Housing in Vanuatu
Finding housing in Vanuatu requires understanding the unique property system and what's available for expats. Most foreigners rent, though long-term leases are possible.
Rental Market Overview
Port Vila (Capital):
- Best selection of expat-suitable housing
- Modern apartments available near center
- Houses with gardens in suburban areas
- Furnished options common
Luganville (Santo):
- Second largest town
- More affordable than Port Vila
- Fewer modern options
- Good for those seeking simpler living
Outer Islands:
- Very limited rental options
- Basic facilities
- Often need local connections
Rental Prices (Monthly)
| Property Type | Port Vila | Luganville |
|---|---|---|
| 1BR apartment (city) | $800-1,200 | $500-800 |
| 2BR apartment | $1,000-1,500 | $700-1,000 |
| 3BR house | $1,500-2,500 | $1,000-1,500 |
| Furnished expat home | $2,000-3,500 | $1,200-2,000 |
| Basic local-style | $400-700 | $300-500 |
Finding Housing
Resources:
- Facebook groups (Vanuatu Expats, Port Vila Housing)
- Real estate agents in Port Vila
- Word of mouth (small community)
- Local newspaper classifieds
Tips:
- Visit in person before committing
- Check water pressure and electricity reliability
- Confirm internet availability
- Inspect during rainy season if possible
What to Expect
Modern expat housing includes:
- Air conditioning (essential in summer)
- Western bathroom/kitchen
- Generator backup (power cuts happen)
- Security features
- Sometimes swimming pool
Challenges:
- Power outages are common - generator needed
- Water supply can be inconsistent
- Cyclone damage is a real risk
- Maintenance standards vary
Land and Property Ownership
Important: Foreigners cannot own land in Vanuatu outright. Land belongs to indigenous Ni-Vanuatu people by constitutional right.
Options for foreigners:
- Leasehold: 50-75 year leases available
- Property purchase: Buy the building, lease the land
- Long-term rental: Most common option
For citizenship by investment holders:
- Same rules apply - CBI citizenship doesn't change land ownership restrictions
- Can still lease land and own buildings
Setting Up Your Home
Utilities:
- Electricity: UNELCO in Port Vila, relatively expensive, outages occur
- Water: Municipal supply in towns, tank/catchment elsewhere
- Internet: Telsat Vanuatu, Digicel - broadband $150-230/month
- Gas: Bottled LPG for cooking
Essential items:
- Generator (power backup)
- Water tank (backup supply)
- Mosquito nets/screens
- Cyclone shutters if not installed
Costs Beyond Rent
| Item | Typical Monthly Cost |
|---|---|
| Electricity | $100-250 |
| Water | $30-60 |
| Internet | $150-230 |
| Garden maintenance | $50-100 |
| House cleaner | $100-200 |
| Generator fuel (occasional) | $20-50 |
Living Outside Port Vila
Pros:
- Significantly cheaper
- More authentic island experience
- Quieter, slower pace
- Closer to nature
Cons:
- Limited infrastructure
- Unreliable internet
- Fewer amenities
- Further from airport (evacuation concern)
Pro Tips
- •Foreigners can only lease land (50-75 years) - not own it outright
- •Generator backup is essential - power outages are common
- •Port Vila has best infrastructure; outer islands are more basic
- •Check properties during wet season to assess drainage and flooding
- •Cyclone shutters and sturdy construction are important safety features
Have questions about housing in Vanuatu?