Selling Property in Fiji — A Buyer’s Reverse Perspective
Thinking about selling your home, flat, or investment property in Fiji? This guide shows the process through the eyes of serious buyers, banks and lawyers — so you fix issues before they become price drops, delays or failed settlements.
Most serious buyers in Fiji will get loan pre-approval (or talk to a broker) before committing to your property. That means credit teams at BSP, ANZ, Westpac, HFC, Bred Bank, FDB and others are quietly grading your property as security: location, land type, condition, engineer’s sign-off and valuation risk.
As a seller, your job is to remove reasons for them to say “no”.
- Check with your own bank or broker if any red flags exist on your title or security.
- Get a realistic view of what similar homes are actually selling for in your area (not just listed for).
- If you still have a loan, confirm your payout figure and any discharge / break costs.
Using a broker from day one
A good broker can quickly tell you which banks love your type of property and which ones are picky (for example, small flats, mixed-use properties or older structures without an engineer’s certificate).
That lets you focus on buyers whose bank is most likely to approve your property, not fight it.
Serious buyers have a pre-approval conversation — smart sellers do too, even before the listing goes live.
Buyers’ lawyers in Fiji will run title searches, check consents and look for quiet “problems” that ordinary buyers can’t see but banks care about.
Work with your own lawyer before you hit the market:
- Confirm land type: freehold, State lease or iTaukei lease via TLTB.
- Check for caveats, mortgages, old charges or easements that need attention.
- Make sure lease terms, expiry and any development conditions are clear and current.
- Ensure town/city rates and ground rent are paid up or included in settlement calculations.
Consent on iTaukei and leasehold land
For many iTaukei and other leasehold properties, the lessor (for example TLTB, State or Housing Authority) must consent to the sale or assignment of the lease. Your lawyer should confirm what consents are needed and how long they typically take, so you don’t promise an unrealistic settlement date.
Buyers see “clean paperwork” as trust and speed — messy paperwork as discount and delay.
Buyers’ banks hire valuers to double-check the price. They don’t care what you “need to get”, they care what the market and comparable sales support.
Build your pricing strategy around:
- Recent settled sales in similar streets / suburbs, not just listings.
- Condition, age and layout (especially for multi-flat, duplex and mixed-use properties).
- Rental income and vacancy history if it’s an investment property.
- Engineer’s report and flood / drainage risk.
Owner-occupied vs investor pricing
Owner-occupiers will pay for emotion and lifestyle. Investors want yield, future rental growth and low headache-factor. Your Flagship agent should be clear which buyer pool you’re targeting and price accordingly.
The closer your asking price is to what a valuer will write down, the fewer “finance declined” calls you get.
A good marketing campaign doesn’t just attract eyeballs, it attracts qualified eyeballs: people who can actually get finance for your type of property.
From a buyer’s perspective, strong marketing includes:
- Clear, bright photos that show structure and layout honestly.
- Floor plans and site plans where possible.
- Upfront mention of land type (freehold/lease), approximate land size and services (FRA road, WAF water, EFL power).
- Basic disclosure of obvious issues, so buyers don’t feel tricked at inspection.
Use a REALB-licensed agent
Licensed agents under REALB are regulated, must follow fee rules for residential property and are accountable for how they market your property. That matters to buyers and their lawyers when they see your name on a contract.
The goal is not just “lots of views” – it’s the right buyers booking viewings because they like what they see and understand what they’re buying.
When buyers walk through, they’re running an informal risk assessment: “Is this house worth fighting the bank for?”
Expect questions like:
- “How old is the roof / when was it last checked?”
- “Any flooding or drainage issues?”
- “Is there a current engineer’s certificate?”
- “Are rates, ground rent and any body corporate fees up to date?”
- “If we get a valuer in, will there be any surprises on the title or lease?”
Engineer’s certificate as a trust signal
A valid engineer’s certificate, or at least a recent preliminary report with recommended works, gives buyers and banks confidence about structural integrity and cyclone resilience.
If you don’t have one, talk to your agent and lawyer about whether it’s worth obtaining before you go too far into negotiations.
Capture the common questions your Flagship agent hears and pre-answer them in your marketing – it makes buyers relax and offers stronger.
From a buyer’s side, a smart offer will protect them with finance, valuation and legal clauses. From your side, you want strong buyers with realistic timelines and clear funding.
Common buyer conditions in Fiji:
- Subject to bank financing.
- Subject to valuation acceptable to the bank.
- Subject to FNPF approval (where they’re using FNPF funds).
- Subject to engineer’s report (if no certificate in place).
- Subject to satisfactory legal checks and consents.
Reverse perspective: what a buyer’s lawyer wants to see
Clear Agreement for Sale & Purchase, realistic finance and settlement dates, easy access to property documents, and a seller who answers questions quickly through their agent and lawyer.
Deals often fall over not because of price, but because one side feels the other is hiding something or dragging their feet.
When comparing offers, weigh price, conditions, deposit size and buyer strength – your agent should model all of this for you.
In Fiji, Capital Gains Tax (CGT) is generally charged at 10% on gains from the sale of capital assets, including many property sales, subject to exemptions and current thresholds. FRCS also cares about whether your property was your main residence, an investment or part of a business.
From a buyer’s perspective:
- They want to know CGT and any other taxes won’t delay settlement.
- They expect your lawyer and tax adviser to have a clear plan for FRCS lodgement.
- If you are selling an investment property, they want to know you’re not surprised by the tax bill.
Practical CGT prep
Collect your purchase documents, improvement invoices and selling costs early, so your accountant or FRCS can help work out any CGT and exemptions. The more prepared you are, the smoother settlement is for you and the buyer.
Buyers don’t want to hear “we’re still waiting for tax paperwork” a week before settlement – getting ahead of CGT is part of being a premium seller.
On settlement day, the buyer’s lawyer, your lawyer and the bank’s representatives line everything up: funds, FNPF (if used), transfer documents and mortgage discharges.
Typically, your lawyer will:
- Confirm all conditions have been satisfied (finance, valuation, consents, engineer’s report).
- Check FRCS paperwork (for CGT or income tax where relevant).
- Attend at or liaise with the Registrar of Titles office to lodge documents and complete settlement.
What buyers expect on and after settlement
Keys, access, and clarity: that utilities (power, water) have clear final readings and are ready to be transferred into their name; that rates and ground rent are cleared up to settlement; and that your lawyer provides proof of lodgement for the transfer.
The title change at the Registrar can take a couple of months – the lodgement slip is the interim proof of ownership.
Settlement is the finish line for you – but the start line for the buyer. How smooth it feels is a big part of your reputation if you ever sell again.
Once funds clear and loans are discharged, you’ve officially closed this chapter. The question is whether your sale fuels the next move – upgrading, investing, downsizing – or disappears into random expenses.
Reverse perspective again:
- Future buyers will look at your track record – how you handled this sale says a lot.
- Bankers and brokers remember organised sellers when they come back as buyers.
- Keeping clean documents and tax records now makes your next purchase smoother.
A well-managed sale in Suva, Nadi, Lautoka or beyond isn’t just about this property – it sets you up for the next deal.