# Vanuatu 🇻🇺 — Property Due-Diligence Playbook

ISO2: `vu`. Status: ✅ Fully populated (researched 2026-06-13).

> **Critical framing — read first**: Vanuatu is a **Melanesian archipelago republic** in the South Pacific (Ring of Fire / New Hebrides subduction zone). **There is NO freehold — full stop.** The 1980 independence Constitution **abolished all freehold land and vested ALL land permanently in the indigenous custom owners** (Constitution **Chapter 12, Articles 73–75**: "All land in the Republic of Vanuatu belongs to the indigenous custom owners and their descendants"; only indigenous citizens hold *perpetual* ownership — [consolidated Constitution, gov.vu](https://www.gov.vu/images/legislation/constitution-en.pdf)). Foreigners — **and** non-custom-owner ni-Vanuatu — hold land ONLY via a **registered lease** under the **Land Leases Act [Cap 163]**; **75 years is the maximum/ceiling**, not a default (historically rural ~30 yrs, urban ~50 yrs, up to 75 yrs for major projects — [PacLII National Land Legislation Review 2007](http://www.paclii.org/vu/other/vanuatulandreview2007.html)). A "purchase" is therefore an **assignment of an existing lease with N years remaining** + an annual ground rent payable to the custom-owner lessor — **years-remaining is the #1 diligence item**, and the gate is **registration + Lessor's Consent to Transfer** at the **Department of Lands, Survey & Registry** ([mol.gov.vu](https://mol.gov.vu/index.php/lands-dept)). Currency: **Vatu (VUV)**, no subunit; the RBV runs a **basket peg** (vatu pegged to a trade/transactions-weighted basket of USD/AUD/NZD/EUR, actively managed, **realigned under a new IMF-advised framework in 2025** — IMF 2025 Article IV [PR-25314](https://www.imf.org/en/news/articles/2025/09/25/pr-25314-vanuatu-imf-executive-board-concludes-2025-article-iv-consultation) describes a "pegged exchange rate regime"; [RBV/PMO press release](https://pmo.gov.vu/en/public-information/press-release/1131-the-vanuatu-currency-and-exchange-rate-framework.html)). Tax-stack headline: **ZERO direct tax** — no personal income tax, no corporate income tax, no capital gains tax, no inheritance/wealth tax, no withholding tax (their absence is the evidence; there is no Income Tax Act — [VFIPA "Low tax jurisdiction"](https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/)). What you DO pay: **15% VAT** (residential rent is VAT-EXEMPT — [Dept of Customs & Inland Revenue, Cap 247](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html)) and **12.5% Rent Tax on gross rental income** ([DCIR, Rent Tax Act Cap 196](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html)). **Citizenship-by-investment is a DONATION, NOT property-linked**: the **Development Support Programme (DSP)** is a non-refundable contribution to the National Development Fund (~USD 130,000 floor, single applicant — secondary, verify) — **you cannot buy citizenship by buying real estate**. The CBI is **regulatorily and reputationally contested**: the EU **permanently revoked** Vanuatu's visa-free Schengen access (suspended from 8 Nov 2022; visa required from 4 Feb 2023; **permanent visa requirement from 3 Feb 2025**, via **Regulation (EU) 2025/11** of 19 Dec 2024, Council adoption 12 Dec 2024 — [EU Council](https://www.consilium.europa.eu/en/press/press-releases/2024/12/12/vanuatu-council-ends-visa-exemption/)) — the first time the EU fully revoked a visa-free agreement over an investor-citizenship scheme. **Top hazard: extreme natural-hazard exposure** — Vanuatu is routinely ranked **#1 in the World Risk Index** (verify edition); Cyclone Pam (Cat 5, Mar 2015); twin Cyclones Judy & Kevin (Cat 4, Mar 2023); **M7.3 earthquake 17 Dec 2024 ~30 km W of Port Vila** (14 dead, ~US$231.7M damage — NDMO via [ReliefWeb/OCHA](https://reliefweb.int/disaster/eq-2024-000227-vut)); active volcanoes (Yasur/Ambae). Final court of appeal: the **Court of Appeal of Vanuatu** — a republic since 1980, **no UK Privy Council link** ([Judiciary of Vanuatu](https://courts.gov.vu/about-us/court-of-appeal)). **Confirm** lease years-remaining, ground rent, Lessor's/Minister's consent, the duty stack, and current CBI/residency status at primary sources **before any binding step**.

## Country profile

- **Geography**: Y-shaped archipelago of **~80 islands** (~65 inhabited) in Melanesia, South Pacific, ~1,750 km east of northern Australia. Land area **~12,189 km²**. Capital **Port Vila** on **Efate** (Shefa Province); second town **Luganville** on Espiritu Santo (Sanma Province). (Cross-checked: Vanuatu Tourism Office / Wikipedia "Geography of Vanuatu" — secondary; verify at VNSO.)
- **Population**: **~300,000–340,000**. Figures vary by source/year — 2020 census **~300,019** ([Vanuatu National Statistics Office](https://vnso.gov.vu/) via [Pacific Community SDD](https://sdd.spc.int/vu)); aggregator estimates 331k–342k (2024). *Latest official headcount + census year — data not publicly re-verified here; verify at VNSO / SPC SDD ([sdd.spc.int/vu](https://sdd.spc.int/vu)).*
- **GDP per capita**: **~USD 2,700–3,300** (2024) — lower-middle-income ([World Bank, Vanuatu GDP per capita](https://data.worldbank.org/indicator/NY.GDP.PCAP.CD?locations=VU); TradingEconomics USD 2,694.70 (2024)). Real GDP growth forecasts for 2025 **diverge by source**: a Vanuatu-government (DoFT/RBV) forecast of **~3.7%** vs. the **IMF ~1.7%** ([IMF Country Report 25/277](https://www.imf.org/-/media/files/publications/cr/2025/english/1vutea2025001-source-pdf.pdf)) and **ADB ~1.5%** ([ADB Vanuatu economy](https://www.adb.org/where-we-work/vanuatu/economy)) — the domestic forecast is materially more optimistic; treat the growth number as range-bound, not a single point (RBV site SSL-blocks automated fetch — confirm the RBV figure in browser).
- **Currency**: **Vatu (VUV)** — ISO 4217 **VUV**, **no subunit** (no cents). Introduced 1981. Regime = **basket peg** (NOT a hard peg to one currency, NOT a free float): the RBV pegs the vatu to a transactions/trade-weighted basket of major trading-partner currencies (USD, AUD, NZD, EUR), actively managed by the RBV Financial Markets Department, **realigned under a new IMF-advised basket framework in 2025** (RBV characterises the 2025 move as a "realignment", not a devaluation). Sources: IMF 2025 Article IV ([PR-25314](https://www.imf.org/en/news/articles/2025/09/25/pr-25314-vanuatu-imf-executive-board-concludes-2025-article-iv-consultation), "pegged exchange rate regime"); IMF Technical Assistance Report "Currency Basket Framework and FX Market Operations" 2026 ([IMF eLibrary 2026/026](https://www.elibrary.imf.org/view/journals/019/2026/026/article-A001-en.xml) — uses "basket peg"; bot-blocked to automated fetch, verify in browser); [RBV/PMO press release](https://pmo.gov.vu/en/public-information/press-release/1131-the-vanuatu-currency-and-exchange-rate-framework.html).
- **Languages**: **Three official** — **Bislama** (English-based creole, lingua franca), **English**, **French** (Constitution Art. 3 — verify exact wording at gov.vu). Trilingual legacy of the pre-1980 Anglo-French Condominium ("New Hebrides"). Legal/conveyancing documents are typically in English and/or French.
- **Legal system**: **Mixed** — English common law + French civil-law influences + customary land law. **Final court of appeal: the [Court of Appeal of Vanuatu](https://courts.gov.vu/about-us/court-of-appeal)** (the domestic apex court; ≥2 Supreme Court judges sitting together per Constitution Art. 50). Hierarchy: Island Courts / Magistrates' Courts → [Supreme Court](https://courts.gov.vu/about-us/supreme-court) → Court of Appeal. **NO UK Privy Council appeal** (republic since 1980).
- **Admin levels**: **6 provinces** — Torba, Sanma, Penama, Malampa, **Shefa** (Efate + Port Vila), Tafea — plus **2 municipal councils** (Port Vila, Luganville). (Secondary — verify at VNSO.)
- **Cadastre / land registry**:
  - **[Department of Lands, Survey & Registry](https://mol.gov.vu/index.php/lands-dept)** (within the Ministry of Lands & Natural Resources) — Registry Section registers leases that have completed the Lease Registration Process; Lease Execution Section; Planning & Enforcement Section processes **negotiator certificate** applications + lease-class changes; also valuation, survey/mapping, land acquisition, dispute resolution. Registry digitised 2007 (secondary).
  - **No universal national parcel ID** equivalent to a French *numéro de parcelle* documented here — leases are identified by lease title number + survey plan. Verify the lease title reference at the Lands Dept.
- **Title concept**: **Leasehold ONLY for foreigners** (and non-custom-owner ni-Vanuatu). **Perpetual custom ownership** is reserved to indigenous citizens (Constitution Art. 75). Apartment / multi-unit developments use **strata title** under the **Strata Titles Act 2000** (the strata lots themselves sit over a registered lease — verify exact Cap at PacLII).
- **Recent reforms (12-month watchlist)**:
  - **2025 RBV currency-basket realignment** — RBV adopted a new IMF-advised currency-basket framework in 2025; characterised by RBV as a realignment, not a devaluation ([RBV/PMO press release](https://pmo.gov.vu/en/public-information/press-release/1131-the-vanuatu-currency-and-exchange-rate-framework.html)). *Exact basket weights + realignment magnitude (%) — data not publicly re-verified here; verify in IMF CR 25/277 + the 2026 TA report.*
  - **EU visa-free revocation permanent — visa requirement applies from 3 Feb 2025** — Regulation (EU) 2025/11 of 19 December 2024 (Council final adoption 12 Dec 2024) moved Vanuatu from Annex II Part 1 to Annex I Part 1 of Reg (EU) 2018/1806 ([EU Council press release](https://www.consilium.europa.eu/en/press/press-releases/2024/12/12/vanuatu-council-ends-visa-exemption/); [EUR-Lex](https://eur-lex.europa.eu/eli/reg/2025/11/oj/eng)). Material to CBI demand + reputational standing.
  - **M7.3 Port Vila earthquake 17 Dec 2024** — damaged buildings + two major Port Vila water reservoirs; reset perceived seismic-build risk for any Port Vila/Efate purchase ([ReliefWeb/OCHA/UNDP citing NDMO](https://reliefweb.int/disaster/eq-2024-000227-vut)).

---

## 🇻🇺 Foreign buyer eligibility (READ FIRST)

This section determines whether a transaction is even legally possible — and what process applies. Vanuatu does **NOT** bar foreigners from holding land, but it bars **everyone** (including foreigners) from holding **freehold**, because freehold does not exist. The only instrument available to a foreigner is a **registered lease**.

### Legal basis

- **Constitution of the Republic of Vanuatu, Chapter 12 (Arts 73–81)** — vests all land in indigenous custom owners; abolished freehold at 1980 independence; perpetual ownership reserved to indigenous citizens (Art. 75); government may acquire/redistribute land in the public interest (Arts 79–80). Primary: [consolidated Constitution, gov.vu](https://www.gov.vu/images/legislation/constitution-en.pdf); cross-confirmed [Constitute Project](https://www.constituteproject.org/constitution/Vanuatu_2013), [FAOLEX](https://faolex.fao.org/docs/pdf/van132926.pdf).
- **Land Leases Act [Cap 163]** — registration + dealings in leases (the instrument every foreign buyer uses). Primary statute text: [FAOLEX / Ecolex](https://www.fao.org/faolex/results/details/en/c/LEX-FAOC088905/).
- **Strata Titles Act 2000** — apartment / multi-unit strata regime (formal short title "Strata Titles Act"; verify exact Cap at PacLII).
- **Stamp Duties Act [Cap 68]** — transaction stamp duty. *Cap number not independently confirmed here — verify at PacLII vu/legis.*
- **AML/CFT framework** — administered via the **Financial Intelligence Unit (FIU)** under the State Law Office; real-estate dealings + the CBI fall in scope. *Verify current obligations at the FIU.*

### Buyer category matrix

| Buyer category | Right |
|---|---|
| **Indigenous ni-Vanuatu custom owner** | **Perpetual custom ownership** (Constitution Art. 75) — the only perpetual title in Vanuatu |
| **Non-custom-owner ni-Vanuatu citizen** | **Leasehold only** (no perpetual title unless acquired through a recognised system of custom tenure) |
| **Foreign individual** | **Leasehold only** — take or assign a registered lease (≤75-yr ceiling) under Land Leases Act [Cap 163]; subject to Lessor's Consent to Transfer (+ Minister of Lands consent on certain leases) |
| **Foreign company** | **Leasehold only**, on the same lease basis; if the lease sits in a company, the lease may be acquired indirectly via **share transfer** of the lessee company (different duty treatment — see `--tax`) |
| **Strata-lot buyer (apartment)** | Strata lot under the Strata Titles Act 2000 — the underlying tenure is still a **lease**; confirm the head-lease years-remaining |
| **Citizenship by Investment (CBI / DSP)** | **NOT property-linked** — a donation, not a purchase; buying real estate does NOT confer citizenship (see `--visa`) |

(Source: Constitution Ch. 12 [gov.vu](https://www.gov.vu/images/legislation/constitution-en.pdf) + Land Leases Act [Cap 163] [FAOLEX](https://www.fao.org/faolex/results/details/en/c/LEX-FAOC088905/) + Lands Dept [mol.gov.vu](https://mol.gov.vu/index.php/lands-dept) — primary for tenure; lease-assignment mechanics partly agency-secondary, *verify with a Vanuatu conveyancing lawyer before contract*)

### Visa / residency via property

- **No CBI via property.** Citizenship is obtained only via the **DSP donation** (see `--visa`), never by buying real estate.
- **Residency via property — NOT primary-confirmed.** Whether a registered lease can underpin an investor/residence permit, and the qualifying thresholds, are **data not publicly available — verify at the [Vanuatu Department of Immigration & Passport Services](https://immigration.gov.vu/)** (do NOT assume a property lease grants residency).

### Compliance / AML

- **Real-estate dealings + the CBI fall under Vanuatu's AML/CFT regime** (Financial Intelligence Unit, under the State Law Office). CBI-driven AML scrutiny is high after the EU revocation + sustained OECD/EU attention (see `--visa`). *Verify current source-of-funds / KYC obligations at the FIU.*
- **Source-of-funds documentation** should be expected for any significant lease purchase and is mandatory for the DSP.

### Verification path (before any reservation)

1. **Pull the lease at the Lands Dept**: confirm the **lease title number**, **years remaining**, **annual ground rent**, registered lessor (custom owner), and any caveats/charges at the [Department of Lands, Survey & Registry](https://mol.gov.vu/index.php/lands-dept). *Years-remaining is the single most important number.*
2. **Confirm the gate that applies**: a **new lease over custom land** needs a **negotiator's certificate** (Planning & Enforcement Section); a **resale (assignment of an existing registered lease)** needs **registration + Lessor's Consent to Transfer** and, on certain leases, **Minister of Lands consent** — confirm which path applies to your specific lease (agency sources; *verify at Lands Dept*).
3. **Survey check**: confirm the surveyed boundaries match the lease plan (Survey/Mapping Section).
4. **Ground-rent + consent status**: confirm ground rent is current and obtain the lessor's written consent terms in advance.
5. **AML / source-of-funds**: assemble bank statements + asset-sale evidence before signing.
6. **Engage a Vanuatu conveyancing lawyer** — lease assignment, consents, and duty calculation are not DIY for a foreign buyer.

---

## Section: `--price`

### Primary sources

- **There is NO official residential house-price index for Vanuatu** — *data not publicly available; every figure below is listing/agency-derived (seller-controlled).*
- **[Department of Lands, Survey & Registry](https://mol.gov.vu/index.php/lands-dept)** — holds the registered lease (years-remaining + ground rent + lessor), which is the load-bearing valuation input — NOT a market price index.
- **[Reserve Bank of Vanuatu](https://www.rbv.gov.vu/)** — macro context (no parcel-level HPI).

### Listing platforms

- **Island Property** — `https://islandproperty.com/`
- **Vanuatu Property (Alliance)** — `https://property.vu/`
- **First National Real Estate Vanuatu** — `https://firstnationalvanuatu.com/`
- **Properstar (Vanuatu)** — `https://www.properstar.com/` (aggregator)

### 2025–2026 price benchmarks

> All figures `est.` and **listing-platform / agency-derived (seller-controlled, NOT primary)** — tag every one **"(per listing — verify with Lands Dept / on visit)"**. **Supply is thin** (Properstar showed ~13–17 active house listings nationwide in 2025). Use only for order-of-magnitude; cross-check ≥ 3 active listings on the same locality before relying. **A price buys the REMAINING LEASE TERM, not perpetual title.**

| Market / segment | Typical asking (per listing) | Notes |
|---|---|---|
| **Port Vila harbour apartments** | **~USD 5,000–8,000 / m²** (per listing) | Town/harbour strata; thin supply |
| **Port Vila 3-bed family home** | **from ~USD 300,000** (per listing) | Mele / Pango / Tassiriki / town |
| **Smaller home** | **from ~USD 158,000** (per listing) | Entry-level stock |
| **Oceanfront villa** | **AUD 300k → AUD 1M+** (per listing) | Wide spread; locality + lease-term drive price |
| **Luxury villa (top end)** | **to ~USD 3.9M** (per listing) | Trophy oceanfront; very thin |

(Sources: Island Property / Alliance / First National / Properstar 2025 listings — all *listing-platform / agency tier, seller-controlled*; *per listing — verify with Lands Dept / on visit*. No official HPI exists.)

### Compute

1. **A purchase = lease assignment.** The asking price buys the **remaining lease term** + the building, NOT perpetual title. Always confirm **years remaining on the lease** + the **annual ground rent** to the custom owner + whether any **renewal/extension** is pre-agreed in the lease.
2. **USD/m² = price ÷ built-area m²** (listings may quote AUD or USD — convert at a **dated** RBV rate; do not invent one). Cross-check ≥ 3 active listings on the same locality.
3. **Trap — declining-term value.** A 50-yr lease from c.1980 has **~4 years remaining in 2030** unless renewed — value falls as the term shortens. A short residual term materially impairs both price and mortgageability.
4. **Trap — currency of quote.** Trophy stock is often AUD- or USD-quoted; local stock VUV-quoted. The vatu **moved on the 2025 basket realignment** — re-pull the rate at point of use.
5. **Trap — thin comparables.** Nationwide active supply is small; a single outlier listing skews any "average". Treat any per-m² figure as indicative only.

### Key terms

- **Lease (registered)** — the only instrument a foreigner holds (Land Leases Act [Cap 163])
- **Assignment / transfer of lease** — what a "sale" actually is (existing lease + N years remaining)
- **Ground rent** — annual rent payable to the custom-owner lessor
- **Lessor's Consent to Transfer** — the lessor's written consent required to assign certain leases
- **Negotiator's Certificate** — the gate to negotiate a *new* lease over custom land
- **Strata lot** — apartment unit under the Strata Titles Act 2000 (sits over a lease)
- **Custom owner** — the indigenous owner in whom perpetual title is vested (Constitution Art. 75)

---

## Section: `--traffic`

### Sources

- **No public AADT (Annual Average Daily Traffic) portal** exists for Vanuatu — *data not publicly available.*
- **[Public Works Department (PWD)](https://mipu.gov.vu/)** (Ministry of Infrastructure & Public Utilities) — road inventory (not a public live count portal).
- **OSM** fallback via Overpass — `highway` tag class.

### Reality

Vanuatu does **NOT publish a public AADT portal**. **OSM road class + on-the-ground observation is the practical method.** Traffic is concentrated almost entirely in **Port Vila** (Efate) and, far more lightly, **Luganville** (Santo); outer-island road networks are minimal (unsealed roads common).

### Coarse OSM fallback

| OSM `highway` | Vanuatu road class | Typical v/d (heuristic — calibrate on-site) |
|---|---|---|
| `trunk` / `primary` | Port Vila main arteries (e.g. Lini Highway / ring road), Santo Highway | 5,000–20,000 |
| `secondary` | Port Vila / Luganville feeder roads | 1,500–6,000 |
| `tertiary` / `unclassified` | Suburban / peri-urban access | 300–1,500 |
| `residential` / `track` | Internal street / outer-island road (often unsealed) | < 300 |

### Verdict bands (heuristic — calibrate with on-site visit)

- 🟢 < 1,000 v/d (outer-island lane, peri-urban Efate/Santo residential)
- 🟡 1,000–5,000 v/d (Port Vila / Luganville suburban feeder)
- 🟠 5,000–15,000 v/d (Port Vila main arteries; town-centre approaches)
- 🔴 > 15,000 v/d (Port Vila CBD peak / Seafront / market-area congestion on cruise days)

### Caveats

- **Port Vila CBD + Seafront**: congestion concentrated near the market, main wharf, and Lini Highway at school-run + commuter peaks; **cruise-ship days** add foot + vehicle surge to the waterfront.
- **Outer islands**: most roads are **unsealed**; rain damage + cyclone damage routinely degrade them — access reliability (not congestion) is the real issue. Verify wet-season access on a specific parcel on visit.
- **Earthquake/cyclone disruption**: the M7.3 Dec-2024 quake damaged Port Vila infrastructure — confirm current road + bridge state on visit, not from historic maps.

---

## Section: `--tax`

> **Headline**: Vanuatu is a **ZERO-direct-tax jurisdiction** — **NO personal income tax, NO corporate income tax, NO capital gains tax, NO inheritance/estate tax, NO wealth tax, NO withholding tax**. There is no Income Tax Act; the absence is the evidence ([VFIPA "Low tax jurisdiction"](https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/), primary `.vu` gov agency; the [Dept of Customs & Inland Revenue tax menu](https://vanuatucustoms.gov.vu/taxes-and-licensing.html) lists only Rent Tax, VAT, Turnover Tax + licensing — no income/CGT category). What you DO pay: **15% VAT** (residential rent VAT-EXEMPT), **12.5% Rent Tax** on gross rental income, and on a lease purchase a **stamp duty + government registration fee** (rates are agency-secondary — see below). No annual national land tax; instead **annual ground rent** to the custom-owner lessor + possible **municipal rates**.

### Zero direct tax — the core fact

- **No personal income tax, no corporate income tax, no CGT, no inheritance/estate/gift tax, no wealth tax, no withholding tax.** Cross-confirmed at a primary `.vu` gov agency: [VFIPA "Low tax jurisdiction"](https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/). The Dept of Customs & Inland Revenue administers ONLY Rent Tax, VAT, and Turnover Tax (+ licensing) — the **absence** of an income/CGT category on the official tax list is the primary evidence. **CITABLE AS FACT.**

### VAT — primary

- **VAT = 15%** on most goods/services supplied by registered persons. Introduced **1998 at 12.5%** (VAT Act No. 12 of 1998); **raised to 15% in 2018**. **Registration threshold: taxable supplies > VUV 4,000,000 in any 12-month period.** **Residential rental accommodation is VAT-EXEMPT.** Legal basis: **Value Added Tax Act [Cap 247]** + **Tax Administration Act No. 37 of 2018** (in force 1 Jan 2020). Primary: [Dept of Customs & Inland Revenue, VAT introduction](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html) (identical content also served at `customsinlandrevenue.gov.vu`). **CITABLE AS FACT.**

### Rent Tax — primary

- **Rent Tax = 12.5% on GROSS rental income** (no expense deductions), filed as **2 × 6-monthly returns per year**. **For individual landlords, the first VUV 200,000 of rental income is exempt.** Applies to long-term residential rental; commercial/short-term rental falls under **VAT** instead (if over the VUV 4M threshold). Legal basis: **Rent Tax Act [Cap 196]**. Primary: [Dept of Customs & Inland Revenue, Rent Tax](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html). **CITABLE AS FACT.**

### Property-transaction duties — one-time at lease assignment (agency-secondary — `est.`, verify)

> ⚠️ The split below is **agency / conveyancing-secondary**, not the primary fee schedule — label `est.` and verify at the **Stamp Duties Act + Land Leases Act [Cap 163] fee schedule / Lands Dept**. Do NOT state as fact, and do NOT assert the base is "unimproved value" (agency sources apply it to **purchase price**).

| Item | Rate (est. — secondary) | Base |
|---|---|---|
| **Stamp Duty** (on a lease-title purchase) | **~2%** of purchase price (est.) | Purchase price (per agency sources) |
| **Government Registration / Title-Transfer fee** | **~5%** of purchase price (est.) | Purchase price (per agency sources) |
| **Legal fees** | **~0.5–1%** (est.) | Purchase price |
| **Stamp Duty if acquired via company-share transfer** | **~4%** of share-transfer value (est.); the 2% title stamp duty does NOT apply (the title itself isn't transferred) | Share-transfer value |

(Source: [vanuatuisland.org — buying land in Vanuatu](https://www.vanuatuisland.org/buying-land-in-vanuatu) + [buying on Aore Island](https://www.vanuatuisland.org/buying-on-aore-island) ❌ DEPRECATED — dead on 2026-09-18; verify with the authority named in this row — *secondary / conveyancing tier*; statute frame Land Leases Act [Cap 163] [FAOLEX](https://www.fao.org/faolex/results/details/en/c/LEX-FAOC088905/) + Stamp Duties Act [Cap 68] *(Cap unconfirmed — verify at PacLII)*. **Exact rates + base — data not publicly confirmed at primary; verify at the Stamp Duties Act + Land Leases Act fee schedule / Lands Dept.**)

### Holding costs — annual

- **No annual national land/property tax.** Instead you pay **annual ground/lease rent** to the custom-owner lessor (set in the lease — confirm the amount + escalation in the specific lease).
- **Municipal rates** may apply in **Port Vila / Luganville**. *Exact municipal-rate basis — data not publicly available; verify at the Port Vila / Luganville municipal councils.*

### Capital gains / inheritance / wealth

- **NO capital gains tax**, **NO inheritance/estate tax**, **NO gift tax**, **NO wealth tax** — all absent (VFIPA primary, above). This is a core part of Vanuatu's positioning as a low-tax jurisdiction.

### Future risk

- **OECD/EU scrutiny** of Vanuatu's offshore + CBI positioning is sustained (see `--visa`) — the zero-tax framework itself is a periodic target of international-tax pressure. *Monitor any introduction of new direct taxes at DCIR / Ministry of Finance.*
- **Rent Tax / VAT rate changes** — re-verify rates at DCIR before relying (last primary check: 2026-06-13).

⚠️ Verification: request the seller's lease (ground-rent amount + escalation) + any municipal-rate receipts. Confirm the **stamp duty + registration fee** at the Stamp Duties Act + Land Leases Act [Cap 163] fee schedule / Lands Dept **before contract** — the 2%/5%/4% figures are `est.` secondary.

---

## Section: `--rental`

### Long-term residential rentals

- **Thin formal market**; expat rentals concentrated in **Port Vila** (Mele, Pango, Tassiriki, town).
- **Residential rent is VAT-EXEMPT** ([DCIR primary](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html)).
- **Rent Tax = 12.5% on gross rental income**, first **VUV 200,000 exempt** for individual landlords, **2 × 6-monthly returns/yr**, no expense deductions ([DCIR primary, Rent Tax Act Cap 196](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html)).
- **Tenancy terms** (notice periods, deposit norms, eviction process) — *data not publicly available here; verify at the State Law Office / a Vanuatu lawyer.*

### Short-term rentals (STR — tourism)

- **Tourism-driven** (Port Vila + outer-island resorts). A property let as STR is a **taxable activity for VAT** once turnover **> VUV 4,000,000** ([DCIR threshold, primary](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html)).
- **No specific national STR-licensing regime captured at primary** — *data not publicly available; verify at the [Department of Tourism](https://tourism.gov.vu/) + the relevant municipal council.*

### Yield reality

- **No official rental-yield index exists** — *data not publicly available.* **Do NOT state a yield %.** If a yield is needed, **COMPUTE** it from a *specific* listing's asking price ÷ achievable rent and label it `est.` with the inputs shown.
- Worked-example skeleton (illustrative, NOT a benchmark): `est. gross yield = annual rent VUV X ÷ purchase price VUV Y` — both X and Y must be pulled from a real, dated listing; then deduct **12.5% Rent Tax** on gross, ground rent, insurance, and management to reach net.

### Strategic notes

- **Lease-term decay directly caps long-run rental value** — a shortening residual term erodes both rentability and resale.
- **Cyclone/earthquake exposure** is an operating cost (insurance + repair downtime) — see `--risks`.
- **STR seasonality** tracks Pacific tourism + cruise-ship calls; verify occupancy assumptions against actual operator data, not listing optimism.

---

## Section: `--work=<profession>`

### Reality

The Vanuatu property thesis is overwhelmingly **second-home / lifestyle / tourism-investor / offshore-structuring**, NOT local employment. The local labour market is small. A foreigner working locally needs a **work permit** (Department of Labour), and a foreign-owned business typically needs a **Foreign Investment Approval Certificate from [VFIPA](https://investvanuatu.vu/)** (Vanuatu Foreign Investment Promotion Agency); **some sectors are reserved for ni-Vanuatu** (Reserved/Restricted Investment List). *Current reserved-sector list — data not publicly re-verified here; verify at VFIPA.*

### Economy (context)

- Drivers: **tourism** (a large share of GDP pre-COVID — verify magnitude), **agriculture** (copra, kava, cocoa, beef), **offshore financial services**, and **CBI/DSP revenue**. *DSP/CBI as a % of government revenue — data not publicly available; verify at RBV / Ministry of Finance budget.*

### Visa routes for working

| Route | Eligibility | Authority |
|---|---|---|
| **Work Permit (employer-sponsored)** | Foreign worker + employer justification | Department of Labour |
| **Foreign Investment Approval Certificate** | Foreign-owned business (subject to Reserved/Restricted List) | [VFIPA](https://investvanuatu.vu/) |
| **DSP citizenship** | Donation route (NOT employment, NOT property) | Citizenship Office (see `--visa`) |
| **Investor / residence permit** | *Data not publicly available* | [Dept of Immigration](https://immigration.gov.vu/) |

### Salary benchmarks

- **Data not publicly available here** — *verify at VNSO labour-market data + the Department of Labour.* Do NOT quote a wage figure without a primary source.

### Professional licensing

- Foreign-credential recognition (legal, medical, accounting) — *data not publicly available here; verify with the relevant Vanuatu professional body + the Public Service Commission.*

---

## Section: `--risks`

> **This MUST headline any Vanuatu purchase.** Vanuatu sits on the **New Hebrides subduction zone** (Pacific Ring of Fire) and is routinely ranked **#1 in the World Risk Index** for disaster exposure (verify current edition). Cyclone + earthquake + tsunami + volcanic + sea-level-rise exposure are all elevated and **co-located** on the inhabited islands.

### Primary national hazard sources

| Source | URL | What it gives |
|---|---|---|
| **Vanuatu Meteorology & Geo-Hazards Department (VMGD)** | `https://www.vmgd.gov.vu/` | Cyclones, climate, volcanic + seismic geo-hazards, warnings |
| **National Disaster Management Office (NDMO)** | `https://ndmo.gov.vu/` | Disaster response, impact assessments, shelters |
| **US Geological Survey (USGS)** | `https://earthquake.usgs.gov/` | Earthquake event pages (cross-check magnitude/depth) |
| **World Risk Report (Bündnis Entwicklung Hilft / IFHV Bochum)** | `https://weltrisikobericht.de/` | World Risk Index ranking (verify edition) |
| **GFDRR / World Bank** | `https://www.gfdrr.org/` | Risk profiles + resilience financing |

### Cyclone (tropical) — extreme

- **Cyclone Pam (Cat 5, March 2015)** devastated Port Vila / Efate — one of the worst disasters in Vanuatu's history.
- **Twin Cyclones Judy & Kevin (Cat 4, March 2023)** struck within days of each other.
- **Season** overlaps the wet season (~Nov–Apr), peak risk ~**Jan–Mar** (see `--climate`).
- **Implication**: cyclone-resistant construction (engineered roof tie-downs, shutters/impact glazing) + funded insurance are not optional. Confirm build standard + roof anchoring on any purchase.

### Seismic + tsunami — extreme

- **New Hebrides subduction zone** drives frequent strong earthquakes + tsunami risk.
- **M7.3 earthquake 17 Dec 2024, ~30 km W of Port Vila, depth ~57 km** — **14 deaths, 265 injured, >2,400 displaced, ~US$231.7M damage**; building collapse in Port Vila + damage to two major reservoirs (NDMO via [ReliefWeb/OCHA/UNDP](https://reliefweb.int/disaster/eq-2024-000227-vut); cross-check the event at [USGS](https://earthquake.usgs.gov/earthquakes/eventpage/us7000nzf3)). **Humanitarian-secondary attribution** for the casualty/damage figures.
- **Implication**: structural/seismic review is essential for any Port Vila/Efate purchase, especially older or non-engineered buildings; the 2024 quake demonstrated real collapse risk.

### Volcanic

- **Active volcanoes** include **Yasur (Tanna)** and **Ambae/Manaro** (the 2017–2018 Ambae eruption forced full-island evacuation). PRIMARY: [VMGD](https://www.vmgd.gov.vu/). Ashfall + evacuation risk concentrated near active centres — verify the specific island's volcanic alert level on visit.

### Sea-level rise / coastal

- Low-lying coastal exposure + climate-displacement concern (see `--climate`). Oceanfront / low-elevation parcels carry compounding cyclone-surge + SLR exposure.

### Build-era / construction hazards

| Era / type | Hazard |
|---|---|
| **Older / non-engineered Port Vila stock** | Demonstrated seismic-collapse risk (Dec-2024 M7.3); weak roof tie-downs for cyclones |
| **Coastal / low-elevation** | Cyclone storm-surge + tsunami + SLR exposure |
| **Outer-island informal builds** | Variable cyclone resistance; verify roof anchoring + foundations |
| **Engineered post-2015 (post-Pam) builds** | Better cyclone + seismic detailing — confirm engineering certification |

### Risk dashboard — typical Port Vila / Efate residential lease

| Class | Severity | Action priority |
|---|---|---|
| **Cyclone (Cat 4–5)** | 🔴 | Confirm engineered roof tie-downs + shutters/impact glazing + funded insurance; Pam 2015 + Judy/Kevin 2023 calibration |
| **Earthquake / tsunami** | 🔴 | Structural/seismic review mandatory; Dec-2024 M7.3 demonstrated collapse; avoid unreinforced older stock without engineering sign-off |
| **Volcanic (island-specific)** | 🟠–🔴 | Check the island's VMGD alert level; near Yasur/Ambae treat as 🔴 |
| **Sea-level rise / coastal surge (long-term)** | 🟠 | Oceanfront / sub-5 m parcels — model exposure; compounds cyclone + SLR |
| **Insurance availability + cost** | 🟠 | High-hazard market — get quotes early; *premium data not publicly available, verify with carriers* |
| **Lease-term decay (legal, not natural)** | 🟠 | Confirm years-remaining + renewal terms (see `--price`) — a non-natural but decisive risk |

---

## Section: `--mains`

### Power

- **UNELCO (ENGIE group)** is the main electricity concessionaire for **Port Vila / Efate** (Vanuatu Utilities & Infrastructure / VUI also operates). Grid is limited to urban centres; outer islands rely on **diesel + solar**. Tariffs are reported among the higher in the Pacific (secondary). **Regulator: [Utilities Regulatory Authority (URA)](https://ura.gov.vu/).** *Current electricity tariff — data not publicly available here; verify at URA.* Do NOT quote a tariff number.
- **Standby generator + inverter/solar** advisable given outage + storm risk.

### Water

- **Port Vila reticulated water** also runs via the UNELCO concession (secondary). **Two major Port Vila reservoirs were severely damaged in the Dec-2024 earthquake** ([humanitarian reporting](https://reliefweb.int/disaster/eq-2024-000227-vut)). Outer areas: **rainwater tanks / boreholes** standard. *Current water tariff — data not publicly available here; verify at URA.*

### Sewer

- **Limited reticulated sewerage**; **septic tanks** are common even in Port Vila (secondary). Confirm the specific property's sewer/septic arrangement on visit.

### Connection costs

- **Data not publicly available here** — *verify connection + tariff schedules at [URA](https://ura.gov.vu/) + UNELCO.* Do NOT quote connection figures without a primary source.

---

## Section: `--crime`

### Primary source

- **Vanuatu Police Force (VPF)** — annual crime statistics; *not published as a public parcel-level portal.* Local reporting via **Daily Post** (`https://www.dailypost.vu/`).

### Key context (qualitative — attribute; pull hard numbers fresh)

- **Crime is concentrated in Shefa (Port Vila).** Local reporting ("Shefa Tops Crime Rate", Daily Post — secondary) attributes the highest crime rate to the capital province.
- **Profile**: predominantly **petty / opportunistic theft** (bag-snatching, pickpocketing around the Port Vila market / waterfront), with some residential break-ins in expat areas. **Violent crime against foreigners is rare** (secondary travel-safety sources).
- **Hard numbers are NOT primary here** — figures circulating in secondary sources (e.g. "23 incidents involving tourists in 2025", "break-ins down ~12%") are **data not publicly confirmed; verify at the Vanuatu Police Force annual statistics** before quoting.
- **Travel advisory**: pull the **current** level fresh — historically US State Dept ~Level 1 (verify at [travel.state.gov](https://travel.state.gov/)) + UK FCDO standard precautions with natural-hazard awareness (verify at [gov.uk/foreign-travel-advice/vanuatu](https://www.gov.uk/foreign-travel-advice/vanuatu)).

### Specific risk vectors

- **Burglary of unoccupied / second homes** — the operationally meaningful risk for absentee foreign owners; caretaker + alarm + neighbour relationship advisable.
- **Wire / BEC fraud against foreign buyers** — verify any wire instruction verbally with your lawyer via a known phone number before sending purchase funds (a Pacific-wide and global pattern; see `--scams` via the universal `shared/scams.md`).

### Verdict bands (Vanuatu-specific — qualitative; calibrate with current VPF data)

- 🟢 Gated / resort / well-secured Efate residential away from town
- 🟡 Suburban Port Vila / Luganville residential
- 🟠 Port Vila CBD / market / waterfront opportunistic-theft hotspots
- 🔴 *Insufficient primary data for a hard red threshold — verify at VPF; do not assert one*

### Confidence

MEDIUM-LOW. The qualitative profile (petty theft concentrated in Shefa/Port Vila; violent crime against foreigners rare) is reasonably consistent across secondary sources, but **no primary parcel-level or current annual VPF dataset was verified here** — pull current VPF statistics + the live US/UK advisory before relying.

---

## Section: `--amenities`

Universal OSM Overpass logic per `shared/amenities-osm.md`. Vanuatu-specific reality:

- **Port Vila (Efate)** concentrates services: **Vila Central Hospital** (public; quality limited — **medevac to Australia/NZ is common for serious cases**), **Bauerfield International Airport (VLI)**, supermarkets, marina, restaurants, private/international schools.
- **Luganville (Santo)**: smaller second-tier services + **Northern Provincial Hospital** (secondary).
- **Outer islands**: basic services only — clinics + aid posts; serious care requires transfer to Port Vila or overseas.
- **Healthcare quality is limited** → expats typically carry **international health + medevac insurance** (see `--digital-nomad`). *Hospital/clinic specifics — verify at the [Ministry of Health](https://moh.gov.vu/).*

### Verdict bands (Vanuatu — adjusted for archipelago geography)

- 🟢 Central Port Vila — supermarket + pharmacy + hospital within a short drive
- 🟡 Greater Efate / Luganville town — drive to services
- 🟠 Rural Efate/Santo — longer drive; limited services
- 🔴 **Outer islands** — basic services only; serious medical needs require air transfer to Port Vila or overseas

⚠️ **Archipelago reality**: unlike a single compact island, Vanuatu's outer islands can be **hours by boat/plane from a hospital**. Medevac-capable insurance is a practical necessity for any outer-island purchase, and proximity to Bauerfield (VLI) is a material amenity for serious-care access.

---

## Section: `--climate`

Universal logic per `shared/climate-projections.md`. Vanuatu-specific overrides:

- **Köppen-Geiger**: **Tropical maritime** (Af/Am coastal) — **wet/cyclone season ~Nov–Apr**, cooler/drier season ~May–Oct. High humidity, ~22–30°C coastal. **Cyclone season overlaps the wet season — peak risk ~Jan–Mar.**
- **Reference baseline**: [Vanuatu Meteorology & Geo-Hazards Department (VMGD)](https://www.vmgd.gov.vu/) (climate + warnings) + IPCC AR6 + Pacific climate-science (SPC / SPREP).
- **Key projections** (IPCC AR6 + Pacific SIDS regional band — *verify regional downscaling*):
  - **Tropical cyclone intensity** trending up — increased share of intense cyclones in the South Pacific basin; **Pam 2015 (Cat 5)** + **Judy/Kevin 2023 (Cat 4)** as recent calibration events.
  - **Sea-level rise**: Western Pacific SLR has run **above the global mean** in recent decades; acute exposure for low-lying coastal + outer-island parcels (*verify current regional projection at SPREP / IPCC AR6*).
  - **Rainfall**: more intense wet-season convective events; flash-flood + landslide risk on steep terrain.
  - **Heat / humidity**: rising — cooling load + comfort cost increasing.
- **Acute-event flags**:
  - 🔴 Coastal / sub-5 m oceanfront parcel — compounding cyclone storm-surge + tsunami + SLR exposure
  - 🔴 Cyclone Cat 4–5 risk (Pam 2015 + Judy/Kevin 2023 calibration)
  - 🟠 Sea-level rise (long-term) on low-lying or outer-island parcels
  - 🟠 Insurance market availability + cost in a high-hazard jurisdiction
  - 🟡 Heat / humidity stress — cooling operating cost

### Climate verdict (typical Port Vila / Efate residential)

🟠 **Adapt** — high cyclone exposure requires engineered roof tie-downs + shutters/impact glazing + funded insurance; SLR a long-term issue for low-lying parcels; the Dec-2024 M7.3 quake adds a co-located seismic dimension that pure-climate jurisdictions don't carry.

### Climate verdict (low-lying coastal / outer-island parcel)

🔴 **Significant** — compounding cyclone-surge + tsunami + SLR exposure; acquire only with engineered, elevated construction + funded insurance + a realistic medevac/evacuation plan.

### Confidence

MEDIUM — HIGH on observed cyclone/seismic history (Pam/Judy/Kevin/M7.3 well documented), MEDIUM on parcel-level SLR + storm-surge specificity (no parcel-level Vanuatu hazard portal verified here; verify at VMGD + SPREP).

---

## Section: `--finance`

### Mortgage market

- **Banks**: **ANZ (Vanuatu)**, **Bank South Pacific (BSP)**, **National Bank of Vanuatu (NBV, [nbv.vu](https://www.nbv.vu/))**, **BRED Bank (Vanuatu)** (BRED = French / BPCE group). Supervised by the **[Reserve Bank of Vanuatu](https://www.rbv.gov.vu/)** ("Authorised Banks & Supervised Financial Institutions").
- **Policy rate 2.75%** (RBV Monetary Policy Stance, **Mar-2025** — Press Release No. 1/2025, [RBV](https://www.rbv.gov.vu/); a Mar-2026 stance exists but its rate is not primary-confirmed here — RBV site SSL-blocks automated fetch, re-pull the current rate in browser).

### Foreign mortgage availability

- **Believed cash-dominant** — local mortgage lending to non-resident foreigners is understood to be limited/uncommon, and the **declining lease tenure** constrains collateral value. **BUT exact availability / LTV / terms are NOT primary-confirmed** — *data not publicly available; verify at NBV ([nbv.vu](https://www.nbv.vu/)), BRED, ANZ, BSP.* **Do NOT state an LTV %.**
- **Many foreign purchases are cash or financed offshore** (against home-country security) — verify per lender.

### Banking access

- Account opening for non-residents will require passport + proof of address + source-of-funds + (for the CBI) enhanced due diligence. *Exact requirements — verify at the chosen bank + the FIU.*

---

## Section: `--currency`

- **Currency**: **Vatu (VUV)** — ISO 4217 **VUV**, **no subunit** (no cents). Introduced 1981.
- **Regime: BASKET PEG** — the vatu is pegged to a **transactions/trade-weighted basket** of major trading-partner currencies (**USD, AUD, NZD, EUR**), **actively managed** by the RBV Financial Markets Department; **realigned under a new IMF-advised basket framework in 2025** (RBV characterises it as a **"realignment", not a devaluation**). This is **NOT a hard single-currency peg** (like BBD/USD) and **NOT a free float**. Sources: IMF 2025 Article IV ([PR-25314](https://www.imf.org/en/news/articles/2025/09/25/pr-25314-vanuatu-imf-executive-board-concludes-2025-article-iv-consultation), "pegged exchange rate regime"); IMF TA Report "Currency Basket Framework and FX Market Operations" 2026 ([IMF eLibrary 2026/026](https://www.elibrary.imf.org/view/journals/019/2026/026/article-A001-en.xml), "basket peg" — bot-blocked, verify in browser); [RBV/PMO press release](https://pmo.gov.vu/en/public-information/press-release/1131-the-vanuatu-currency-and-exchange-rate-framework.html). *Exact basket weights + the de-facto IMF AREAER label + the 2025 realignment magnitude (%) — data not publicly re-verified here; verify in IMF CR 25/277 + the 2026 TA report.*
- **Indicative rate (dated — re-pull at point of use)**: RBV indicative **USD 1 = 117.05 VUV (12 Jun 2026)** ([RBV](https://www.rbv.gov.vu/); RBV site SSL-blocks automated fetch — confirm in browser). Independent mid-market June-2026 quotes sit **~118.4–120.3 VUV/USD** (Wise/XE — secondary; buy/sell vs mid-market explains the small gap). **The vatu moved on the 2025 realignment — always use a DATED rate and re-pull it.**
- **Practical effect for buyer**: a basket peg means **moderate FX risk** for a single-currency (e.g. USD-only) buyer — the vatu can be realigned against any one basket member (as it was in 2025). Hold a dated rate for any conversion; never invent one.
- **Capital controls / repatriation of sale proceeds + profits**: **data not publicly available — verify at the [Reserve Bank of Vanuatu](https://www.rbv.gov.vu/) (Financial Markets Dept / any Exchange Control regime) + the IMF AREAER.** Vanuatu markets itself as an offshore centre with historically liberal exchange controls, but **no primary FX-control / repatriation rule was located — do NOT assert "free repatriation".**

---

## Section: `--visa`

> **Critical & dated.** Vanuatu's citizenship-by-investment is a **DONATION (the Development Support Programme, DSP), NOT property-linked** — **you cannot get citizenship by buying real estate**. The programme is **regulatorily and reputationally contested**: the EU permanently revoked Vanuatu's visa-free Schengen access. State the CBI accurately and dated — **NEVER "open and problem-free"**.

### Citizenship by Investment — Development Support Programme (DSP)

- **DSP = a non-refundable government DONATION to the National Development Fund.** It is **NOT linked to real estate** — buying a lease does NOT confer citizenship.
- **Minimum contribution (2026, SECONDARY — verify)**: **~USD 130,000** single applicant (well-corroborated as the floor); **~USD 150,000** couple; **~USD 165,000–180,000** family of 3–4 (+ ~USD 10,000 per additional dependent) — plus due-diligence / processing / professional fees on top. *Family-tier figures vary by source — `est.`; verify exact tiers + fees at the [Vanuatu Citizenship Office](https://vancitizenship.gov.vu/) / Financial Intelligence Unit / the Citizenship (Investment) regulations.*
- **Programme names**: **DSP** is the principal route; **CIIP** (Capital Investment Immigration Plan) and **VCP** (Vanuatu Contribution Program) have historically existed and been variously consolidated/renamed. *Which programmes are currently open — data not publicly confirmed here; verify at the Citizenship Office.*

### EU / Schengen — CRITICAL & DATED

- Visa waiver **partially suspended from 4 May 2022**; **fully suspended by Council Decision (EU) 2022/2198 of 8 Nov 2022** (Schengen visa required for all Vanuatu nationals **from 4 Feb 2023** — Delegated Regulation (EU) 2023/222, extended to 3 Feb 2025).
- **Permanently revoked — the permanent visa requirement APPLIES FROM 3 Feb 2025**, formalised by **Regulation (EU) 2025/11 of 19 December 2024** (Council final adoption 12 Dec 2024), which moved Vanuatu from **Annex II Part 1 to Annex I Part 1** of Regulation (EU) 2018/1806. **Still in force** — the Council's "EU visa agreements with non-EU countries" infographic (last review 3 Mar 2026) lists Vanuatu as "visa agreement fully suspended", and DG HOME states the waiver agreement remains suspended (verified 2026-08-07; applies-from date per [Danish Immigration Service](https://www.nyidanmark.dk/en-GB/Words-and-concepts/US/Visum/Visa---Reintroduction-of-the-visa-requirement-for-citizens-of-Vanuatu), page updated 2025-02-03). This was the **first time the EU fully revoked a visa-free agreement over an investor-citizenship scheme.** PRIMARY: [EU Council press release, 12 Dec 2024](https://www.consilium.europa.eu/en/press/press-releases/2024/12/12/vanuatu-council-ends-visa-exemption/); [Regulation (EU) 2025/11 on EUR-Lex](https://eur-lex.europa.eu/eli/reg/2025/11/oj/eng) (both bot-block automated fetch — cite as the primaries; confirmed via Fragomen / Schengenvisainfo / Council snippets).
- **Treat the CBI as reputationally + regulatorily contested** + dated. Sustained OECD/EU scrutiny of the programme's due diligence.

### Residency (non-CBI)

- **Investor / retiree residence-permit routes** are understood to exist via Immigration — **but are NOT primary-verified here.** *Routes, minimums, and whether a property lease can underpin a residence permit — data not publicly available; verify at the [Department of Immigration & Passport Services](https://immigration.gov.vu/).*

| Route | Threshold | Notes |
|---|---|---|
| **DSP (citizenship)** | ~USD 130,000+ donation (est., verify) | **NOT property-linked**; CBI; EU-Schengen revoked |
| **Investor / retiree residence** | *Data not publicly available — verify at Dept of Immigration* | Do NOT assume a lease grants residency |
| **Work permit** | Employer-sponsored | Dept of Labour (see `--work`) |

(Source: EU Council + EUR-Lex primary for the Schengen revocation; DSP tiers secondary CBI advisories — *verify at the Citizenship Office / FIU before relying*.)

---

## Section: `--digital-nomad`

**No dedicated digital-nomad visa route was identified for Vanuatu** — *data not publicly available; verify at the [Department of Immigration & Passport Services](https://immigration.gov.vu/).* Unlike its Caribbean comparators (e.g. Barbados Welcome Stamp, Antigua NDR), Vanuatu's headline foreign-resident route is the **DSP citizenship donation** (see `--visa`), not a remote-worker visa.

For a prospective remote worker / long-stay foreigner, the practical points are:
- **There is no zero-tax "catch"** to worry about on local-source rules — Vanuatu has **no personal income tax** at all (see `--tax`), but your **home-country tax residency** still governs your worldwide income (e.g. US citizens taxed on worldwide income regardless of presence; most other nationalities lose home tax-residency only after extended absence — *consult a home-country tax advisor*).
- **Connectivity + healthcare are the binding constraints**, not tax: outer-island internet + serious-medical access are limited (see `--amenities`); carry **medevac-capable insurance**.
- **Any long stay still needs the correct immigration status** — do NOT rely on tourist entry for remote work; verify the correct permit at the Department of Immigration.

---

## Cost benchmarks (VU 2026)

| Item | Cost |
|---|---|
| Stamp Duty (lease-title purchase) | **~2%** of purchase price (est. — secondary; verify) |
| Government registration / title-transfer fee | **~5%** of purchase price (est. — secondary; verify) |
| Legal fees | **~0.5–1%** of purchase price (est. — secondary; verify) |
| Stamp Duty if acquired via company-share transfer | **~4%** of share-transfer value (est. — secondary; verify) |
| **Annual ground rent** (to custom-owner lessor) | Set in the lease — **confirm amount + escalation in the specific lease** |
| Municipal rates (Port Vila / Luganville) | *Data not publicly available — verify at municipal council* |
| **VAT (general goods/services)** | **15%** ([DCIR primary](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html)) |
| **Rent Tax (on gross rental income)** | **12.5%**, first VUV 200,000 exempt (individuals) ([DCIR primary](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html)) |
| **DSP citizenship donation (NOT property)** | ~USD 130,000+ single (est. — secondary; verify) |
| Insurance (cyclone + all-risk) | *Data not publicly available — verify with carriers (high-hazard market)* |
| Standby generator / inverter / solar | *Data not publicly available — verify with installer* |

> Every cost above that is `est.`/secondary (the duty stack, DSP tiers) must be confirmed at primary before any binding step. There is **no annual national land tax** — the recurring land cost is **ground rent**, not a property tax.

---

## Active fiscal incentives + visa programs (2025–2026)

### Tax position (real-estate-relevant)

- **ZERO direct tax** — no income / corporate / capital gains / inheritance / wealth / withholding tax ([VFIPA primary](https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/)). This is the core fiscal incentive and applies universally.
- **Residential rent VAT-EXEMPT**; **Rent Tax 12.5%** on gross rental income with the first VUV 200,000 exempt for individuals (DCIR primary).
- **No annual property tax** — only ground rent + possible municipal rates.

### Residency / citizenship

- **DSP citizenship donation** (~USD 130,000+ single, est. — secondary): **NOT property-linked**; **EU-Schengen visa-free access permanently revoked — visa required from 3 Feb 2025** (Regulation (EU) 2025/11 of 19 Dec 2024; still in force, verified 2026-08-07) — treat as regulatorily/reputationally contested.
- **CIIP / VCP**: historically separate programmes, variously consolidated — *verify which are open at the Citizenship Office.*
- **Investor / retiree residence**: *data not publicly available — verify at the Department of Immigration.*
- **No dedicated digital-nomad visa** identified (see `--digital-nomad`).

---

## Common listing platforms

- **Island Property** — `https://islandproperty.com/`
- **Vanuatu Property (Alliance)** — `https://property.vu/`
- **First National Real Estate Vanuatu** — `https://firstnationalvanuatu.com/`
- **Properstar (Vanuatu)** — `https://www.properstar.com/` (aggregator)

> All are **listing-platform / agency tier (seller-controlled)**. Nationwide active supply is thin. Treat every price + yield figure as indicative only and verify the underlying **lease (years-remaining + ground rent)** at the Lands Dept.

---

## Caveats unique to VU

- **NO FREEHOLD EXISTS.** The 1980 Constitution (Ch. 12, Arts 73–75) abolished freehold and vests **all** land permanently in indigenous custom owners. A foreigner can **only** hold a **registered lease** (Land Leases Act [Cap 163]). **Never describe a Vanuatu purchase as freehold.**
- **A "purchase" = an assignment of an existing lease with N years remaining** + an annual ground rent to the custom-owner lessor. **Years-remaining is the #1 diligence item** — a 50-yr lease from c.1980 is deep into its term. **75 years is the maximum/ceiling, NOT a default** (historically rural ~30, urban ~50, up to 75 for major projects).
- **The gate differs by transaction**: a **new** lease over custom land needs a **negotiator's certificate**; a **resale (assignment)** needs **registration + Lessor's Consent to Transfer** (+ Minister of Lands consent on certain leases). Don't conflate the two.
- **Zero direct tax is real and primary-sourced** (no income/corporate/CGT/inheritance/wealth/withholding tax — VFIPA primary), BUT you still pay **15% VAT**, **12.5% Rent Tax** on gross rental income, and a one-time **stamp duty + registration fee** on the lease purchase.
- **Property-transaction duty rates are `est.`/secondary** (~2% stamp + ~5% registration on the purchase price; ~4% stamp on share-transfer value if buying the lessee company). **Verify at the Stamp Duties Act + Land Leases Act [Cap 163] fee schedule / Lands Dept** — do NOT treat as fact, and do NOT assert the base is "unimproved value".
- **Currency = basket peg, not a hard peg or a float.** The vatu is pegged to a trade-weighted basket (USD/AUD/NZD/EUR), actively managed, and was **realigned in 2025** under an IMF-advised framework — single-currency buyers carry moderate FX risk. Use a dated rate (RBV USD 1 = 117.05 VUV, 12 Jun 2026).
- **CBI (DSP) is a DONATION, not property-linked** — buying real estate gives you **no** citizenship. And the CBI is **contested**: the **EU permanently revoked Vanuatu's visa-free Schengen access — the permanent visa requirement applies from 3 Feb 2025** (Reg (EU) 2025/11 of 19 Dec 2024, Council adoption 12 Dec 2024), after suspending the waiver from 8 Nov 2022 (visa required from 4 Feb 2023). NEVER present the CBI as "open and problem-free".
- **Extreme, co-located natural-hazard exposure** — cyclone (Pam Cat-5 2015; Judy/Kevin Cat-4 2023) **+** earthquake/tsunami (M7.3 Port Vila, 17 Dec 2024, 14 dead, ~US$231.7M) **+** active volcanoes (Yasur/Ambae) **+** SLR. Vanuatu is routinely ranked **#1 in the World Risk Index** (verify edition). Engineered construction + funded insurance + a medevac plan are baseline requirements.
- **Healthcare is limited** — Vila Central Hospital is the main facility; **medevac to Australia/NZ is common** for serious cases. Outer-island purchases require medevac-capable insurance.
- **FX repatriation rules are NOT primary-confirmed** — do not assume free repatriation of sale proceeds/profits; verify at the RBV + IMF AREAER.
- **No dedicated digital-nomad visa**; the headline foreign-resident route is the DSP citizenship donation, not a remote-worker visa.
- **Many primary statute texts are bot-blocked** (PacLII 403, RBV SSL, IMF/EUR-Lex bot-block) — exact constitutional/statute wording + Cap numbers should be confirmed in a browser, not copied from secondary article-number attributions.

---

## Reddit / forum sources

> **Anecdotal only — never the basis for a verdict.** Use for sentiment + practical colour, then verify every load-bearing claim at a primary source.

- **r/vanuatu** — small Vanuatu community subreddit
- **r/expats** / **r/IWantOut** — occasional Vanuatu relocation + CBI threads
- **r/PassportPorn** / CBI-focused forums — Vanuatu DSP discussion (treat CBI claims with extra caution given the contested status)
- **Daily Post** (`https://www.dailypost.vu/`) — local news (secondary, not a forum, but the practical local-reporting source for crime + policy)

## Verification authorities

| Authority | When to call |
|---|---|
| **Department of Lands, Survey & Registry** (Ministry of Lands & Natural Resources) | Lease title + years-remaining + ground rent + lessor + caveats + negotiator certificate + registration |
| **Reserve Bank of Vanuatu (RBV)** | Currency / basket peg + indicative rate + bank supervision + (any) exchange-control regime |
| **Department of Customs & Inland Revenue (DCIR)** | VAT + Rent Tax + Turnover Tax + business licensing |
| **VFIPA (Vanuatu Foreign Investment Promotion Agency)** | Foreign-investment approval + Reserved/Restricted Investment List + "low-tax jurisdiction" confirmation |
| **Vanuatu Citizenship Office** | DSP / CIIP / VCP citizenship programmes + current status + fees |
| **Financial Intelligence Unit (FIU)** (State Law Office) | AML/CFT + source-of-funds + CBI due diligence |
| **Department of Immigration & Passport Services** | Residence permits + investor/retiree routes + work-permit immigration status |
| **Department of Labour** | Foreign work permits |
| **Vanuatu Meteorology & Geo-Hazards Department (VMGD)** | Cyclone + seismic + volcanic + climate hazard + warnings |
| **National Disaster Management Office (NDMO)** | Disaster impact assessments + response |
| **Utilities Regulatory Authority (URA)** | Electricity + water tariffs + utility regulation |
| **Ministry of Health** | Hospital / clinic specifics + medevac context |
| **Vanuatu National Statistics Office (VNSO)** | Population + census + labour-market data |
| **Vanuatu Police Force (VPF)** | Crime statistics + safety |
| **Port Vila / Luganville Municipal Councils** | Municipal rates |
| **Judiciary of Vanuatu** | Court hierarchy + Court of Appeal (apex) |

## Source URL templates

| Source | URL pattern |
|---|---|
| Constitution of Vanuatu (consolidated) | `https://www.gov.vu/images/legislation/constitution-en.pdf` |
| Department of Lands, Survey & Registry | `https://mol.gov.vu/index.php/lands-dept` |
| Reserve Bank of Vanuatu | `https://www.rbv.gov.vu/` |
| Dept of Customs & Inland Revenue — VAT | `https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html` |
| Dept of Customs & Inland Revenue — Rent Tax | `https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html` |
| VFIPA — Low tax jurisdiction | `https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/` |
| Land Leases Act [Cap 163] (statute text) | `https://www.fao.org/faolex/results/details/en/c/LEX-FAOC088905/` |
| Judiciary of Vanuatu — Court of Appeal | `https://courts.gov.vu/about-us/court-of-appeal` |
| VMGD (hazards + climate) | `https://www.vmgd.gov.vu/` |
| NDMO (disaster management) | `https://ndmo.gov.vu/` |
| Utilities Regulatory Authority (URA) | `https://ura.gov.vu/` |
| Department of Immigration | `https://immigration.gov.vu/` |
| Vanuatu National Statistics Office / SPC SDD | `https://vnso.gov.vu/` ; `https://sdd.spc.int/vu` |
| EU Council — Vanuatu visa exemption ended | `https://www.consilium.europa.eu/en/press/press-releases/2024/12/12/vanuatu-council-ends-visa-exemption/` |
| Regulation (EU) 2025/11 (EUR-Lex) | `https://eur-lex.europa.eu/eli/reg/2025/11/oj/eng` |
| IMF 2025 Article IV (PR-25314) | `https://www.imf.org/en/news/articles/2025/09/25/pr-25314-vanuatu-imf-executive-board-concludes-2025-article-iv-consultation` |
| RBV/PMO currency-framework press release | `https://pmo.gov.vu/en/public-information/press-release/1131-the-vanuatu-currency-and-exchange-rate-framework.html` |
| M7.3 Dec-2024 earthquake (humanitarian) | `https://reliefweb.int/disaster/eq-2024-000227-vut` |
| World Bank — Vanuatu GDP per capita | `https://data.worldbank.org/indicator/NY.GDP.PCAP.CD?locations=VU` |

---

## Status

**Status**: ✅ fully populated as of 2026-06-13
**Confidence**: MEDIUM —
- **HIGH** for the load-bearing structural facts: **leasehold-only / freehold abolished** (Constitution Ch. 12 Arts 73–75, [gov.vu](https://www.gov.vu/images/legislation/constitution-en.pdf) + Constitute + FAOLEX); **Court of Appeal = apex, no Privy Council** ([courts.gov.vu](https://courts.gov.vu/about-us/court-of-appeal)); **zero direct tax** ([VFIPA primary](https://investvanuatu.vu/untapped-potential/low-tax-jurisdiction/)); **VAT 15% + residential-rent exemption** ([DCIR Cap 247](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlvalue-added-tax-vat/introduction.html)); **Rent Tax 12.5% gross / VUV 200k exempt** ([DCIR Cap 196](https://vanuatucustoms.gov.vu/taxes-and-licensing.htmlrent-tax.html)); **DSP = donation, not property-linked**; **EU Schengen revocation timeline + Regulation (EU) 2025/11** ([EU Council](https://www.consilium.europa.eu/en/press/press-releases/2024/12/12/vanuatu-council-ends-visa-exemption/)).
- **MEDIUM** for the **currency basket peg** classification + 2025 realignment (IMF/RBV primary, but the exact AREAER de-facto label, basket weights, and realignment % were bot-blocked — verify in browser) and the **dated indicative FX rate** (RBV SSL-blocked to automated fetch; sanity-checked in-range against Wise/XE).
- **MEDIUM-LOW / secondary** for the **property-transaction duty rates** (~2% stamp + ~5% registration + ~4% share-transfer — agency-secondary; verify at the fee schedule), the **DSP contribution tiers** (USD 130k floor well-corroborated; family tier varies), **price/yield benchmarks** (listing-derived, thin supply), and the **crime profile** (qualitative-secondary; no current primary VPF dataset verified).
- **LOW / not publicly available** (written as such, NOT fabricated): **FX/capital-controls + repatriation rules**, **foreign-mortgage LTV/terms**, **utility tariffs**, **municipal rates**, **STR licensing**, **residence-permit routes**, **current census headcount/year**, **DSP as % of government revenue**, **Reserved/Restricted Investment List**, and the **exact basket weights + realignment magnitude**.

This is a **medium-signal jurisdiction**: the highest-blast-radius legal/tax/court/CBI facts are primary-confirmed, but several transactional numerics (duty rates, mortgage, FX-controls, tariffs) remain secondary or unavailable and are flagged rather than guessed.

**Last verified**: 2026-08-07

## Extension TODOs

- [ ] Property-transaction duty — confirm exact stamp duty + registration-fee rates + base at the Stamp Duties Act + Land Leases Act [Cap 163] fee schedule / Lands Dept (currently `est.` secondary)
- [ ] Stamp Duties Act Cap number — confirm "[Cap 68]" at PacLII vu/legis
- [ ] Currency — confirm IMF AREAER de-facto regime label + exact basket weights + 2025 realignment magnitude (IMF CR 25/277 + 2026 TA report, in browser)
- [ ] FX / capital controls + repatriation rules — verify at RBV + IMF AREAER
- [ ] Foreign-mortgage availability / LTV / terms — verify at NBV / BRED / ANZ / BSP
- [ ] DSP — confirm current open programmes (DSP/CIIP/VCP) + exact contribution tiers + due-diligence fees at the Citizenship Office / FIU
- [ ] Residence-permit routes (investor / retiree) + whether a lease can underpin residency — verify at Dept of Immigration
- [ ] Utility tariffs (UNELCO electricity/water) — verify at URA
- [ ] Municipal rates (Port Vila / Luganville) — verify at the councils
- [ ] STR licensing regime — verify at the Department of Tourism + municipal council
- [ ] Current census headcount + year — verify at VNSO / SPC SDD
- [ ] Crime — pull current VPF annual statistics + live US/UK travel advisory
- [ ] World Risk Index — confirm current edition + Vanuatu's ranking
- [ ] Reserved/Restricted Investment List for foreigners — verify at VFIPA