclone and earthquakes. As a result, houses are engineered to a much higher level than you would generally find in most first world countries.
In Vanuatu you can build houses with thatched roofs if you choose. The main thing to remember is that you will need a building Inspection done and certificate provided to be able to ensure your building against cyclone damage. This is the driving factor behind the strength of buildings here in Vanuatu. In the lease for any given piece of land there will always be conditions. These will also determine what can be built. I.e. Residential or commercial, setbacks from boundaries, standards of construction, methods of waste disposal etc. Generally, they all protect the buyer by maintaining a reasonable standard. The key requirement is to submit plans to local councils for approval (which is a simple process) and receive a building permit number.