Industrial Land & Buildings

Some 83 percent of land is owned by Fijians in communal tenure. Fijian land, which is reserved for the special use of its owners, may not be leased, except with the landowners consent. Surplus land outside reserve may, through the Native Land Trust Board (NLTB) be leased by anyone. NLTB is the body with which the landowners have entrusted the management of their land. The number of NLTB tenants from multimillion-dollar resort hotel companies to small vegetable farmers and households is growing almost daily.

There are five main lease classifications - agricultural, residential, commercial, industrial and special.

Government Land

The government controls about 7 percent of the land. Government land, like NLTB, may not be sold. The availability of state land is usually advertised in the case of residential. However, this does not preclude consideration being given to individual applications, where the land is required for special purposes in Fiji

Land Tenure

The normal method of conveyance is by lease. Each lease category has different conditions and terms. The leasing cost would comprise of yearly rental payment to the appropriate authority, plus the actual lease or premium cost. Leases may be sold, transferred and varied. However, such dealings are subject to consent of the NLTB and Lands Department.

Government Lease for industrial purposes is normally up to 99 years and rental reassessed every 10 years. NLTB lease is shorter in term for land nearer to urban locations and the term is for a 50-75 year period. Annual rental is reassessed every 5 years. The maximum rental that can be levied in both cases is 6 percent of unimproved capital value. Leases also generally require lessees to effect improvements within a specified time.

Apart from the requirement of the NLTB and Lands Department, the use of land covered by a leasehold, is also affected by town planning, conservation and other requirements and regulations, specified by central and local government authorities.

Freehold land

This accounts for approximately 10 percent of the total land area. Land held in freehold tenure is negotiable with the private owners and estates and in certain cases, may require cabinet approval. Industrial Land for this purpose is available. Freehold, developed land is available as noted below. NLTB land is also available for development. Rent and construction rates for buildings depend on location, type and standard of construction and the size.

The 'Economy of Scale’ syndrome is generally true for commercial rent for buildings and to some extent to the acquisition cost of freehold land whereby the rate per unit for a larger area would generally be less than the equivalent rate for a small space within the same premises for development. The cost of acquisition of freehold land and the cost of premium for leasehold land will be dependent on the cost of development of the land.

Government has built and operates an industrial zone for the convenience of the investors. There are also a number of fully developed vacant lots available for companies who are interested in constructing their own factory buildings. The current factory buildings are designed as such to maximize natural ventilation so air conditioning costs are reduced. The buildings have the facility of having a mezzanine floor should the tenant require additional space.

The Customs Department is also located on site to act as the link between the factory operators in the zone and the Suva port. Data on all incoming shipment, destined for factory operators in the zone are fed into a computer on arrival and picked by Customs officials at the zone, who issue clearance orders. Likewise, export shipments are checked in the zone first with the information entered into the computer. The goods are then cleared for loading at the port.

Fiji Island Trade & Investment Bureau officials are also based at the zone to assist with administrative services. The FTIB is taking an active role expanding the zone by constructing additional factory buildings in the vacant lots.

Currently, construction firms can design and build factories according to your requirements/ needs. They can build factories to lease, rent and sell. In certain cases they can also arrange finance.