Denarau Avg Price
$3.5M
FJD — residential listings
Best Mortgage Rate
3.95%
ANZ 1yr fixed · verified 5 May 26
Top Gross Yield
10.1%
Ba 5BR — Race Course Road
Denarau Rental Range
$6-12K
FJD/mth · expat-grade residential
Active Listings Tracked
25
Bayleys · Harcourts · Professionals · 4321 · FB
🏦 Bank Lending Rates
VERIFIED As at May 2026🟢 ANZ Fiji Verified 5 May 2026
| Product | Type | Rate p.a. | Note |
|---|---|---|---|
| Home Loan | Variable | 6.49% | Owner-occupier |
| Home Loan | 1yr Fixed | 3.95% | ★ Best rate |
| Home Loan | 2yr Fixed | 4.95% | Owner-occupier |
| Investment Property | Variable | 7.00% | Investor lending |
| Investment Property | 1yr Fixed | 3.95% | Same as owner |
Other Lenders Partially verified
| Bank | Rate p.a. | Product | Status |
|---|---|---|---|
| Westpac Fiji | 3.75% | Promotional home loan | ⚠ Promo — conditions apply |
| BSP Fiji | 5.5–7.5% | Home loan range | ⚠ Estimate — RBF guidance |
| HFC Bank | ~6–8% | Dec 2025 base rate | ⚠ Page unavailable |
| BRED Bank Fiji | ~6–9% | Home loan / investment | ⚠ Schedule not accessible |
| FNPF | ~6% | Member home loan | ⚠ Members only |
Analysis basis: All ROI calculations use ANZ 1yr fixed 3.95% p.a., 20% deposit, 25yr term. Monthly payment factor: 0.5252% of loan. Citizens may borrow up to 90% LTV; non-citizens 70% LTV.
🏠 Rental Market Rates
MAY 2026 Source: expatlife.ai, Professionals Fiji, Harcourts, Facebook listings🌴 Denarau Island
Premium resort residential — Nadi, Fiji
1BR apartment / flat (fully furnished)$3,500–$5,000/mth
2BR house (fully furnished)$6,750–$8,500/mth
3BR house$8,500–$11,000/mth
4–5BR villa (expat/executive)$10,000–$15,000/mth
Luxury waterfront villa 5BR+$15,000–$25,000+/mth
⚡ HPS-SQ18 (Griffiths, 3BR): $9,000/mth ✅ market rate. HPS-P02 (Fiji Airways, 4BR): $11,000/mth — slightly below market top.
🏢 Suva & Lami
Capital city — Domain, Tamavua, Lami suburbs
1BR apartment (good area)$1,000–$2,500/mth
2–3BR house (suburban)$3,000–$5,000/mth
3BR waterfront apartment (Lami)$4,500–$6,500/mth
Executive 4–5BR (Tamavua/Domain)$6,000–$12,000/mth
Premium exec / embassy-grade$10,000–$15,000+/mth
⚡ HPS-SUV-UDP303 (3BR Lami): Listed $6,500/mth ✅ confirmed on-market via Harcourts. Uduya Point complex 1BR from $4,500/mth.
🏗 Nadi / Martintar
Airport corridor — Martintar, Namaka, Votualevu
1BR flat (local)$800–$1,500/mth
2BR house$2,000–$3,500/mth
3–4BR expat-grade house$4,000–$7,000/mth
Large exec property 5BR+$8,000–$15,000/mth
Martintar is Nadi's corporate/expat hub. Airport proximity and services drive strong demand from airline/hotel staff.
🏬 Narewa Commercial
Denarau Road, Nadi — AON Building benchmark
Ground floor retail (per sqm/yr)$480–$600 FJD
First floor office (per sqm/yr)$520–$667 FJD
AON Office 1 (180 sqm confirmed)$667/sqm/yr ✅
Bayleys Shop 1 (207 sqm, 2018 rate)$479/sqm/yr ⚠
DFL Shop 4 (97 sqm, 2019 rate)$479/sqm/yr ⚠
Vacancies (O2, S2, S3): 487 sqm total. Benchmark rent: $19,500–$27,200/mth. Currently generating $0.
27 May update: New competitor — 208 sqm Class A office, Denarau Road, $11,500/mth ($663/sqm/yr), available now. Directly competes with HPS-NRW-O2 (211 sqm). Rate validates AON's $667/sqm but creates urgency to fill vacancies before this absorbs available tenant demand.
🏘 Active Market Listings
22 TRACKED Bayleys · Harcourts · Professionals Fiji · 4321property · Facebook Marketplace — 3 June 2026 mid-week📍 Denarau Island
Bayleys · Denarau Island
14 Fairway Palms
4BR / 1Ba / 4 cars — residential villa
FJD $2,500,000
Est Rent
$11,000/mth
Gross Yield
5.3%
Loan (80%)
$10,503/mth
Net Cashflow
-$203/mth
Bayleys Fiji · fiji.bayleys.co.nz · #5000310 · Capital appreciation play at 1yr fixed rate
Bayleys · Denarau Island
37 Riverside Gardens ★
4BR / 5 cars — waterfront — HPS neighbours!
FJD $3,900,000
Est Rent
$13,000/mth
Gross Yield
4.0%
Loan (80%)
$16,384/mth
Net Cashflow
-$4,084/mth
Bayleys Fiji · #5000171 · Same precinct as HPS-RG08/RG09. Benchmark for Tyrone's portfolio value.
Bayleys · Denarau Island
30 The Links (Land)
999 sqm — last vacant golf course lot — freehold
FJD $1,600,000
Type
Land / Dev
Land Rate
$1,602/sqm
Build est
$600K–$900K
Total proj
$2.2–$2.5M
Bayleys Fiji · #5000401 · Development play only — no immediate income
Professionals Fiji · Denarau
Denarau Executive Home
3BR / 3Ba / 2 cars — 919 sqm — freehold · no land tax
FJD $2,985,000
Est Rent
$9,500/mth
Gross Yield
3.8%
Loan (80%)
$12,541/mth
Net Cashflow
-$3,741/mth
Professionals Fiji · professionalsfiji.com · Freehold title (rare at Denarau)
Professionals Fiji · Denarau
Waterfront Villa — 5BR
5BR / 7Ba / 4 cars — 1,000 sqm — waterfront — fully furnished
FJD $5,950,000
Est Rent
$20,000/mth
Gross Yield
4.0%
Loan (80%)
$24,998/mth
Net Cashflow
-$5,998/mth
Professionals Fiji · Ultra-luxury — Airbnb/short-stay upside — capital play
Professionals Fiji · Denarau
Brand New Executive Home — 4BR
4BR / 5Ba / 3 cars — 1,000 sqm — new build 2026
FJD $4,600,000
Est Rent
$15,000/mth
Gross Yield
3.9%
Loan (80%)
$19,327/mth
Net Cashflow
-$5,027/mth
Professionals Fiji · New build 2026 — premium exec market — depreciation benefit
📍 Denarau Island — New June 2026 Listings 4 NEW 1 JUN
Bayleys · Denarau Island NEW 1 JUN
6 The Cove, Denarau
1,151 sqm — superb waterfront vacant section — freehold — build your own
FJD $2,300,000
Type
Land / Dev
Land Rate
$2,000/sqm
Build est
$800K–$1.2M
Total proj
$3.1–$3.5M
Bayleys Fiji · fiji.bayleys.co.nz · #5000165 · Waterfront Denarau land — premium build opportunity
Bayleys / Sapna Vithal · Denarau NEW 1 JUN
Denarau Residence — Golf Views
4BR / 3.5Ba — open plan — golf course views — pool — fully furnished
FJD $2,600,000
Est Rent
$11,000/mth
Gross Yield
5.1%
Loan (80%)
$10,924/mth
Net Cashflow
+$76/mth
Bayleys Fiji · Sapna Vithal · 4BR furnished — near breakeven at 1yr fixed 3.95% — best Denarau income ratio
Professionals Fiji · Denarau (Hilton-adjacent) NEW 1 JUN
Denarau — Hilton-Adjacent Project
Single level — opposite Fiji Hilton Beach Resort — significant renovation required (~$400K)
FJD $3,500,000 (+ est $400K reno)
Prev Valued
$5.53M (2021)
Discount
-37% vs 2021
Est Rent (post-reno)
$14,000/mth
Yield (on $3.9M all-in)
4.3%
realtor.com/Professionals Fiji · Premium location. Equity play — buy below 2021 valuation with renovation upside
Bayleys · Denarau Island NEW 1 JUN
Denarau Prestige Residence
4BR / 4Ba — EOI only — distinctive design, majestic location
Expressions of Interest
Est Price
$3.5–5M
Est Rent
$13,000/mth
Est Yield
3.7–4.5%
Bayleys Ref
#671400
Bayleys Fiji · fiji.bayleys.co.nz · #671400 · EOI — price TBC. Monitor for confirmed ask.
📍 Denarau Island — Mid-Week Additions 3 Jun 2026 3 NEW 3 JUN
Harcourts · Riverside Gardens, Denarau NEW 3 JUN ⚠ HPS NEIGHBOUR
39 Riverside Gardens — Waterfront
3BR / 4Ba / 2 cars / 1,000 sqm — waterfront — saltwater pool — Dakua timber build — direct neighbour to HPS RG08/RG09
Contact Agent (POA)
Benchmark ref
37 RG = $3.9M
Est price range
$3.5–4.5M
Land
1,000 sqm
Precinct
Riverside Gdns
Harcourts Nadi · Regan O'Kane · #L27810104 · Same precinct as HPS RG07/RG08/RG09. POA listing — call agent for price. High-character waterfront home. Validates HPS portfolio value floor.
Harcourts · The Links, Denarau NEW 3 JUN
28 The Links — Golf Views, 5BR
5BR / 3Ba / 2 cars / 1,000 sqm / 520 sqm built — pool — recently vacated after 3yr tenancy
FJD $2,990,000
Est Rent
$12,000/mth
Gross Yield
4.8%
Loan (80%)
$12,561/mth
Net Cashflow
-$1,261/mth
Harcourts Nadi · Hitesh Naidu · #L39454925 · Added Feb 2026. Vacated after 3yr tenant confirms strong rental demand in The Links precinct.
Harcourts · Uduya Point Road, Lami NEW 3 JUN · NEAR HPS-UDP
Lot 4 Uduya Point Road — Timber Home
4BR / 2Ba / 2 cars — Dakua timber — stunning bay views — Lami (same road as HPS-SUV-UDP303)
FJD $1,250,000
Est Rent
$5,500/mth
Gross Yield
5.3%
Loan (80%)
$5,252/mth
Net Cashflow
+$48/mth
Harcourts Suva · Nicole McGrath · #L30665919 · Same road as HPS-SUV-UDP303 (3BR Lami, asking $6,500/mth). Benchmarks Uduya Point property values and rental yields.
📍 Nadi — Commercial (New 1 Jun) 2 NEW 1 JUN
Bayleys · Namaka Industrial, Nadi NEW 1 JUN
Lot 40 Namaka Industrial
1,003 sqm — ground floor industrial — available for lease
FJD $6,000/mth + GST
Rate/sqm/yr
$72
Type
Industrial
Location
Namaka
Availability
Now
Bayleys Fiji · #5000247 · Industrial/warehouse lease. Confirms industrial rate of $72/sqm/yr vs Narewa commercial $480-$667/sqm/yr
Bayleys · Meiguniya Rd, Nadi NEW 1 JUN
Lot 1 Meiguniya — Commercial Warehouse
1,010 sqm land / 300 sqm building — warehouse / commercial — for sale
FJD $1,800,000 + GST
Land/sqm
$1,782
Est Rent
$8,000/mth
Yield (est)
5.3%
Type
Sale
Bayleys Fiji · #5000382 · Commercial acquisition opportunity. Warehouse with development upside on 1,010 sqm.
📍 Narewa / Denarau Road — Commercial Competitors ACTIVE SINCE 27 MAY
⚠ Competitor alert: Two new commercial listings found on Denarau Road — direct competitors for prospective tenants considering HPS Narewa. HPS-NRW-O2 (211 sqm) is competing against a newly listed 208 sqm Class A office at the same per-sqm rate. Speed to market matters.
Professionals Fiji · Denarau Road, Nadi NEW 27 MAY
208 sqm Class A Office — Denarau Road
208 sqm — first floor — newly built — AC units — flood free — ample parking
FJD $11,500/mth
Rate/sqm/yr
$663
vs AON rate
$667 AON
vs HPS NRW-O2
211 sqm match
Availability
Now
Professionals Fiji · Azbar@ProfessionalsFIJI.com · +679 675 1167 · ID 1086273 · Direct competitor to HPS-NRW-O2
Facebook Marketplace · Industrial Road, Denarau NEW 27 MAY
262 sqm Commercial Warehouse — Denarau
262 sqm — warehouse / storage / workshop / office — Industrial Road, Denarau Island
FJD $10,000/mth + VAT
Rate/sqm/yr
$458
vs DFL rate
$479 DFL
Type
Warehouse
Availability
Now
Facebook Marketplace · Industrial Road, Denarau · $458/sqm/yr — below-market rate for industrial use. Lower grade than HPS Narewa offices but same island precinct.
📍 Nadi / Martintar
Harcourts · Martintar, Nadi
10 Ram Deo Street — "Hidden Jewel"
8BR / 4Ba — large residential/commercial — prime Martintar
FJD $3,950,000
Est Rent
$16,500/mth
Gross Yield
5.0%
Loan (80%)
$16,596/mth
Net Cashflow
-$796/mth
Harcourts Nadi · Andrew Redfern · harcourts.net/fj · Corporate HQ / multi-tenant potential
Harcourts · Maui Bay, Nadroga
95 Maui Bay West Road
4BR / 2Ba / 3 cars — Maui Bay Estates — beachside
FJD $1,600,000
Est Rent
$7,000/mth
Gross Yield
5.3%
Loan (80%)
$6,722/mth
Net Cashflow
+$78/mth
Harcourts Nadi · Andrew Redfern · Nearly cash-neutral at best rate — beachside lifestyle value
Harcourts · Ba Town
9 Race Course Road, Ba ⭐
5BR / 4Ba / 1 car — residential — Ba township
FJD $358,000
Est Rent
$3,000/mth
Gross Yield
10.1%
Loan (80%)
$1,504/mth
Net Cashflow
+$1,246/mth
Harcourts Nadi · Kajol Sharma · Highest gross yield tracked. Ba is a tier-2 market — less liquid.
📍 Suva / Lami
Harcourts · Samabula, Suva
Lot 56 Beddoes Street — Multi-Unit
10+ units / 6Ba — multi-unit investment — Samabula
FJD $1,940,000
Est Rent (10 units)
$12,000/mth
Gross Yield
7.4%
Loan (80%)
$8,151/mth
Net Cashflow
+$2,849/mth
Harcourts Suva · Samantha Morton · High-yield multi-unit opportunity. Highest absolute cash return.
Harcourts · Raiwai, Suva
Lot 16 Cheng Place, Raiwai
3BR / 2Ba — residential — Suva suburban
FJD $465,000
Est Rent
$3,500/mth
Gross Yield
9.0%
Loan (80%)
$1,954/mth
Net Cashflow
+$1,271/mth
Harcourts Suva · Jasmindar Singh · Strong yield, low entry. Best cash-on-cash in Suva residential.
Harcourts · Nadawa, Suva
Lot 13 Mana Street, Nadawa
4BR / 3Ba — residential — Suva outskirts
FJD $950,000
Est Rent
$5,000/mth
Gross Yield
6.3%
Loan (80%)
$3,990/mth
Net Cashflow
+$710/mth
Harcourts Suva · Famiza Khan · Decent yield. Mid-range Suva property.
4321property · Samabula, Suva
Lot 56 Beddoes St — Multi-Unit Alt
9+ BR / 6Ba — investment — Samabula (also on 4321)
FJD $1,940,000
Cash-on-Cash
8.8%/yr
Deposit req
$388,000
Vacancy risk
Medium
Mgmt cost
~$1,000/mth
Same listing on both platforms — confirm with agent
4321property · Tamavua, Suva
5BR Executive, Tamavua
5BR / exec — off Princess Road — Tamavua hill
FJD $3,526,640
Est Rent
$12,000/mth
Gross Yield
4.1%
Loan (80%)
$14,812/mth
Net Cashflow
-$3,512/mth
4321property Suva · Capital appreciation focus — premium embassy/exec rental
Harcourts · Pacific Harbour
199 Koro Place — Waterfront Block
Double waterfront block — Pacific Harbour — land only
FJD $550,000
Type
Land
Potential
Develop
Est build
$400–$700K
Total proj
$950K–$1.3M
Harcourts Suva · Nicole McGrath · Pacific Harbour lifestyle market — tourism/expat demand
🏆 Top 5 by Net ROI
RANKED ANZ 1yr fixed 3.95% · 20% deposit · 25yr · after management & maintenance costs| Rank | Property | Price (FJD) | Deposit | Est Rent/mth | Gross Yield | Loan Repay/mth | Net Cashflow/mth | Cash-on-Cash ROI | Verdict |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Ba 5BR — Race Course Rd Harcourts Nadi · Kajol Sharma |
$358,000 | $71,600 | $3,000 | 10.1% | $1,504 | +$1,246 | 20.9%/yr | Highest yield — Ba is tier-2, lower liquidity |
| 2 | Raiwai 3BR — Cheng Place Harcourts Suva · Jasmindar Singh |
$465,000 | $93,000 | $3,500 | 9.0% | $1,954 | +$1,271 | 16.4%/yr | Strong yield + capital upside — best Suva value |
| 3 | Samabula Multi-Unit Harcourts Suva · Samantha Morton |
$1,940,000 | $388,000 | $12,000 | 7.4% | $8,151 | +$2,849 | 8.8%/yr | Highest absolute income — diversified risk across 10 units |
| 4 | Nadawa 4BR — Mana Street Harcourts Suva · Famiza Khan |
$950,000 | $190,000 | $5,000 | 6.3% | $3,990 | +$710 | 4.5%/yr | Positive cashflow — mid-tier Suva — good capital growth corridor |
| 5 | Maui Bay 4BR — Nadroga Harcourts Nadi · Andrew Redfern |
$1,600,000 | $320,000 | $7,000 | 5.3% | $6,722 | +$78 | 0.3%/yr | Near breakeven — beachside lifestyle value. Capital play. |
⚠ Important: All Denarau Island listings produce negative cashflow at current pricing vs rent yields. They are capital appreciation plays — not income investments at purchase price. The Fiji residential investment sweet spot in 2026 is Suva suburban ($400K–$2M) at 7–10% gross yields.
📐 HPS Portfolio vs Market
INTERNAL BENCHMARK| Property ID | Description | HPS Rent/mth | Market Rate | Vs Market | Status |
|---|---|---|---|---|---|
| HPS-SQ18 | Griffiths — 3BR Sovereign Quays | $9,000 | $8,500–$11,000 | ✅ At market | Active |
| HPS-P02 | Fiji Airways — 4BR Peninsula | $11,000 | $12,000–$15,000 | ⚠ Below market ~15% | Holdover |
| HPS-RG09 | Herberts — Riverside Gardens | $8,500 | $9,000–$11,000 | ⚠ Below market | Expired |
| HPS-SQ17 | Harris Gemmell — Sovereign Quays | $8,500 | $9,000–$11,000 | ⚠ Below market | Expired |
| HPS-KNL-10 | FMF/Asanka — Knolly Apt, Suva | $1,500 | $1,200–$2,000 | ✅ Market rate | Periodic |
| HPS-NRW-O1 | AON — Narewa Office 1 (180 sqm) | $10,000+VAT | $9,360–$12,000 | ✅ At market | Active |
| HPS-NRW-S1 | Bayleys — Narewa Shop 1 (207 sqm) | $8,280+VAT (2018) | $9,936–$12,420 | 🔴 ~20% BELOW market | Unverified |
| HPS-SUV-UDP303 | Uduya Point 3BR — Lami | $6,500 (asking) | $5,500–$7,500 | ✅ Mid-market | Vacant |
💡 Key finding: HPS-P02 (Fiji Airways) is ~$1,000–$4,000/mth below market for a 4BR Peninsula property at current rates. New lease negotiation is an opportunity to correct pricing. Bayleys (NRW-S1) at 2018 rates may also be significantly below market — verify current contracted rate urgently.
💡 Market Insights — June 2026
ANALYSISDenarau: Capital Play, Not Yield
All tracked Denarau listings produce negative cashflow at current prices versus prevailing rents. At $2.5M–$6M price points, gross yields are 3.9–5.3%. The Denarau market rewards long-term appreciation and lifestyle, not income. HPS's existing Denarau assets are best leveraged for higher rents on new leases rather than yield comparison.
Suva Suburbs: Best Income
The Suva suburban market ($400K–$2M) is where income investors win in 2026. Properties in Raiwai, Samabula, Nadawa are yielding 6–10% gross at current prices. Multi-unit residential (10+ flat blocks) provide the highest absolute cashflow and risk diversification. Recommended for HPS portfolio expansion if Tyrone considers acquisitions.
ANZ 1yr Fixed at 3.95% — Act Now
ANZ's 1yr fixed rate of 3.95% is historically competitive for Fiji. The variable rate of 6.49–7.00% makes many investments unviable; the fixed rate flips that equation. This rate advantage narrows the cashflow gap significantly. Any acquisition analysis should model both rates and stress-test at 7% in Year 2 when the fixed term expires.
Denarau Rental Market: Tight Supply
Current market listings show only 2 Denarau rentals actively advertised on Professionals Fiji. Confirmed rates: $3,500/mth (1BR) and $6,750/mth (2BR). This confirms that HPS-SQ18 at $9,000/mth for a 3BR is at market, and HPS-P02 at $11,000/mth for a 4BR is at the lower end. Supply is limited; demand from expats and corporate tenants remains strong.
Narewa Commercial: Vacancy Cost
At benchmark commercial rates ($480–$667/sqm/yr), the three confirmed Narewa vacancies (O2 211sqm, S2 188sqm, S3 88sqm = 487sqm total) represent $19,500–$27,200/mth in foregone income. This is more than HPS's entire confirmed residential rent roll ($20,500/mth). Filling even one vacancy would materially transform HPS's income position.
New Finding: Denarau Golf Views Residence Near Breakeven
A new 4BR/3.5BA furnished residence on Denarau (golf views, pool) listed at FJD $2,600,000 shows near-neutral cashflow (+$76/mth) at ANZ 1yr fixed 3.95% with 20% deposit. This is the closest to cashflow-neutral of any Denarau residential listing tracked — making it the most investable Denarau option for income-oriented buyers. 5.1% gross yield. If Westpac's 3.75% promo rate applies, cashflow turns positive.
3 Jun Mid-Week: HPS Neighbour Listed
39 Riverside Gardens is now listed via Harcourts (Contact Agent — POA). This is the property immediately adjacent to HPS RG07/RG08/RG09. It is a 3BR waterfront, 1,000 sqm, Dakua timber home with saltwater pool. The Bayleys listing at 37 Riverside Gardens is asking $3.9M. A comparable POA listing next door reinforces the $3.5–4.5M valuation corridor for Riverside Gardens waterfront homes. Watch for a disclosed price when 39 RG transacts — this will set a new local comparable for HPS portfolio assets.
Denarau Land Values: $1,602–$2,000/sqm
Two Denarau land listings tracked: 30 The Links (999 sqm, $1,600,000 = $1,602/sqm) and 6 The Cove (1,151 sqm waterfront, $2,300,000 = $2,000/sqm). The waterfront premium is 25% over golf-adjacent land. As a benchmark, HPS Peninsula lots (RG08/09, SQ17/18) are in the $1,600–$2,200/sqm land value range if vacant — existing improvements add further value. Strong capital floor for the portfolio.
Market Intelligence Report · HPS Property PTE Limited · Baseline: Mon 25 May 2026 · Mid-week: Wed 27 May 2026 · Weekly: Mon 1 Jun 2026 (+4 res, +2 comm) · Mid-week: Wed 3 Jun 2026 08:34 Fiji (+3 new listings incl. HPS neighbour 39 Riverside Gdns, no bank rate changes) · Generated by Aria · For internal use only