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Important: do not pay for, or sign for, an unregistered lease interest without independent legal advice. A map, site visit or receipt is not proof that a registered interest can transfer.
Set a realistic purchase range and speak with a lender early if you will borrow. Allow for purchase costs, independent advice, investigation costs, repairs and ongoing property costs.
Open the purchase cost planner → It is a planning tool; confirm every cost, rate and who pays it for the actual transaction.
Property purchase and immigration are separate processes. Do not assume that buying a registered lease gives you permission to live, work or run a business in Vanuatu.
Vanuatu Immigration publishes a Leasehold Holder residence-visa pathway. Its current information says the applicant must own leasehold property valued at at least VT 10 million and meet the stated income requirement; the visa still requires its own application, evidence and approval.
Check your proposed visit, residence, work and business activities against the current visa conditions before committing. Read Vanuatu Immigration’s residence-visa information →
Search property on VPSE → Save the listing, agent details, price, photos, plan and every statement that influenced your interest.
A listing, map or seller statement is not proof of title, boundaries or authority to sell.
Your lawyer works for you, not the seller or agent. Ask them to explain the buyer structure, the registered title and lease, any mortgages/cautions, conditions, outgoings, consent requirements and the order of the transaction.
They should also advise which document you will sign, what each condition means and when a deposit can safely be paid.
Inspect the building and land. Depending on the property, investigate condition, drainage, water, power, road access, boundaries, retaining works, coastal exposure, tenants and material repairs.
Ask an insurer what information they require for this property. Where required or appropriate, obtain a cyclone/structural engineering certificate or report before you become unconditional. This is an inspection and insurability check—not the time to start the policy.
An inspection, survey and engineering report are different services. Ask each professional to state exactly what they have and have not checked.
A valuation is not a title check, building inspection or survey. A lender may require one; a cash buyer may also want an independent view of value before committing.
When you are ready, choose a VPSE listing and use its LandLogic valuation action to start a property-specific valuation request. Browse VPSE listings →
The sale and purchase agreement is the written contract between buyer and seller. It should identify the property/interest, purchase price, deposit, conditions, settlement date, included items and who pays or adjusts each cost.
Ask your lawyer to include conditions for finance, satisfactory legal checks, inspection/engineering findings, valuation where relevant, required consent and a final inspection. Do not treat a generic online contract as suitable for a Vanuatu lease transaction.
A deposit should be paid only as the agreement and your lawyer direct, through the agreed trust arrangement.
Consent to transfer is approval required before a lease interest can be transferred in the circumstances set by the lease and applicable process. Your lawyer should confirm the required documents, current fees and whether evidence of current land rent and local property tax/rates is needed.
Before settlement, review the settlement statement, final title search, transfer documents, land-rent/rates adjustments and the final inspection. Do not assume keys alone mean the legal transfer is complete.
At settlement, funds and agreed documents are exchanged according to the contract. Your lawyer then arranges stamping, lodgement and registration of the transfer of lease as required.
Open the buying checklist → to review the tasks before downloading or sharing it.
What it is: the Land Registry record showing the registered lease interest and recorded interests against it.
Why it matters: it helps your lawyer check who is registered, the interest being transferred and recorded mortgages, cautions or other matters.
Example: ask your lawyer to obtain a current official title search or certified copy for this exact property.
What it is: the document creating the lease interest. It records the term, lessor, land description and conditions.
Why it matters: an existing buyer acquires the remaining term and remains subject to its conditions.
Example: obtain the registered lease document for your lawyer to review—not only a brochure summary.
What it is: the sale contract between buyer and seller.
Why it matters: it defines price, deposit, conditions, settlement date, inclusions and cost adjustments.
Example: a property-specific agreement prepared or reviewed by your independent Vanuatu lawyer; no generic form is a substitute.
What it is: a separate immigration decision; it is not created merely by purchasing property.
Why it matters: your ability to visit, reside, work or conduct business has separate visa conditions and application requirements.
Official example: Immigration publishes a Leasehold Holder residence-visa pathway and its current eligibility information. Read Vanuatu Immigration’s information ↗
What it is: the approval process required for a transfer in the circumstances set by the lease and the applicable process.
Why it matters: it can require particular forms, evidence and fees before the transfer can proceed.
Official example: the Ministry's published direction names LR Form 20 and DOL Form 3 among documents used in its process. Read the Ministry direction ↗
What it is: the document that transfers the lease interest from seller to buyer.
Why it matters: it is not complete merely because it is signed; it must be lodged and registered as required.
Example: keep the signed and registered transfer supplied through your lawyer after completion.
What it is: the final calculation showing purchase price, deposit, adjustments and amounts payable at settlement.
Why it matters: it should show how land rent, rates/property tax, utilities and other agreed adjustments have been treated.
Example: review it with your lawyer before authorising the final payment.
What they are: ongoing property obligations, not a single “other adjustment”.
Why they matter: land rent is payable under the lease; urban rates/property tax are relevant in applicable municipal areas; utilities apply where connected.
Cost source: request current receipts/accounts for the exact property and have your lawyer state how each item is adjusted. The Ministry consent guidance also refers to current land-rent and local property-tax evidence. Read the source ↗
What they are: documents that show a tenant’s arrangement, or the company/business records being acquired or relied on.
Why they matter: rental income and a company/share transaction need their own legal, financial and tax review.
Example: give your lawyer the current tenancy agreement and relevant company documents before the contract becomes unconditional.
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See possible costs and their sources.