ISSUE 5 4 MARCH | OCTOBER 2018 2017
N A I SO S O M AR I N A C OM I N G S O O N Developers Call for Expressions of Interest Full story, see pg 8
F E AT U R E S THE CHARMS & CHALLENGES OF HERITAGE PROPERTIES Full story, see pg 44
PROPERTY DESTINATIONS CONTINUES TO GROW
FR
EE
Full story, see pg 18
TABLE
OF CONTENTS
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RESORT HOMES FIJI Pacific Harbour’s Most Trusted Agents
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RAINE & HORNE The Fastest Growing Property Group
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PARADISE REALTORS Customizing Realty Needs for the Best Results
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THE MARINA NAISOSO Fiji’s Finest Luxury Marina
12 PRIMESTONE REALTY FIJI Servicing All Your Real Estate Needs
16 INGLEWOOD REALTORS When Expertise Counts
18 PROPERTY DESTINATIONS Commercial Genius
21 PROPMATE REALTY Making Realty Dreams a Reality
22 SOUTHSIDE REALTORS A one-stop Shop
23 PROPERTY EXPERTS Comprehensive Real Estate Services
41 HOME DESIGN Innovative Designs & Solutions
44 HERITAGE HOMES The Charm & Challenges
24 NAVIN’S REAL ESTATE
48 HOUSING AUTHORITY
Ensuing healthy returns
New Residential Project
26 ISLAND ACCOMMODATION Private Suits in the Capital
29 BLUE RAY INVESTMENT Your Complete Property Solutions
30 SUN CENTRE Upcoming Executive Complex
31 HOME DÉCOR Mosaic Artists Share Their Craft
39 NATIVE LAND DISTRIBUTION A Historical Overview
49 FIJI’S URBAN DRIFT The Latest Population & Housing Census
51 GALLERY
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RESORT HOMES FIJI PACIFIC Harbour living continues to get even better always having had the best beach near Suva, it now boasts world class facilities including the recent addition of the new Pearl marina resort.. With everything you need from restaurants, shops, bank, post office and even a school it truly offers fully integrated resort living in peaceful, secure and picturesque surroundings. Pacific Harbour also boasts an 18-hole championship golf course all on your front door step! Possibly the only resort style living left in Fiji where you can still secure your own freehold completed villa property from around F$550,000 and plots of land from F$95,000 upwards. Pacific Harbour properties have proven a good solid investment giving approximate returns of 20% per annum and offering a rental return of around 8% per annum in recent years. Resort Homes Fiji Ltd are the main real estate company in Pacific Harbour, we have many years of experience in
the area and can show you a range of property for sale or rent. Whether it’s on the river or lake with direct ocean access, hill side with panoramic views or nestled on the edge of the golf course fairway the choice is yours! We would be happy to hear from you and assist with finding the right property for you! Please feel free to contact us at any time on +679 3450034, +679 9924924 Visit our Website for more Details. www.resorthomesfiji.com Licensed Agent 16
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LICENSED AGENT 16
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LUXURY LIVING
A home in Fiji’s most iconic yachting haven is a blue moon offering that perceptive buyers rarely pass up. And in the peaceful surrounds of Vuda, this villa combines tropical refinement, the high functionality of a modern open plan and coveted walking distance to the beaches fronting the serene waters of Nadi Bay. With two bedrooms, mahogany floors, contemporary kitchen features and high ceilings, this exotic resort-style hub retains high quality fittings and all the trimmings of luxury living for discerning residents who want to set up home in one of Fiji’s most charming residencies Architectural finesse is in full display here with seamlessly designed indoor and outdoor spaces and a large manicured compound spread over a generous 1000 sqm. Seamlessly designed with great indoor and outdoor space with a large
manicured landscaped compound. Additionally, the property has a separate guest house with open plan living and one bedroom and bathroom, providing exceptional convenience for friends and family visiting this beautiful property. – The villa has a Native Lease title with 88 years remaining and valid Engineers certificate. This beautiful neighbourhood brims with nautical history, with the nearby resorts and the full service Vuda Marina providing waterfront fine dining, boutique shops and occasional live music, festivals, and market days for truly wholesome lifestyle offerings. Price $995000.00FJD THIS PROPERTY WILL NOT LAST ON THE MARKET!! SANJAY KRISHNA +6798330236 sanjay.krishna@raineandhorne.com.fj
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RAINE & HORNE
Shyamlee Raju Manager West Vibrant, knowledgeable and trained to international real estate standards, Shyamlee Raju exemplifies the calibre of Raine & Horne’s female rank. Since joining the industry in 2007, Raju’s listings have covered a wealth of all property types, and she has seamlessly closed dealings on prime commercial, residential and hotel properties throughout the country, including major landmark tourism developments. With a formidable reference of transactions,
Linda Narayan Suva Branch Manager Joining Australia’s fastest growing real estate network was an apt choice for a seasoned realtor passionate about breaking new ground. Linda Narayan joined the game close to 15 years ago, and as one of the capital city’s most established brokers, has reached new heights with her appointment as Raine & Horne Fiji’s divisional manager for the Central Region. This Suva office provides a regional Pacific hub for property seekers, with a local team part of the Raine & Horne’s global network in Australia, Malaysia, United Arab Emirates, Austria, the Czech Republic, Hungary, Israel, Italy and Japan. Passionate about her work, she has also generously lent her industry expertise to training courses in a bid to promote the rewarding opportunities of the local property landscape.“As an agent
it was only fitting for this seasoned realtor to bring her credentials to one of Australia’s oldest family-owned real estate firms when they marked their first expansion to Fiji in 2017. Raine & Horne has operated for over 134 years and with a global network of some 350 offices, its first entry into the South Pacific market has attracted a stellar cast that includes some of the few female agents who have stomped their mark in local real estate. “Raine & Horne is an empowering environment for women because they promote and encourage our professional advancement in an industry that is traditionally dominated by men, and we are given the freedom of airing any concerns openly and to assert our independence in the amazing world of real estate. This gives us a competitive advantage and a great deal of resources and commitment is put into steering us to be the best in such a highly competitive field.” Reliable sales, leasing, consulting and brokering of local properties for both domestic and inter-country transactions play an
essential role in steering this industry, and like other members of Raine & Horne’s female managerial network, Shyamlee understands the demand for highly competent agents to cater to the increasing purchasing power of global property hunters. It’s a challenge she has keenly embraced from Fiji’s Western division, the second highest of Fiji’s most active real estate regions and as home to the tourist town of Nadi and the Denarau- the Pacific’s largest integrated resort island- acrucial point of investment for aspiring proprietors. With Fiji noted as the hub of the South Pacific, Shyamlee’s placement as the country’s Raine & Horne’s Manager West is a career peak and testament of the coveted career opportunities made possible for capable and hardworking professionals.
or salesperson, you need to be fully informed about market movements, property prices based on all relevant factors, carry out correct appraisals, give sound advice to your clients to enable them to make correct and well informed decisions about their most prized possession - their home which has attached to it sentiments as well in most cases.” Though her foray into real estate wasn’t initially on the cards, she took a leap of faith and has made great strides in an industry that was initially bare of legislations, nor even a statutory body specified to its needs. Being one of several women agents hasn’t pulled her back either, and she anticipates the continuing interest of more women in joining this career path. “Women are making their mark in every male-dominated industry and real estate is no different. Yes, we have seen an increasing number of women join the industry over the years- there are no cultural barriers as such and quite frankly I haven’t faced any challenges based on my gender. In my experience my male counterparts and clients have been very supportive and have always looked to me for advice or assistance and vice versa and I never felt I was any lesser than them being a woman. I always ensured I took that extra step to keep myself updated so my clients would appreciate that.” “My career in the real estate kicked off in 2004, when
my aspiration was to become an airline pilot. Financial difficulties meant that I took up software development instead, and I took up other work before I was offered a real estate agent job. I rejected it at first, and then reluctantly took it up. There weren’t many agents back then, but I received sound training and have never looked back. I remember sitting in my office with my clients at 9pm and drawing up the sale and purchase contract and after that, it was smooth sailing. It became easier as time went by. I was learning how to sharpen my negotiations skills and overcome hurdles in the sale process from listing to selling a property and keeping both parties happy.” Joining Raine& Horne has allowed her to spread her wings by taking on bigger challenges. “R&H presented to me an environment where I could utilize my knowledge and skills to grow in my career while bringing to them my experience and I am excited and honoured to be entrusted with this huge responsibility. At R&H, our sales persons, agents and staff in general are trained to Australian standards whilst keeping our local edge by our group GM and internal trainer, Bill Russell and we look forward to helping take this industry further.”
Mobile: 907 4954 E-mail: shyamlee.r@raineandhorne.com.fj
Mobile: 977 8887 E-mail: linda@raineandhorne.com.fj
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PARADISE REALTORS (FIJI) LTD it’s an interesting time to witness this huge investment in the country. And this only serves to reflect Fiji’s platform as an attractive investment for buyers.
PARADISE REALTORS FIJI LIMITED is mastered by Sam and Shakuntla Mani (managing directors). Paradise Realtors understand the personal needs of clients who require reliability and instant accessibility to their agents.
• 260 acres, agricultural land, ideal for cattle farming in Nawaicoba, Nadi for $350k. • Nadi city properties, commercial and industrial lots, close to Nadi Town and airport. • 2 acres, Crown land along Queen Highway, ideal for commercial use, sugarcane farm with cane contract, iconic Sleeping Giant mountain views in Waimalika, Nadi for $140k. • Great investment opportunity with 3xtown house, fully furnished in Northern Press Rd for $2.4 million.
As master marketers, our team of highly trained agents have sold properties within days of their listings, reflecting their customized approach to each collection. We are a growing market, with hotels going up and new properties to cater such developments through housing, commerce and many more, so
“If you are looking forward to investing your money with good returns in the future, talk to me – I have the perfect answer you are looking for. Also, if you wish to sell, I have great buyers for properties, enabling vendors to get some money for their start, with the majority of clients ready.”
Priya Chand is an enthusiastic person with good interactive skills working as a personal assistant for Paradise Realtors. Commencing a double major in Human Resource management and International Business management at the University of the South Pacific, she joins us at Paradise Realtors for valuable experience and has had a perfect start.
LOOKING FOR PROPERTIES? CONTACT US ON (679) 9073275 OR EMAIL US ON: sam@paradiserealtors.com.au
Managing Director LOOKING FOR RENTALS? CONTACT US ON (679) 999 1262 OR EMAIL US ON: sales@paradiserentalfiji.com or follow us on Facebook: www.paradiserentalfiji.com
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THE MARINA NAISOSO: TENANTS SOUGHT FOR WORLD-CLASS COMMERCIAL DEVELOPMENT ON NAISOSO ISLAND
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AN opportunity to be part of the new integrated international luxury resort, residential and commercial development on Naisoso Island just five minutes from Nadi International Airport is on offer. A limited number of retail, office and hospitality spaces are available for lease in ‘The Marina Naisoso’.
‘The Marina Naisoso’ is designed to provide a world-class commercial hub unlike any other currently available in Fiji., ‘The Marina Naisoso’ will become a vibrant destination for residents and visitors; offering a high quality, resortstyle retail and hospitality experience as well as being the ‘heart’ to the entire Naisoso Island integrated development. Construction is due to start soon, with completion targeted for late 2019.
Spread out over an 10600m2 parcel of prime land fronting the marina, the Naisoso marina development will feature a 338m2 restaurant, bar and entertainment precinct designed to serve as a key focal point, along with approximately 5,300m2 of commercial and retail space spread over three levels.. Expressions of interest are invited to secure tenancies, which are offered on a
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bespoke basis with single or multi-level floor areas able to be tailored to suit.
as well as for international business travelers.
Retailers, service providers and hospitality operators are of particular interest for the development, given the over-arching vision to provide a highend entertainment and commercial hub and a gateway to the resorts in the Mamanuca and Yasawa islands of Fiji.
The Marina Naisoso’s architecturallydesigned buildings will provide views both west across Nadi Bay and the Pacific Ocean, and east over the marina and to Sleeping Giant Mountain beyond.
A high-quality supermarket & deli, clothing boutiques, medical services, restaurant/bars, café/bakery, cinema & entertainment, resort and tourism offices and travel providers are just a few of the types of tenants which would fit within this vision. A remote check-in and baggage drop facility for Fiji Airways has already been approved in the development, with potential serviced offices and/or a business lounge also on the cards, providing a convenient facility for overseas businesses operating in Fiji
The restaurant building will include spacious outdoor terraces flowing down to a boardwalk running the length of the marina, which currently provides 26 berths, with a total of around 70 planned. Lift access is provided to all levels of the commercial building, with balconies a key feature of the top floor. In keeping with the development’s contemporary, sophisticated character, The Marina Naisoso has been designed in a “tropical modernist” style, featuring high ceilings, large shaded verandahs and terraces, water features and tropical plantings.
Best practice ‘green’ principles including storm water harvesting, the use of plants with low water requirements and solar power have also been incorporated. The many transportation facilities on Naisoso’s doorstep include water taxi services to Denarau, ferry services to Fiji’s outer islands, airport transfers, ample parking and electric car charging stations. As well as becoming a convenient hub for travelers to and from the islands, The Marina Naisoso will also service the high end homes being built on Naisoso Island, with around 30 of the island’s 160plus private freehold sections already developed and more underway. Still in its early days of development, Naisoso Island is also set to include up to three new international resort hotels, with the first due to be developed in the next 24 months.
NOW LEASING Naisoso is a slender 2.7km island, just off the Fiji mainland, with ocean views over the calm waters of Nadi Bay. The island is connected by a privately owned security controlled bridge or accessible by boat from Port Denarau and outer islands. The Marina Commercial precinct will be the heart of Naisoso Island’s resort-style masterplanned community, and home to a variety of specialty shops and many other high-quality conveniences over-looking the already established private marina berths. The precinct will also provide vital business and community services including banking, postage, office space, real estate agency and other associated services, making Naisoso Island an ideal place to do business. Expressions of Interest are invited for rent of retail and commercial property on Lot 2 at The Marina Naisoso. The development comprises of two standalone 3 story eco-conscious buildings with ground floor retail, restaurants and 2 floors of state of the art commercial.
Sales & Leasing Enquiries Nyssa Berryman Call +679 999 0342 or email nyssa@naisosoislandrm.com www.marinanaisoso.com
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PRIMESTONE REALTY FIJI Arunesh Prasad is a seasoned realtor with a flair for snapping up residential jewels for discerning property hunters. The Director of Primestone Realty has established it as one of Suva’s most renowned real estate boutiques, covering a multitude of commercial and residential apartments, villas, farms, multi-family and single-family properties.
Leading a team of experienced sales staff with listings in Fiji’s Central, Western and Northern division, Prasad has accumulated years of valuable experience and industry expertise, and has also successfully negotiated resort properties. Primestone is perched along 32 Spring Rd in Toorak, presenting buyers, sellers and overseas-based property hunters full services that include renting, appraisals, property management and consultancy for discerning investors.
Find your new investment today. Primestone Realty 32 Spring Street, Toorak Suva City, Central, Fiji Call 876 2247 Email arunesh@primestonefiji.com Website www.primestonefiji.com
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FOR ALL YOUR RESIDENTIAL, COMMERCIAL,LAND OR RESORT PROPERTIES FOR SALE ACROSS FIJI NAISOSO ISLAN D REAL ESTATE - THE N AME YOU C AN TRU ST
For enquiries contact P. +679 672 9374 M. +679 999 0374 | +679 999 0342 W.www.naisosoislandrealestate.com E. sales@naisosoislandrm.com
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COMMERCIAL LEASING - THE MARINA NAISOSO LAND - ABSOLUTE WATERFRONT LAND FROM $1M* FJD *Plus VAT if applicable. Leasehold or Freehold available For enquiries contact P. +679 672 9374 M. +679 999 0374 | +679 999 0342 W.www.naisosoislandrealestate.com E. sales@naisosoislandrm.com
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INGLEWOOD REALTORS STUNNING designed, a desirable location and healthy rental returns make this Jamila Rd listing a triumph on the market in Nadi. And considering the tourist town’s spate of development in recent times, an exquisite property such as this is a rare availability amidst the real estate dash. These executive apartments are a set of four newly constructed, 3-bedroom flats with all the trappings of an upmarket existence directly between Nadi International Airport and Nadi CBD, along the Nadi back road, where idyllic surroundings mountain views, with convenient proximity to Martintar’s retail and recreational hub. There are two flats stationed atop and two on the bottom, with each featuring balconies for perfect lounging and light entertainment, covering some 800sqm of Crown lease, for which 88 years remain. Bedrooms include a large master ensuite positioned comfortably away from common lounge spaces and with private balconies, built in wardrobes, ceiling fans, air conditioning and security features that cover a private intercom at the gate connected to each flat. There are magnificent rental returns promised here, with security features that include centralized passwordoperated doors and secure stairwells for ultimate privacy and safety. Set amidst a fine neighborhood with modern homes and professional residents, this is a deal not to be missed.
Inspect this property today, call to discuss and present your offers. Inglewood Real Estate is a renowned realty house with a team of highly trained and dynamic agents and sales staff, covering the whole of Fiji. Inglewood Realtors revamped its operations in July 2017 and has noted positive growth on the real estate market. Shahrufh Shah joined the realty company as Senior Consultant and Operations Manager and brings to the team 18 years of professional accounting, with a Chartered Accounts bade. Alongside his entrepreneurial expertise, Shah is a passionate and market- savvy professional whose client’s satisfaction and best interests are paramount. His desire to serve his client’s particular needs, coupled with his market expertise, construction knowledge and superior negotiating skills, set him apart. Shah has outstanding service and high principals, and with a high level of market experience and high spirits, Shah is placed a top serving real estate personnel. “Real Estate is about increasing business and 2017 was a bit daunting, however 2018, with a little know how, focused goals and an actionable plan, a bigger and better 2018 is with reach. Today’s real estate professionals are faced with a variety of challenges from shifting house market to a technological landscape that has altered the way customers buy and sell homes, real estate agents are expected to know and do it all.”
“It’s important to have your finger on the pulse of the current market and know what to expect in the coming year. Firstly, Consumers are optimistic yet barriers remain to homeownership, like saving for a down payment, poor credit, and qualifying for a mortgage. Potential clients who are ready to overcome these hurdles and make a move need to be uploaded in a database. Secondly, Affordability will worsen, more properties need to come in market to cool the prices. Ironically income will not boost and mortgage interest rates will rise to dampen. This will induce more seller to jump into the market but pose more problems for buyers. Even though the recovery remains unfinished, the housing market is becoming more stable and more certain for buyers and sellers.” Commercial properties, tourism and film industry is pushing market to greater heights with confident investing spreading wings of investments on coastal and central areas. So, whether buying or selling, Shah will provide you the special attention one expects of a dedicated, top-producing real estate professional. He is praised most often by clients for his enthusiasm, patient approach and unwavering loyalty.
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PROPERTY DESTINATIONS (FIJI) PROPERTY Destinations (Fiji) is a name well established in commercial realty, with Director, Mohammed Faiyaz matching investors to prime tourism and industrial real estate for the past 14 years. Similarly, established business owners seeking new horizons have also relied on the expert opinion of Faiyaz and his savvy, unpretentious work ethics to broker exceptional deals. His pragmatic and analytical advice has secured the trust of returning clients, with the bulk of his clientele consisting of foreign investors with multiple property portfolios on the local market.
“Suva used to be the centre of all real estate activity but we now see from experience that Nadi has grown dramatically with developments in the past three years, and there is still time for people who still want to invest in this town.” The tourist town has been focal point of major investment in the past few years, with impending municipal expansions, an upgrade to city status and major resorts under construction simultaneously along the Nadi Bay waterfront. Infrastructural upgrades to its international airport and widened road networks have complemented these stellar developments, and to match the frenzy of global property buyers with a quick eye for smart business ventures, Property Destinations has proved to be exceptional guide for these investors. ‘”We also welcome government’s Look North Policy and future extensions of our airports supported by Tax Free Investment havens, and no doubtly Vanua Levu will be the next major destination for our tourism investment sector. For investors, this a great news with Fiji Investments Board fast tracking on approvals timeline of investment certificates for potential overseas investors as well”. All in all investment in properties market in Fiji looks very promising. A sister company in Vanuatu solidifies regional transactions for clients with a broader buying network, particularly as the tranquil setting of South Pacific countries continue attracting a spectrum of global real estate enthusiasts.
Prime listings that encompass unmatched locations and features include a large tract of Freehold land along Nadi’s Town’s(remove towns?) Wailoaloa Rd, the beachy tourist hub with a plethora of resort developments central to the international airport and hotel escapade of Denarau Island. Spanning five acres, this expansive (prime lot maybe?) lot sits on a brilliantly positioned corner block leading into Wailoaloa’s hotel centre, with walking distance to Nadi Bay’s beautiful waterfront, the recreational strip of main street Martintar and nearby golfing greens. Great incentives are in store as the current inventory of four-start properties are being complemented with more upmarket hotels, including the upcoming Crowne Plaza, what is set to be Fiji’s & southern hemisphere’s largest resort, directly across the road from this corner lot. In Denarau, another strategically placed corner property is on the market in the form of Waterfront Restaurant, the only eatery solely dedicated to indigenous cuisine on the South Pacific’s biggest integrated resort island’s commercial Mall. Such is the establishment of Property Destinations that these listings indicate the coveted portfolio entrusted to Faiyaz.
S L A
E D T O H
8.5% 投资回报!
PORT DENARAU
8.5% Investment Return 2 Commercial Shells Brilliant Waterfront Property Secured Tenant 5 years +
5英亩商业永久业权
WAILOALOA
5 Acres Freehold Development Site Absolute freehold 5acres development site Located amongst upcoming major 5 star resort sites
PORT DENARAU Fairway Palms
3 bedrooms (can convert to 4beds) Open living Well built with amazing outdoor living area with pool and BBQ area.
CONTACT Faiyaz +679 864-3960 EMAIL propertydestinations@yahoo.com.au
REALB#142
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PROPMATE REALTY “MAKING Realty Dreams a Reality” says the slogan of Propmate Realty and the realtor leaves no stones unturned to make that true for his customers. Propmate Realty understands that dealing with people’s property is a delicate issue and that applies to both buyers and the sellers. That’s why at Propmate Realty the client’s demands are put at the forefront. “With a good number of years in the real estate business, I have come to know that real estate is not an easy business. It requires a lot of sacrifice, honesty and diligence to survive in the market with a good name. There has been an influx of bogus agents both from overseas and locals alike who wish to make quick bucks overnight and leave, leaving behind a tarnished name for the whole sector. The recently
formed Real Estates Association and the REALB has since been able to cut down on these bogus agents but we all agree, there is more work to be done.” Propmate Realty continues to grow and get involved in the real estate market with sound market advice, being a facilitator and also in collaboration with other realtors find suitable properties for their national and international clients. Current properties in the market include an 18 lot subdivision in Sigatoka just opposite the sand dunes park and A 9 lot subdivision close to the Marriot Fiji Resort and Seashell Resort at Momi Bay. For those interested in investing in the central division, Propmate has freehold vacant land and freehold single flat property in Samabula and also a double story 2 flats property on crown lease in Samabula. Other properties include vacant and ready to move in houses on native lease around the Suva- Nausori corridor.
For all your Buying, Selling, Leasing and Renting Call: Anil Prasad or Anna Prasad Propmate Realty Phone: 8351370/9006301 Email: propmaterealty @ hotmail.com Or find us on facebook/PropmateRealty
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PROPERTY EXPERTS
Property Experts lives up to its name with a relative commitment to easing the transactional process of investors and delivering prime real estate. Its customized focus has delivered desirable results for both buyers and sellers of fine real estate that span fine residential, commercial, industrial, and agricultural real estate all over the country.
Given its expansive clientele network and portfolio, the opening of a second office in Lautoka City have been a rewarding venture that have rewarded the demands from faithful clients jostling for the services of this family-founded realty hours. Property Experts constitutes a team of highly dynamic and experienced individuals who bring various strengths that encompass effective negotiation skills, a deep grasp of market knowledge and industry developments, professional
networks of trusted clientele, a critical approach, flexibility and detailed management skills, for the most comprehensive set of real estate services. Since 2001, this Nadi-headquartered realty powerhouse has been an industry player notable for professional integrity and savvy negotiations to supply the best possible outcomes for both buyers and sellers.
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NAVIN’S REAL ESTATE INVESTORS who want healthy returns on their properties know who to talk to. Navin’s Real Estate has established itself as a trusted full service real estate outlet in the heart of Suva City, with an exceptional selection of coveted hours, land lots and commercial and industrial listings proving credibility for discerning clients. Owner, Navin Prasad has developed an innate insight of the market and a proactive approach to delivering client satisfaction in a timely, efficient manner for the benefit of both buyers and sellers. And it’s his attention to detail and shrewd negotiation skills that have served all parties well. “Real Estate in Fiji is a very challenging experience, with so many in this business alongside the availability of properties, though I have managed well through this challenge in satisfying my clients as they have requested me to do so. I have worked along with property buyers in finding them specific land and houses, together with commercial clients seeking great investment properties.” “With years of experience I have a clear understanding of clients local or overseas as to what their request is and have delivered the same to my clients.” Navin deals in all matters of real estate and available for clients seeking to buy, sell, rent, obtain tenants and other requirements for all zoning and lease types- residential, commercial, industrial,
hotels/resorts, motels and vacant land in cities, towns or rural areas and outer islands. “I do real estate business exactly how clients want, with no hassle nor headaches, and guide them through a transparent transaction without any hidden fees or costs.” His clients know what a good agent entails, and that includes a skilled realtor who can help them sell mortgaged properties ahead of mortgaged sales and assist them with retaining their finances.
“I believe that clients deserve the best our services and this motivation has been a driving force to making sure they are supported and happy. I have clients ready to invest and just waiting new properties to list for sale, for rent, for lease So CALL ME!” So, what are you waiting for. . . CALL NOW on (679) 9264015 E: navinsrealestate@yahoo.com Viber | Whatsapp
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ISLAND ACCOMMODATION GOOD travelling requires great shelter, a commitment that has been at the heart and soul of Island Accommodation. These private suites in the capital city of Suva and international gateway town of Nadi combine the convenience of short travel time from the airport with the comfort of professionally serviced private homes in immaculate surroundings. Affordable, modern, spacious, and fully equipped, each complex caters to the complete needs of individual travellers and groups, ensuring a pleasant stay for any type of travel.
Their facilities have ensuited rooms and self-contained apartments, with a conveniently located homestay situated in the centre of Suva’s CBD, with comfortable walking distance to the city’s plethora of shopping complexes, parklands, nightlife, and other recreational hubs. Its suite in Nadi also retains breezy proximity to major amenities and is only minutes away from the country’s main international airport. The property features large cool balconies, comfortable lounges, modern fully equipped kitchens and top of the range BBQ facilities.
The accommodation caters for corporate customers, families or solo travellers who can enjoy the laid-back comfort of secure surroundings and parking.
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35 Ackland St, Vatuwaqa. P.O. Box 400, Suva, Fiji Islands. Phone: 3375 041 / 042 Fax: 3375 043 Email: sales@maxmarketingfiji.com
www.maxmarketingfiji.com
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SUN CENTRE “A large group of specialized & reputable consultants were engaged to ensure that every design element was adequately addressed,” he said. The projects consultants and contractors include CLC Consulting Group Limited, Shri Singh & Associates, Piling Design, Hamen Lodhia Engineers, Traffic Design Group, OnFire Consulting, Noise & Sound Consultants, Quantity Surveyors BAQs, TriTech Engineers Limited and Kanta Builders amongst others.
SUN Insurance has announced the commencement of a $15 million building in Legalega, Nadi. Known as the SUN Centre, the 5-level executive office complex will be a longterm investment for the country’s only locally owned insurer. “Due to its local ownership SUN is mandated by the Reserve Bank of Fiji to maintain all its investment in Fiji.” Designed by architects and engineering firm, Larsen Holtom Maybin (LHM), the complex will sit just 800 metres away from Nadi International Airport and employ over 200 people during its construction phase.
The insurance house said the building’s structure would be built by the familyowned Kanta Builders Limited, with managing director, Pardeep Singh saying they were thrilled to be part of the project and anticipated being part of a quality team gathered by SUN to deliver the complex. “True to SUN’s philosophy of promoting local businesses to reach new heights, the project will be KBL’s first multi-level project,” SUN Insurance noted. LHM project architect, Mark Swamy said the building would be a much soughtfor office accommodation in Nadi, incorporating innovative technology and emphasizing energy efficiencies, the safety of occupants, quality material, and workmanship.
Headquartered in Suva, the commercial and personal lines insurance company was renamed SUN Insurance from NMBF Insurance (Fiji) Limited in 1999. “With a mere premium turnover of $650,000 in 1999, Sun has grown to be a large player in the Fiji market with just under 20% of the Fiji General Insurance market with a turnover in excess of $19million in 2008. Current client base is in excess of 80,000 policyholders.” Chaired by Padam Raj Lal, the company is wholly locally owned, and notes that all profits are retained within the local economy. “Since its inception, SUN Insurance has invested around $40million in the Fiji economy. Further, SUN is the only company in Fiji with 100% local staff content.”
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MOSAIC DÉCOR
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When George Evans crafted his first mosaic mirror, it sparked artistic appreciation for the property owners who previously overlooked their captive magic.
roots of collages, blend abstract tapa (bark cloth) flora and fauna imagery, and it is heart-warming to note the interest shown in indigenous formats of home décor.”
Doubling the space of small rooms and commanding sight upon room entry, these flamboyant pieces are an eclectic composition of Mother of Pearl shells and hundreds of finely cut glass pieces pasted in varying dimensions, all painstakingly created from either of his studios in Nadi or Suva.
The Nadi-based artist is often kept busy with a sturdy supply of commissioned projects, and often has an active role in helping homeowners select appropriate spaces and matching dimensions for their orders, which have recently included mosaic cladding on the outdoor woodfire oven of an exclusive island resort.
“Mirrors are an optical illusion and bring an elegance to any space- they work just as beautifully on outdoor lounging areas as they do indoors. I use no other shells than the J.Hunter mother of pearl shells, which is recyclable, sustainable functional art and embellished with finely cut mirror pieces.” Through his business, Smashing Art Fiji, his renowned installation and mixed medium artistry can be found in countless private collections, resorts, boutiques and private islands, displaying an ornate burst of colours that clearly reflect the artists’ love for the tropics, and becoming a staple for discerning homeowners. “The colours of our natural surroundings and our Pacific aesthetic definitely drive the palette of my mosaics, and although the local supply of titles can sometimes be limited, I’ve always strived to create pieces that are clearly tied to our landscape and the hues of our ocean. I have also recently returned to my artistic
“Mosaics and mirrors gel beautifully with their surroundings and are the type of décor that can be used anywhere-
whether to bring focal attention to a particular corner of a living room or to be hung on a veranda and make a small garden larger and brighter and increase the size of a deck space. Many homes in Fiji have tiny interiors, so these are the types of tricky décor that can immediately widen a lounging area.” There’s a distinctive captivation about mosaic surfaces, and it is little wonder that these assembled pieces date back to ancient civilizations, with their splendour carrying them through centuries of tasteful home owners. This innate sensory has steered the aesthetic craftsmanship of Evans that for over 20 years.
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Similarly, Maria Canty’s love affair with this ancient artistry has sustained her passion for décor since witnessing a family member assemble a piece, just over a decade ago. “My love for mosaic art started back in 2007 during a holiday to New Zealand with my husband- I watched my sister in law and mentor Joyce working on a beautiful piece and I was instantly hooked, and our 2-hour lesson turned into a life passion.” Based in the tourist of Nadi, her mosaic work was initially a hobby for close to a decade until she began taking commissioned projects and turned her art into a business venture named Broken Mirrors Art. “Most of my pieces were used as my home décor and the rest kept in storage
or given to family and friends as gifts. Up until two years ago, my family pushed me into putting my art out there instead of it collecting dust.”
Her clientele consists of private homes both local and overseas and offices, and she anticipates expanding her work to resorts and hotels.
Broken Mirrors specializes in mirrors, ornaments, picture and photo frames, signboards, wall hangings, 21st birthday keys and kitchen splashbacks amongst other pieces.
Treated timber, mirrors, coloured glass, tiles and traditional local material such as tapa (made of tree bark), shells, mats and magimagi (coconut fibre) all go into the mix for her mosaic and ornamental art, with each piece dependent upon size and varying between four to 10 days to create. Larger orders such as customized kitchen splashbacks require longer periods to accommodate site inspections and measurements, location and necessary edits.
“All our pieces are handcrafted which allows our customers the freedom to help us create exactly what they want, so we take their ideas, incorporate our personal style and create magic. Because we have such a vast variety of pieces it can fit into any space of your house whether it be interior or exterior, hanging or even simply as a table décor.”
“We usually go on site or our clients send pictures of the areas they’d like to fill in their home and we assist them with deciding which piece would suit the area best.”
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Like other local artists who have established their art well, commissioned projects and demands also pour in from overseas, so much so that they now constitute the bulk of Broken Mirror’s clientele, who pre-order through its Facebook page and pick up their orders once they arrive into the country. “There are varied forms and types of art that I create and each piece has its own style with different patterns, backgrounds, colour and materialsfrom fine cuts to the broken shards of mirror and glass. It would suit any space or background as it is unique and eye catching and has the power to make any unloved space look beautiful. There are tons of artistic décor in Fiji, which is blossoming with gifted artists who are unique in their own way, though I personally think there are not enough opportunities given to these local artists and craftspeople to showcase their talent, especially for us who are homebased.” This developing sector, she adds, needs more growth, with more accessibility and affordable shows and events to ease the participation of artists from all areas and backgrounds. “There is just not enough exposure and recognition given to this sector which is a shame because Fiji is truly filled with loads of talented people. Personally, I am inspired by everything around me- I am driven by my love for my family and my love for the process of thinking of an idea, creating it with my hands and seeing the final piece come to life. It takes a lot of patience and hardwork, but the result is always the reward.” CONTACT Facebook Broken Mirrors Art Boutique by Mahs Works: M 9057181| E mah_ canty@hotmail.com Facebook Page: Smashing Art Fiji | M 9744706 E georgevans8@icloud.com
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NATIVE LAND DISTRIBUTION THERE are three major categories of land in Fiji: Freehold Land – managed by the Registrar of Titles and can be sold or leased. State or Crown Land – managed by the Lands Department (Government) which can be leased but not sold. iTaukei Land – managed by TLTB which can be leased but not sold. How did freehold land came into place? When the European settlers first came to Fiji they bought some parcels of land from the landowners using guns, alcohol and other valuable items at that time as a medium of exchange. After Fiji was ceded to Great Britain in 1874, the Colony then decided to investigate all land parcels bought by the European. In 1876, the first land laws came into force and were called the Land Claims Ordinance which allowed for the establishment of the Land Claims Commission whose responsibility was to investigate all land sales in Fiji. All those land that were found by the Commission to be properly procured were then given to the Government and recorded as Crown Grant. Close to 400,000 acres of the total landmass in Fiji were recorded as freehold after the work of the Land Claims Commission was completed in 1881. In 1582 all Crown Grants were approved by the Government before land sales were stopped and deemed as illegal. However, between 1905 and 1908 Governor of Fiji Sir Everard Imthurn allowed for the selling and buying of iTaukei Land for development and public purposes. Land that were sold and bought during this period were called
Native Grants and was about 206 parcels altogether. There was no other itaukei land sale after that. In 1905, the Native Land Ordinance came into force and the sale of iTaukei land became permanently illegal. What type of land are those that are now known as State Land? Again there are four major types and are described as follows: 1. Schedule A Land – These are itaukei land that was transferred to the Government when their owners have become extinct under the Native Land Ordinance and the iTaukei Land Trust Act [all these land have been reverted back to to TLTB in 2002] 2. Schedule B Land – All land that were unclaimed during the initial Land Claims Commission in light of our laws particularly the Native Lands Ordinance and Section 19 of the iTaukei Lands Act (unclaimed/ vacant lands)… [all have been reverted to TLTB in 2002] 3. State Freehold Land – Land initially acquired by some individuals and later bought by the State - most of which were bought from the Colonial Sugar Refining Company Ltd (CSR). 4. State Foreshore – land under the water in rivers and streams and under the sea’s high water mark anywhere within Fiji’s EEZ. How was the itaukei land distributed to the native people and by whom? • Ordinance 21 of 1880 – Legalisation of the owners of itaukei land (Native Land Tenure). • Ordiance of 1882 – Work of the Native Lands Commission began and a Commissioner appointed to
start the investigation of itaukei land ownership. • Ordinance IV of 1905 – all itakei land laws put together under the iTaukei Lands Act (Cap. 133). • The iTaukei land laws gave power to the Native Lands Commissioner to divide all land in Fiji between the native people with clearly marked boundaries. • The first Native Land Commissioner was Mr Basil Thompson who started his work in Rewa in 1890 then moved to Naitasiri, Tailevu and Colo-East. • Mr David Wilkinson was the next Native Land Commissioner and worked in Ba and Yasawa in 1892. Mr Wilkinson did not divide the land to each yavusa, mataqali and tokatoka. • G. V. Maxwell and Boyd continued the work of the Commission together with Ratu Savenaca Seniloli and Ratu Vereniki Raiwalui. They covered ColoWest, Nadroga, Lau and Ba in 1911 and helped put together the Register of Native Land. • Ratu Sir Lala Sukuna then carried on the work until its completion in 1938 although the province of Lau was yet to be demarcated. • It was at this time when the investigation of land under Native Reserves started as well as the ground work for the birth of NLTB, now known as TLTB. SOURCE: I TAUKEI LAND TRUS BOARD
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HOME DESIGN: INNOVATIVE DESIGNS & SOLUTIONS DELIGHT is the wholesome goal of interior designers- to create and craft a space to an aesthetic that will beckon a particular ambience and cohesion. And whether this delight is visual and functional or one or the other, the context of satisfaction may vary and change, thus calling for a new look and demands for either a quick makeover or complete renovation. These creative conquests are the driving force of Kameel Shariff, who took a pragmatic approach to this venture by spending an extended period in market research after registering Innovative Designs and Solutions in 2015. “I took a year or so to research and understand the market and how everything operated in Fiji. I was born in Fiji but grew up in California where I lived and schooled till college. I left America and lived in New Zealand, where I started studying law and then finished my degree at the University of the South Pacific, here in Fiji. After the completion of that, I lived and worked in a law firm in Australia before moving back to Fiji to start my company and to live out my passion for interior designing.” Based in the capital, Innovative Designs and Solutions is one of a local pool of professional interior designers, and its owner admits that foraying into this sector has unearthed some prevalent
shortcomings of general property owners in Fiji. “The mentality of many locals has yet to be given an opportunity to think differently in terms of designing and planning. This is resulting in homes still being designed looking the same as they did 50 to 60 years ago.” There are of course differing architectural leanings for differing spectrums of the housing market- such as resort homes and villas dominating the residential landscape of opulent residencies like Denarau Island, Naisoso Island, Volivoli Point, Pacific Harbour, and upmarket outer island communities. “At the moment, the biggest trend is the need to have a contemporary or modern looking home. Property owners are
moving away from the conventional style homes that we have had in the past. As better materials come in the market, we are seeing better looking homes. There is also a rise for villa style homes where there are big balconies and patios. A lot of people are wanting swimming pools and decks on their property; which is also a great way to add value as well.” On the general front however, Shariff notes that creative undertakings have much to expand upon, which has also kept companies in this line of work busy. “The demand is relatively heavy in Suva but we have been receiving clients from Nadi and Lautoka as well. The rest of the island doesn’t reach out as much but I think it’s due to a lot of companies not being able to reach out to them.” Enclosed spaces to demarcate functional
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parts of living areas have been a prevalence that Shariff hopes property owners will reconsider. “A major common mistake I have come across is that people do not design an open flowing living room and kitchen. Having closed off areas tends to make the space look smaller and confined. I think generally people just don’t take the time to have a professional designer come and lay out the floor plan and design to the best use of the space. It goes from the architect and then straight to the contractor to begin construction.” Other points that need to be considered is the choice of paint and tile combinations and improved lighting, he adds. “Having a lot of lights does not necessarily mean they all have to be turned on and used all at the same time. Also, people do not consider closet space and room layouts at the initial stage of planning. The best thing people can do to help improve those qualities is to facelift their properties, which can be achieved through painting the interior or exterior and upgrading to modern lights and fixtures, as well as applying tiles to walls and other surfaces as opposed to having bare cement. Upgrading to welldesigned fences and gates also add to the curb appeal of properties.” Landscaping is another key pointer, with Shariff noting that this helps lift exterior designs and the value of properties.
“Generally, people do not care about how their yards look- they do not bother about how driveways are made and gardens, trees and plants get heavily overlooked, though they are essential in beautifying properties. Some houses look great but the yard and landscaping make it extremely unappealing, so landscaping really needs to change and become a big part of the designing process. Current homeowners can also certainly benefit greatly from landscaping as well.” Growing up in California exposed him to fine architectural work and the experience of witnessing professional interior designers transform spaces with sheer creativity, while his own domestic setting certainly honed this eventual career path. “I transitioned from a law career into interior designing and project management a few years ago as I always had an interest and passion in interior designing and landscaping. I grew up in a household where we always did maintenance work ourselves regardless of which country our home was in, so renovating gave opportunities for me to express my creativity and learn at the same time.” Close to three years after registering his design company, its services include interior and exterior designing, all renovation works, landscaping, and recently introduced painting techniques.
“We are doing painting using airless spray machines, as our goal is to change the primitive ways of doing things here and introduce innovation. I believe companies need to provide more affordable interior and exterior designing services so that people can consider hiring the services of professionals to design better homes. Currently there is a lack of understanding as to what interior designers do and the benefits they can provide to our real estate development.” Cohesion, functionality, character, and context provide a focal basis for home design and as Shariff highlights, including professional designs or project manager from the initial stages of planning are likely to yield better looking homes for its occupants to enjoy, while retaining great property value when put on the rental or selling market. “As we get nicer homes in the market, the more affordable it’ll get will eventually and inadvertently raise the standard of living in Fiji.”
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HERITAGE PROPERTIES THE CHARM & CHALLENGES
There is a certain mystique about old buildings that have stood the test of time, of battering weather conditions and the changing influx of its dwellers. Alongside their historical appeal, the monumental standstill of built heritage against an evolving architectural landscape makes it hold its own aesthetic, representing the splendor of the past. On the domestic frontier, the listing of Levuka as a UNESCO World Heritage Site in 2013 was a hugely celebrated affair, as longtime effort by residents to recognize the architectural value of Fiji’s first capital and up-skill a dutiful maintenance finally came to being.
The town is full old relics, with many descendants of early European settlers retaining family homes and estates on the town’s hilly, waterfront. First converged by foreign sailors and settlers in 1820, the town dully entered a new sphere of recognition in 2013 when it was declared a UNESCO-listed heritage site- a first in the country that propelled this now sleepy port town into a regional landmark alongside several other South Pacific heritage listings. “Each building, concrete step and memorial stone of this historic port town tells a story of the early years, the bravery and perseverance of the pioneers who endured unknown and challenging circumstances to create the opportunity for the later generations, including those of us here today and those who
will follow after us, to be part of world history. By dint of their hard work, sacrifice and foresight, they laid the platform for this historic event which we are now celebrating,” former President, Ratu Epeli Nailatikau noted during its inscription as a world heritage site. “In fact, Fiji’s transformation from a primordial island to its current form of – a thriving economy imbued with a great blend of people with varying ethnicities, culture and traditions, a modern island nation universally accepted as the hub of the Pacific - all started in Levuka.” A considerable number of these listed homes in the former capital are over a hundred years old, and made from prized, imported hardwood such as American Oregon timber. The dwellings remain in varying degrees of endurance,
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many no doubt pushed into near dereliction after the rampage of the category-5, Tropical Cyclone Winston in early 2016. The Ovalau Club- where membership was first select and women were initially barred- is one of the many sites that have been listed within the bounds of UNESCO – the first in Fiji. The Masonic Lodge- which was razed to the ground after accusations of witchcraft- the Queen Victoria Memorial Hall and the Levuka Bowling Club are all part of the scattered sites along Beach Street, where several homes also featured private tennis courts as an ode to the recreational indulgences of its formative European residents. Early German settlers built the town’s most prized lookout, a missionary building on what is now known as Mission Hill, though the building was dismantled and replaced by two private homes and a community hall, as noted in Levuka, Living Heritage, a collection of historical accounts on the town by residents. In 1876, German trader, Johann Heinrich Frederick Vollmer built the family homestead known as Lomaloma, named after the village of his wife, Adi Pasemaca, who hailed from Vanuabalavu in Lau. The houses on this hill are accessible by steps, or to be precise, 100 steps, making the mount a memorable expedition for many visitors. The Royal Hotel is the oldest continuously operated hotel in the South Pacific. When the capital was transferred to Suva in 1882, buildings and municipal streets rose rapidly on the waterfront of Suva Bay, particularly around Cumming Street, one of the first to be developed north of Nabukulou Creek in the early 1900s, as noted by Albert Lee’s historical notes on the city. “The Marks family owned most of the land on the north side of Cumming St and the Terry family (the name commemorated today by a footway“Terry Walk”- owned most of the land on the south side on which boat building was the main activity.”
It was a massive inferno in February 1923 that destroyed most of the wooden buildings in the Cumming Street area, and the aftermath led to the reorganization of the fire brigade and a change in the building bylaws which then only permitted that commercial buildings be constructed in stone, brick or concrete. During these formative years as a capital, most of the buildings were owned by the firm James McEwan, including those in Thomson Street, named after the firm’s Principal, William Ker Thomson, a Melbourne merchant. “The present Morris Hedstrom Supermarket and department store site is situated on land once owned by the larger business concerns dominating the commercial scene at the turn of the present century (1900s)- firms like Henry Marks & Company, Walter Horne and Brown & Joske, which have now gone out of business. “On the left, just past the Honson Building- one of the tallest in the area, the Garrick Hotel block-owned by the firm of D.Gokal & Company- this building with an architectural style dating back to the 1920s, replicates an earlier timber building called the Pier Hotel, which derived its name from its location close to the old Queen’s Wharf off Pier Street,” Lee noted. Much of Suva’s CBD sits on reclaimed land, and in the 1800s, the sea came right up to the edge of Thomson Street. “Adjoining the Harbour Centre, the nine storey Dominion House building dominates the street scene with its bulk and height. It stands on piles sunk 80 to 90 feet beneath a shore area which was once a beach.” The Suva City Library complex was financed by steel magnate and philanthropist, Andrew Carnegie and opened in 1908, with two more wings added in 1927. The site of the Anglican Holy Trinity Cathedral and Government archives building was alongside the 17 acres of the sevusevu(traditional presentation)
incentives which Thomson and Renwick (his co-principal at the McEwan firm) offered free to Government to induce persuade it to shift the capital from Levuka to Suva in 1882. The present-day Ratu Sukuna House- the first along Victoria Parade- was originally built as Centaur House by Centaur Development Limited in 1974, on the former site of the Melbourne Hotel. It was the first and tallest of the CBD’s early high-rise along the Suva foreshore scene. Heritage consultant, Bart van Aller nots that the main challenges of heritage homes in Fiji – and particularly Levuka- is to create situations where owners of listed, UNESCO- protected buildings as well as those on national and municipal levels, are supported and encourage to maintain their property. “The Fiji Government and the responsible underlying departments- as guardians- can create a national system of heritage protection that could help owners with, e.g. free advice and “encouraging maintenance grants”,” added Aller, who has worked closely with the National Trust of Fiji. “Often owners are more than willing to maintain and preserve their homes but do not have enough means and proper knowledge that is needed to preserve their properties. The Government could initiate a non-departmental public body that includes the functions of planning, listing, awarding grants, heritage research and advice with funding from the government and other sources including international funds. In general, bures (traditional, thatched homes) and other former colonial listed buildings can be very well preserved by giving them their original or new functions, e.g. in heritage tourism.” The former capital, Levuka, is now a shadow of its colonial past and current residents are a mix of new buyers, most being descendants of the early English, American, Scottish and German settlers or distant relatives who have inherited these homes from bygone family members, though it remains to be seen
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whether their heritage designation has impacted real estate prices. “Most people think that owning a listed building implies that nothing can be changed to improve the building. This is a myth. This is not to say, though, that you will never be able to make any changes; you just need to have the appropriate planning permission in place to make sure that you have fulfilled your legal obligations to preserve the building’s character. “Of course, owning a listed building means that there are some rules and regulations that have to be taken into account. Investments that are needed to preserve the buildings are never a waste of money. The ownership of a listed property comes with a greater responsibility than other types of buildings. It will be up to the owner to make sure that the condition of the property is maintained and preserved for future generations, but the impact of owning a properly preserved listed building means that its added value after restoration will virtually increase.”
For Levuka, restoration efforts have been undertaken after the picturesque coastal town’s battering by a category seven cyclone two years ago, though van Aller remains optimistic about that the town could rise again with the assistance of government authorities and locals, and have a thriving heritage tourism industry. “What Levuka needs first of all is a proper integral vison to its future, not only as the location of the job- supplying tuna plant PAFCO, but also as a bustling heritage site that will attracts visitors from the tourist areas in the western division. Levuka Town Council will have to lobby for better means of transport matters to Ovalau, such as direct connections with the West, such as direct seaplanes or fast catamarans.” On a national scale, there are more homes that could potentially be demarcated as heritage properties and regulated to retain their original build, with van Aller noting that important historical treasures can be found all over the country.
“The most import thing is to identify them, record them and select the valuably items so that can be protected. It has been proven that by preserving historical sites the local economy will boost and communities will benefit. It will also create job opportunities.” And the challenges of heritage property owners begin with themselves. “Firstly, owners of heritage properties should be convinced of the historical value of their homes and its potential. Their restored homes will contribute to the success of Heritage Tourism in Fiji. Owners should ask for access to the necessary authentic building materials and skilled contractors and craftsmen in order to restore their homes to heritage standards. They can also try to obtain help and advice from the adequate experts, national or international. After a restoration and maintenance plan for the building has been developed, owners will face the difficulty finding the necessary available funds, governmental or private. Never be downhearted but believe in a positive outcome of your efforts!”
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HOUSING AUTHORITY A new residential subdivision is being proposed by the Housing Authority (HA) of Fiji at Davuilevu, near Nausori. Titled as Freehold, the land area covers 53.42 hectares and owned by the Methodist Church of Fiji. “The master plan development will compromise of approximately 731 residential lots, commercial lots, industrial lots, multi-unit residential strata titles, public rental board flats, Housing Assistance and Relief Trust (HART) homes, civic lots, open space reserves, access roads, pedestrian footpaths and access ways, creek and arbour reserves and a telecommunication tower reserve,” the HA confirmed in a statement. As part of the proposed development, a public consultation meeting has been scheduled for December 19 for the area’s residents, to present an overview of the project and its environmental impact assessment (EIA), which has been undertaken by Strategic Consultants in Planning and Engineering (SCOPE). “The main objective of the EIA is to assess the short to long term impacts of the proposed development on the immediate and surrounding environment and communities,” the HA added. “As an integral component of the EIA, SCOPE Pacific wishes to consult the surrounding community, relevant stakeholders and the general public on any issues or concerns which they may wish to raise in relation to the proposed development and which in turn will be incorporated as part of the EIA Report to be submitted to the Department of Environment for processing.”
The HA said the EIA will be presented together with the proposed development approach to the required environmental studies and investigations, in order to identify the potential environmental impacts that are envisaged and the need for these impacts to be addressed through appropriate mitigation matters. There are several new housing initiatives underway by the HA, with chief executive office, Dr Punit Sethi noting the Davuilevu development as another major project to expand access to affordable housing for low and middleincome earning families. These include a recently incepted housing subdivision at Tavakubu in Lautoka, which is expected to offer 534 residential lots for purchase upon completion. “This is one of the many projects the Housing Authority of Fiji is currently working on,” the HA noted in a separate press statement. “A large number of residents in Tavakubu were overwhelmed by this initiative and showed their gratitude and appreciation towards the efforts of the government.”
The HA has also recently undertaken its own designing and building concept, to save costs. “The Housing Authority in its program to deliver housing for the people of Fiji is embarking on an initiative to facilitate development and construction works in consultation with contractors and heavy machinery providers on its own by doing design and building concept,” it announced in September. “This is to facilitate cheaper development cost and allow for more affordable lots. For the first time in the history of the Housing Authority, such processes of the construction arm (EPC Engineering, Procurement & Construction) is being implemented on ground.” This program has been trialed for civil works development at the Tacirua East Stage 2 subdivision’s Phase 3A, which the CEO said would be considered for future HA developments and construction, if successful.
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FIJI’S URBAN DRIFT What can proprietors expect with an urban drift that is expected to continue? Fiji’s urban population has increased by a little over 5 per cent in the past decade, attesting to extended town boundaries and a large exit from the country’s rural areas and these are particularly evident in areas that are bound for further expansion, like Nadi Town, and satellite townships that will be officially incepted as proper municipalities, such as Nabouwalu, between Labasa and Savusavu. The Fiji Bureau of Statistic’s 2017 Population and Housing Census noted that the proportion of Fiji’s population living in urban areas was 37.2 per cent in 1976, 38.7 per cent in 1986, 46.4 per cent in 1996, 50.7 per cent in 2007 and 55.9 per cent in 2017. “The significant growth between 1986 and 1996 was partly due to the extension of Urban Boundaries which is the case for 2017 as well.” A total of 884,887 persons were enumerated in the Census, with these Fiji residents living in 191,910 private households and 1,224 institutions on census night (September 17, 2017). Other highlights from the Census include the following: The total population is 884,887 compared to 837,271 in the 2007 census, bearing an increase of 5.7 per cent, while the median age stands at 27.5 years, with 69 per cent of the population is below the age of 40. Low birth rates and migration out of the country has resulted in an annual population growth of 0.6 per cent, though evidently, many proprietors still retain rental returns from their residential and commercial properties here, which
have eased with the rise of management services from realtors. The Bureau noted that much of the growth in urban areas was due to the extension of urban boundaries to cover growth in Nadi, Lautoka and parts of Taveuni island in Cakaudrove. In Fiji’s Western division, the province of Ba (which includes Nadi, Lautoka, Ba and Tavua) has had a significant increase in the proportion of its urban population (52.2 percent in 2007 to 66.8 per cent in 2017). In the Central division, Naitasiri Province’s urban population grew by 10.1 per cent, with the urban proportion of its population sitting at 83.7 per cent. Rewa Province’s urban population grew by 5.3 per cent with the urban proportion of its population now at 86.5 per cent. Tailevu Province noted a 14.0 per cent increase in urban population, and in the Northern division, Cakaudrove’s urban population increased 56.4 per cent, and the urban proportion of its population increased from 14.3 per cent in 2007 to 21.8 per cent in 2017. Fiji’s rural population of 44.1 per cent has decreased by 5.1 per cent compared to 2007, females have had a higher level of increase in urban areas, with the most notable in Ba Province.
The urban population stood at 494,252 while the rural population stood at 390,635 (44.1 per cent of the total population), a decline of 21,790 (5.3 per cent) from 2007. “A combination of Out-Migration and the extension of the Urban Boundaries were the main causes of decline in the number of rural dwellers in the following provinces; • Ba by 28,465 with the Rural proportion of Ba’s population decreasing from 47.8% in 2007 to 31.2% in 2017. • Cakaudrove by 2,840 with the Rural proportion of Cakaudrove’s population decreasing from 85.7% in 2007 to 78.2% in 2017.” The population of rural Macuata in Vanua Levu (Fiji’s second largest island) dropped by 4,875, and mainly attributed to the movement of people out of rural areas, while Macuata’s population decreased from 60.3 per cent in 2007 to 58.8 per cent in 2017.” Rural populations had a higher proportion in the young age groups 0-4, 5-9 and 10-14. On the other hand, a higher proportion of urban dwellers are in the age groups 20-24, 25-29, 30-34 and 35-39, age brackets where many are either beginning tertiary education or foraying into their careers.
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“A rise in rural-urban drift is bound to have a direct effect on the demand for residential properties,” noted the Consumer Council of Fiji CEO, Premila Kumar. “This trend is expected to continue unless and until there is development in the rural areas to create more employment. The government has reasoned that the increase is largely due to the extension of urban boundaries and the movement of more people from rural to urban areas.”
non-issuance of receipts by landlords and non-compliance with the 30-days written eviction notice period.
involved in the transactional processincluding lawyers and conveyancing officers, to remove bogus agents.”
The Council was further made aware of some landlords increasing the rent despite the residential Rent Freeze Order in place and the poor state of the rental premises. The Council through mediation with both parties managed to assist the tenants where congenial resolutions were attained.
The Association has around 60 members and there are plans to introduce qualifying examinations for aspiring agents and sales staff.
Kumar adds that there has been increased demand for rental properties and land for people to build their first homes, and a surge in landlord-tenancy complaints, as well as rising complaints against construction companies.
“Furthermore, the Council noticed that low supply in the housing sector gave way for some unprincipled real estate agents to take advantage of the situation by boosting prices and pressuring local homebuyers. Potential buyers and sellers of properties are urged to liaise only with licensed real estate agents by liaising with Real Estate Licensing Board (REALB) to verify the legitimacy of an agent,” Kumar highlighted.
Since March 3, 2007, a Governmentsanctioned Rental Freeze has been in place, barring the increase of ground and residential rental charges to ensure affordable housing. This order was annually extended on January 1 by the Fijian Competition and Consumer Commission, though complaints about defiant landlords continue. “Due to the lack of enforcement in the area of landlord and tenancy, some landlords do not adhere to the Rent Freeze Order currently in place. The enforcement agency also needs the assistance from consumers to bring issues related to Rent Freeze Order to their attention,” Kumar added. From 2013 till to date, the Council has received 1069 complaints regarding landlord and tenancy with a monetary value of $265,085.18 Common issues include failure to refund bond money,
Bogus agents have been a recurring problem for both property buyers and seekers seeking professional services, and the Real Estate Agents Association, which was formed in mid-2017. “They exploit our industry by taking the share of services that should be provided by legitimate, licensed agents, and hence, give our industry a bad name,” noted Association president, Vyas Deo Sharma. “There are over 80 licensed real estate agents and it is encouraging to see that more fakes ones are being taken to task for practicing without a licence, however we do need more support from all those
“They need to come in with knowledge, to maintain standards. We have drawn up examinations that are pending approval from the relevant authorities, and anticipate that this will help lift the quality and expertise of incoming industry players.” Sharma added that the Association was not only working on increasing its membership, but also better representation on industry statutory authorities, such as the REALB. There are varied issues noted by industry players and regulations aside, many are also anxious to see how Fiji’s cramped housing sector will cater to rising urbanites. Knowledge is power, and as the mantra goes, the provision of statistics from the Fiji Bureau of Statistics’ 2017 Population and Housing Census is valuable for real estate practitioners wanting to map the trajectory of Fiji’s latest residential layout.
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GALLERY
Real estate agents and salespersons in Suva, Nadi and Lautoka turned out in numbers for a series of discussions with the Real Estate Agents Licensing Board in late February.
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GALLERY
Real estate agents and salespersons in Suva, Nadi and Lautoka turned out in numbers for a series of discussions with the Real Estate Agents Licensing Board in late February.
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