“ the most common questions that we hear are” -

1. Can foreigners buy property in the Cook Islands?

Yes, foreign investors can purchase leasehold interests but not freehold land. All land in the Cook Islands is Leasehold. Most leases are long-term — with 60 years being the maximum period and these leases are fully transferable. This system ensures that overseas buyers enjoy island ownership benefits while preserving traditional land rights.

2. How does leasehold land ownership work?

Leasehold land means you acquire the rights to use, develop, and benefit from the land for the duration of your lease. You can sell your leasehold interest, depending on the terms should your wishes or circumstances change during the period of the lease. The lease document clearly states the duration, renewal rights, and permitted uses of the land.

3. What is the property buying process in the Cook Islands?

The process generally includes:

1. Selecting your property.

2. Making a written offer.

3. Engaging a local lawyer to check title and lease terms.

4. Submitting for Land Court approval.

5. Completing registration and payment.
   
   

4. Do I need to be a resident to buy Cook Islands property?

No — you do not have to be a resident or citizen. Foreigners can lease land through approved structures. NB: Non-Cook Islanders cannot buy vacant sections of land or a residential home as their initial way of entry to the islands MORE ON THIS HERE  Residency or work permits are only required if you plan to live full-time or work in the Cook Islands.

5. Can I get a mortgage or financing locally?

It may be possible: Cook Islands banks, such as ANZ and Bank of the Cook Islands, offer property financing depending on your residency status and credit profile. Many investors prefer arranging funding through offshore accounts or home-country banks.

6. What are the main property taxes and fees?

The Cook Islands currently have no capital gains tax and no annual property rates on most residential leases. Buyers should budget for legal fees, Land Court registration, and possibly government duties depending on property type.

7. Are there any restrictions for foreign investors?

Foreigners can invest freely in leasehold property, provided they comply with the Leases Restrictions Act and Land Court requirements. Properties of cultural or environmental significance may have additional conditions.

8. Can I build a new home or develop commercial buildings?

Yes. Approved leaseholders are entitled to build on their leased land, subject to building permits from the Ministry of Infrastructure and planning approval from the Island Council.

9. How secure are property rights in the Cook Islands?

Very secure — all land transactions are recorded in the Cook Islands Land Court Register, and leases must be formally approved. This legal framework ensures transparency and strong protection for buyers.

10. Are there freehold properties available anywhere in the Cook Islands?

Almost all land in the Cook Islands is customary land held by families and clans under traditional ownership, leasing it to individuals or companies. True freehold land is extremely rare and typically restricted to specific historical titles.

11. What happens when a lease expires?

When a lease expires, the property (including any structures) generally reverts to the landowners, however , it is possible to renew ( or top-up) the lease , back to the full term of 60 years, during the lease period and before it runs down to zero years, i.e. renewal negotiations can be made well before expiry — a standard practice among investors.

12. Can foreigners or expatriates live full-time in the Cook Islands?

Yes — When foreigners have applied and been granted permission to buy a business in the Cook Islands and want to live here to run and operate that business, they can ask for residency permits as part of the purchasing process The Cook Islands offers an attractive, low-crime, relaxed lifestyle perfect for long-term living.

13. Is it possible to rent out my property to holidaymakers?

Absolutely. Depending on what type of property you have been granted permission to buy. Many international buyers buy a business that are already a going concern and are already set up for vacation rentals. The tourism market is strong year-round, especially in Rarotonga and Aitutaki. You can list your property on major platforms such as Air BnB (for example ) or any of the other booking platforms, and/or your own web site and take bookings yourself, or a mix of all of these and even work in with a local property management service.

14. How is the Cook Islands real estate market performing?

The market is buoyant and growing  with steady demand, not only for just oceanfront and lifestyle properties, but for all types of accommodation and in all different locations and not just beachfront. As Rarotonga and Aitutaki are small islands, any location, even those that are considered ‘inland’ are still only 200 - 300 meters from the waterfront.  Foreign interest, limited supply, and long-term land security make Cook Islands real estate a resilient, boutique investment opportunity.

15. What are the most popular investment locations?

• Rarotonga: best infrastructure, schools, beaches, and expat access.

• Aitutaki: luxury resort locations and strong holiday rental demand.

• Outer Islands: emerging interest for eco-tourism and private retreats.

16. What are the legal requirements for transferring property?

All transfers must be recorded with the Cook Islands Land Court, witnessed by a local solicitor, and approved by the lease owner (or landowner family). Every transaction is publicly documented for legal security.

17. How can I check if a property title is legitimate?

Your legal representative can verify its authenticity through the Land Court Register.

18. What is the cost of living in the Cook Islands?

The cost of living is moderate compared to other South Pacific islands. Imported goods can be pricier but locally grown produce and seafood are affordable. Utilities and travel costs vary depending on lifestyle choices.

20. Why invest in the Cook Islands?

The Cook Islands offers a combination of:

• Low taxes and economic stability

• Secure land systems

• Strong tourism industry

• Peaceful island lifestyle
  It’s an ideal market for long-term investors and retirees alike.