Keeping It Local: Why Real Estate in the Cook Islands Is More Than Just a Sale, by Jeff Tikitau Real Estate.

Real estate is a hot topic in the Cook Islands. But here, buying and selling land, homes, and commercial properties isn’t just about money—it’s about history, culture, and community. Every transaction comes with a responsibility to respect the land, the people, and the deeply rooted customs that define ownership.

Unlike other countries where a ‘For Sale’ sign means a simple transaction, property in the Cook Islands is tied to generations of families, traditional land tenure systems, and legal frameworks that intertwine with customary processes. This makes real estate here unique, but it also makes it complex—especially for overseas investors who might not fully understand how things work.

The Challenge of Going International

Bringing in international real estate agents might sound like a good idea at first. They may appear to bring experience, marketing power, and access to wealthy buyers. But here’s the catch—this perceived expertise often lacks the cultural understanding needed to navigate the unique and deeply rooted real estate practices of the Cook Islands. Their primary goal is usually to secure the highest price possible, and while that might be standard in other markets, it can have unexpected consequences for local landowners and communities.

When the focus shifts solely to profit, important cultural factors can be overlooked. Land is far more than a financial asset— it is a connection to ancestry, a legacy passed down through generations. Our laws provide protections against improper land use, but they may not fully safeguard the cultural and customary values that are integral to land ownership in the Cook Islands, especially when foreign agents are involved.

The Role of Customary Process

Even with legal professionals involved, the sale of land remains deeply tied to customary decision-making. Landowners have aspirations beyond just monetary gain. They consider the long-term impact of who owns the lease, how the land will be used, and whether it aligns with their values. The Business Trade and Investment Board does an admirable job of overseeing such matters, but even they operate within legal constraints that may not always cover cultural considerations.

The key to a successful and respectful transaction is ensuring that the customary processes, which are central to Cook Islands land ownership, are prioritised alongside the legal framework. Ensuring that landowners are actively engaged in the process helps create a better balance between tradition and economic opportunity.

What This Means for Buyers and Sellers

Selling a leasehold interest to an overseas party isn’t just about signing contracts. It begins with knowing who the buyer is and understanding their intentions. Do their plans align with community values? Will their presence respect traditions and benefit the local economy? Confidentiality and cultural respect play a huge role in these early discussions.

Landowners may not always be able to stop a lease from being reassigned, but they do have the right to decide whether to extend it or reclaim it under the first right of refusal. This means they still hold power in the process, ensuring that their land remains in hands that will respect its history and future.

Keeping It Local

For those considering buying or selling property in the Cook Islands, the message is clear: local knowledge matters. Understanding the cultural, legal, and customary landscape isn’t just a courtesy—it’s a necessity. Keeping real estate dealings local preserves our traditions, supports our communities, and ensure that land remains more than a mere transaction. It remains a legacy. Jeff Tikitau Real Estate is here to guide you every step of way, offering expertise and care for all property needs.