FREN

Real Estate in French Polynesia

⚠️ Legal Disclaimer This guide is for informational purposes only and does not constitute legal or financial advice. The Polynesian real estate market involves significant complexities (customary land tenure, local zoning rules, specific tax regime). Always consult a licensed notary in French Polynesia before any transaction.

The Polynesian Property Market at a Glance

Real estate in French Polynesia is an unusual market: tight, expensive, and governed by a legal framework that combines French civil law with Polynesian land traditions. Scarce buildable land (limited islands, flood-prone areas, steep mountains), combined with sustained demand from expats and retirees, has driven prices upward since 2020. Investing in Polynesia can be highly rewarding — but requires serious preparation.

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Tight Market

Prices rose 15–25% between 2021 and 2026 on Tahiti and Moorea. Quality property supply remains scarce. Well-located properties sell in under 3 months on average.

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Foreigners Welcome

No legal restrictions on foreigners buying built property. Customary land cannot be purchased, but can be accessed via long-term emphyteutic lease.

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Attractive Rental Yields

Vacation rental is highly profitable on Bora Bora and Moorea (8–15% gross yield). Long-term rental in Papeete: 4–6% gross for unfurnished, 6–9% furnished.

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Complex Legal Framework

Customary land tenure, family co-ownership, emphyteutic leases: Polynesian property law has its own rules. A specialist local notary is essential.

Property Prices by Island in 2026

Prices vary considerably by island and location. The ranges below reflect actual market listings as of March 2026, sourced from local real estate agencies (ACPI, Agence de l'Immobilier, ERA Polynésie).

🏙️ Tahiti — Papeete & suburbs Tight market

Studio / furnished 1-bed€80,000–130,000
2–3 bedroom apartment€150,000–350,000
3–4 bed house (Arue/Pirae)€300,000–600,000
Ocean-view villa (Punaauia)€500,000–1,200,000
Average price per m²€2,800–4,500/m²

🌿 Moorea High demand

Basic Polynesian fare€150,000–280,000
3-bed house (no lagoon view)€250,000–450,000
Lagoon-view villa€450,000–900,000
Overwater bungalow on lagoon€600,000–1,500,000
Average price per m²€2,500–4,000/m²

💎 Bora Bora Premium market

House (no lagoon view)€350,000–600,000
Lagoon-view villa€700,000–2,000,000
Lagoon-front property€1,500,000–4,000,000
Building plot (if available)Rare — €200,000–600,000
Average price per m²€4,000–8,000/m²

🌺 Huahine / Raiatea / Tahaa Moderate market

Standard 3-bed house€180,000–350,000
Lagoon-view villa€350,000–700,000
Bare land plot€50,000–200,000
MarketIlliquid — long selling times
Average price per m²€1,800–3,000/m²

🤿 Rangiroa / Tuamotu Niche market

Pension / fare guesthouse€80,000–200,000
Atoll house€150,000–400,000
Land plot (rare, often customary)€20,000–100,000
Transactions per yearVery few (illiquid market)
Note70–80% customary land

🏔️ Marquesas Very niche market

House in Nuku Hiva€120,000–300,000
Property with land€200,000–500,000
LiquidityVery low — hard to resell
Customary landWidely present
NoteHigh logistics & shipping costs
💡 Aurel's Tip Prices displayed in XPF can seem low at first glance, but converted to euros (1 EUR ≈ 119 XPF) and compared to property size and condition, the value-for-money ratio is often less favorable than in mainland France. A property listed at "20,000,000 XPF" is approximately €168,000. Watch out for tropical wear: humidity, termite damage, and general maintenance in a tropical climate are major cost factors.

Renting in Polynesia: the 2026 Rental Market

The Polynesian rental market is tight and expensive, particularly in Papeete and greater Tahiti. The supply of quality rentals falls short of demand from expats, seconded civil servants and young Polynesian workers. For neighborhood-by-neighborhood detail, also see our guide on where to live in Polynesia.

Property type Area Monthly rent (XPF) Monthly rent (€) Notes
Furnished studio Papeete centre 80,000–120,000 €670–1,000 Scarce and often dated. High demand from civil servants.
Furnished 2-bed Papeete / Pirae 120,000–180,000 €1,000–1,500 Decent standard. Search time: 2–6 weeks.
Furnished 3-bed Papeete / Faa'a 160,000–240,000 €1,340–2,000 Parking included if possible — rare in the city centre.
3–4 bed house Punaauia / Arue 200,000–350,000 €1,680–2,940 With garden. Residential suburbs — car essential.
Villa with pool Punaauia / Paea 350,000–600,000 €2,940–5,040 High-end. Often offered to senior expat executives.
Fare / house Moorea 120,000–220,000 €1,000–1,850 20–30% cheaper than Tahiti. Daily ferry to Papeete available.
Bungalow Bora Bora 150,000–300,000 €1,260–2,520 Very tight market. Few long-term rental options.
⚠️ Security Deposit & Local Practices The security deposit is typically 2 months' rent in Polynesia (vs. 1 month in mainland France for unfurnished rentals). Some landlords require 3 months + 1 month guarantor deposit. Agencies usually charge 1 month's rent (excl. tax) as commission. Budget for 4–5 months' rent in liquid savings when moving in.

Customary Land Tenure: What You Absolutely Need to Know

This is THE most important — and least understood — aspect of Polynesian real estate. A significant share of land in French Polynesia falls under customary tenure, which fundamentally changes the rules of the game.

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What Is Customary Land?

Customary lands (called "fenua" or "family lands") are collectively owned by Polynesian families. They cannot be sold to third parties, but can be leased via an emphyteutic lease (18 to 99 years).

Estimated share: 40–60% of land depending on island (up to 80% in Tuamotu)
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The Emphyteutic Lease

You lease the land for a long term (often 30–99 years) and build your property on it. At the end of the lease, the structure theoretically reverts to the owning family. Significant risks: legal disputes, multiple heirs, difficulty reselling the lease.

Land rent: 5,000–30,000 XPF/month depending on location
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The Co-ownership Problem

Many Polynesian land parcels are held in co-ownership (indivision) by large numbers of heirs (sometimes 50–100 people). Agreement from all co-owners is required for any sale or lease — which can make transactions extremely complex and time-consuming.

Resolution timeline: can take several years in disputed cases
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Titled Land (Safe to Buy)

"Titled" land (terres titrées) is registered in the land registry and can be freely purchased, as in France. Always verify the title deed and full land history with a notary before any transaction.

Check: cadastral matrix extract + mortgage status certificate
🚨 Never Buy Without a Specialist Notary Informal transactions (without a notary, based only on private agreements) do exist in Polynesia and expose the buyer to considerable risks: contested title, undisclosed co-ownership, unidentified customary land. Never pay a deposit without a notarized deed. Several notarial offices operate in Papeete and a few on larger islands.

How to Buy Property in French Polynesia: Step by Step

The buying process in Polynesia broadly follows French civil law, but with additional checks related to local land tenure. Expect an average of 3 to 6 months between signing the preliminary contract and completing the sale.

1

Search & Viewings

Contact local real estate agencies (ACPI Polynésie, ERA, Century 21 Tahiti, independent agencies) and listing sites (Fenua Annonces, Immo Polynésie). Well-priced properties in Papeete and Moorea move fast.

💡 Get an agent recommendation from your local expat network — some agents charge very high commissions (5–10% on both sides).
2

Land Title Verification

Before making a serious offer, request the cadastral matrix extract and mortgage status certificate. Your notary will verify whether the land is titled, held in co-ownership, or subject to easements. This step can take 2 to 8 weeks.

⚠️ This is the most critical step. Do not commit any funds before completing this verification.
3

Preliminary Sales Agreement (Compromis)

Signed before a notary (mandatory). The statutory cooling-off period is 10 days. Conditional clauses are possible (mortgage approval, no undisclosed liens). Deposit: 5–10% of the purchase price.

4

Financing

Local banks (Banque de Polynésie, Socredo, BNP Paribas Polynésie) lend to residents. Non-residents face greater difficulty securing local credit — consider financing from your home country. Current local rates: 3.5–5.5% over 15–20 years.

💡 Socredo (the local development bank) is often the most accessible for first-time Polynesian buyers.
5

Final Deed of Sale

Signed before the notary. Payment of purchase price and fees. Notary fees: approximately 7–10% of the purchase price for older properties (transfer duties + professional fees + disbursements). For new builds: 2–4%.

6

Land Registration & Taxes

The property is registered with the French Polynesia Land Registry (Direction des Affaires Foncières). Property tax: approximately 0.5–1% of the cadastral rental value per year (lower than in mainland France). No occupancy tax (taxe d'habitation) in French Polynesia.

Investing in Polynesia: Long-Term vs Vacation Rental

Rental investment in French Polynesia can be very profitable, but the rules differ depending on the type of rental. Here is an honest analysis of the two main options.

✓ Long-Term Rental — Advantages

  • Stable, predictable income stream
  • Low vacancy rate in Papeete
  • Less day-to-day management
  • Steady demand from expats and civil servants
  • Gross yield 4–9% depending on property type
  • Favorable Polynesian tax regime (progressive income tax, max 25% for non-residents)

✗ Long-Term Rental — Disadvantages

  • Lower yield than vacation rental
  • Strong tenant protections (as in France)
  • Difficult to evict in cases of non-payment
  • Costly tropical maintenance (humidity, termites)
  • High strata fees in apartment complexes

✓ Vacation Rental (Airbnb/VRBO) — Advantages

  • Potential gross yield 10–20% on Bora Bora
  • Flexibility for personal use
  • Growing tourism (+12% visitors in 2025)
  • High nightly rates (€80–500/night by location)
  • Airbnb and VRBO very popular with international tourists

✗ Vacation Rental — Disadvantages

  • Increasing regulation (mandatory declaration since 2023)
  • Intensive management (cleaning, check-ins, maintenance)
  • Marked seasonality (low season May–June)
  • Competition from classified hotels and pensions
  • Tax burden (income tax + 13% VAT if commercial)
  • Local bank financing difficult for non-residents
📊 Sample Investment — Moorea Villa at €500,000 Purchase price: €500,000 | Notary fees: €40,000 | Total invested: €540,000
Average vacation rental rate: €250/night | Occupancy: 65% | Gross annual revenue: ~€59,000
Annual operating costs (maintenance, management, tax, insurance): ~€20,000
Estimated net annual income: ~€39,000 → Net yield ~7.2%
Excluding potential capital appreciation at resale and income tax on rental earnings.

Property Taxation in French Polynesia

French Polynesia has its own tax regime, separate from mainland France. For a comprehensive overview of expat taxation, see our expat budget and tax guide.

Tax / Duty Rate / Amount Notes
Transfer duties (purchase) 4–5% of price Included in notary fees (~7–10% total). New builds: 2–4%.
Property tax (owners) 0.5–1% cadastral rental value Significantly lower than in mainland France. No occupancy tax in Polynesia.
Rental income tax Progressive scale (0–40%) Declared to the Direction Générale des Impôts (DGI) of Polynesia. 30% flat deduction for expenses (micro regime).
Capital gains tax 10–20% depending on holding period Progressive partial exemption based on years of ownership. Full exemption after 15 years of ownership as a general rule.
VAT on vacation rental 13% (reduced rate) Applies when revenue exceeds the VAT threshold (approx. 5,000,000 XPF/year). Exempt below this threshold.
Wealth tax (IFI) Not applicable France's real estate wealth tax (IFI) does not apply in French Polynesia. No local equivalent.
⚠️ France–Polynesia Tax Treaty Note French Polynesia is not covered by France's standard international tax treaties. If you are a French tax resident and own property in Polynesia, your Polynesian rental income may also be taxable in France. Consult a tax advisor with expertise in French overseas territory rules.

Frequently Asked Questions — Real Estate in French Polynesia

Can a foreigner buy property in French Polynesia? ▼
Yes, foreigners can freely purchase built property in French Polynesia. There are no legal restrictions on property acquisition for foreign nationals, including non-EU citizens. However, customary land (collective property of Polynesian families) cannot be purchased — it can only be leased via emphyteutic lease. Always use a local notary to verify the land status before committing to any transaction.
What are property prices in French Polynesia in 2026? ▼
Prices vary considerably by island and location. In Papeete: €150,000–350,000 for an apartment, €300,000–700,000 for a house. In Moorea: €250,000–900,000 depending on lagoon views. In Bora Bora: €700,000–4,000,000 for lagoon-front properties. The market rose 15–25% between 2021 and 2026, driven by land scarcity and expat demand. Secondary islands (Huahine, Raiatea) are more accessible with properties from €180,000.
What is customary land tenure and what are the risks? ▼
Customary land refers to land collectively owned by Polynesian families. It cannot be sold, only leased via emphyteutic lease (18 to 99 years). The risks are significant: challenges from unidentified heirs, difficulty reselling the lease, reversion to the family at the end of the lease term, and the complexity of family co-ownership arrangements (sometimes 50–100 heirs). This system affects 40 to 80% of land depending on the island. Solution: always thoroughly verify the title with a notary before making any commitment.
What are rental yields in French Polynesia? ▼
Gross rental yields vary by property type: 4–6% for unfurnished long-term rentals in Papeete, 6–9% for furnished long-term rentals, and 8–15% for vacation rental on Bora Bora or Moorea. Operating costs (property tax, tropical maintenance, management fees, insurance) typically represent 20–35% of gross rents. Real net yield is around 3–5% for long-term and 5–10% for vacation rental — competitive compared to Paris (2–3% net).
How can I get a mortgage in French Polynesia as an expat? ▼
Local banks (Banque de Polynésie, Socredo, BNP Paribas Polynésie) primarily lend to Polynesian tax residents with locally verifiable income. For non-residents, it is considerably harder: few local banks accept non-resident applications. Alternatives include financing from your home country (some French banks will lend for property in French overseas territories), international bank financing, or buying with cash. Local interest rates are currently 3.5–5.5% over 15–20 years (March 2026).
Can I run an Airbnb rental in French Polynesia? ▼
Yes, vacation rental is legal in French Polynesia and Airbnb is very active there, particularly on Bora Bora, Moorea and Tahiti. A declaration to the local authorities (mairie or Direction des Affaires Économiques) has been mandatory since 2023. If your revenue exceeds a certain threshold, Polynesian VAT (13%) applies. Competition from luxury hotels is strong on Bora Bora. The best niches: character properties in Moorea (€200–350/night), Papeete apartments for business travelers (€80–150/night), and properties with private lagoon access.

Thinking of Moving to French Polynesia?

Explore our complete guides on expat budgeting, administrative procedures and where to live.

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📚 Sources & References