Investment property: Marshall Islands

Updated 6 October 2026

Real estate in the Marshall Islands works differently from most countries.

Almost all land belongs to lineages under customary law, and foreigners cannot buy land at all. An investment here always means a long-term land lease and building or buying a structure on the leased plot. This suits hotels, tourism projects, warehouses and fishing projects, not buying a flat to live in or resell.

Who owns the land

Under customary law each parcel is owned at the same time by at least three people: the paramount chief, the head of the lineage and the person who works and lives on the land. The constitution forbids any disposal of land without the consent of all these owners. Written records of land rights are limited, although local people generally know who controls each parcel. A land registration authority has existed since 2003, but its register is voluntary and does not cover all parcels.

What a foreigner can do

How a deal works

1. Choice of plot and purpose: hotel, tourism project, warehouse, production.
2. Title check: who owns the plot under customary law, whether there are disputes between lineages and heirs.
3. Lease negotiations with all owners: term, rent, renewal and revenue sharing.
4. A foreign investment business license if the plot will host a business. A committee reviews the project for security, environmental impact and landowner consent.
5. Drafting the lease with a local lawyer, recording it in the land register where possible, and the building permit.

Incentives for large projects

An investor who invests at least $1 million or pays citizens of the islands more than $150,000 in wages a year is exempt from gross revenue tax for five years. The incentive applies to offshore fishing, export manufacturing, agriculture, hotels and resorts. The government names marine services, sustainable tourism, renewable energy and aquaculture as priorities.

Sector and staffing restrictions

Small retail with turnover under $50,000 a year, small-scale agriculture and water taxis are closed to foreigners, and larger trade requires at least 51% local ownership. If foreigners work at the project, the employer covers their repatriation, trains a citizen of the islands for the same job and pays a levy of $0.25 for every hour worked by a foreign employee. We build these costs into the project budget in advance.

Risks to know about

• Land is scarce, especially in the two towns, Majuro and Ebeye, so good plots are rare and negotiations take time.
• If not all owners agree, the lease can be challenged, so the title check is the key stage of the deal.
• The islands are low-lying and exposed to sea level rise and storms, which affects construction and insurance costs.
• The banking sector is small and a loan against a leased plot is hard to obtain, so projects are usually financed with own funds.
• A lease gives no right of residence: working at the project requires an investor license or a work permit.

What we do

Murblz specialists assess whether your project suits the Marshall Islands, arrange the title check with a local lawyer, prepare lease terms and support negotiations with the owners, obtain the foreign investment business license and register the company. If the goal is a home, residence or resale, we will say honestly that this country does not fit and suggest another. We fix the estimate in writing.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account

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