Brunei – Finding Property to Buy

Who are the main estate agents operating in Brunei, and how do buyers typically use them?

A large proportion of homebuyers and property investors in Brunei turn to licensed real estate agents to help navigate the market. A capable agent brings local knowledge, access to available listings, and negotiation experience — all of which can simplify the search considerably. One notable feature of the Brunei market is that it lacks a Multiple Listing Service (MLS) of the kind used in the United States, where all agents share a common database of properties. Instead, listings are held individually by agencies or posted by owners on dedicated online platforms.

Conducting thorough research — or working alongside a well-regarded agent — is important when trying to identify suitable properties. In Brunei, agents typically act on behalf of the seller, since the commission is paid by the vendor rather than the purchaser. That said, agents will show properties to prospective buyers and guide them through the process. Buyers should establish clearly from the outset whose interests the agent is representing, as an agent instructed by the seller has a primary duty to that party.

The agencies listed below are among those most frequently referenced in the Brunei property market. The prominence and availability of individual agencies can shift over time, so readers should verify current details through up-to-date local sources before making contact.

• Ezz Property — A well-established agency in Brunei with a broad portfolio of properties available for sale and rental. Its website allows users to filter searches according to specific requirements.
• Rescom Realty — A recognised agency whose experienced team assists clients with both buying and selling. Its website provides detailed listings and property information.
• G.A. Real Estate Agency — Prominently featured on the Bruhome portal (bruhome.com), this agency appears regularly in Brunei property searches and lists residential properties across the country.
• Axsel Property Management — Listed on the BruneiProperty.com.bn portal, which compiles agencies and their current stock of properties available for sale and rent.

For a current directory of active agencies, the Bruhome and BruneiProperty.com.bn portals both list agents alongside their property portfolios and contact information. Before engaging any agent, confirm that they hold a current registration with the relevant professional body.

Do estate agents in Brunei need qualifications or a licence to operate?

In Brunei, real estate brokers are required to hold a licence issued by the Brunei Estate Agents and Valuers Association (BEAVA), the professional body responsible for overseeing agents and valuers across the country. Buyers are advised to ask to see an agent’s BEAVA registration before engaging them, and to exercise caution when dealing with unlicensed individuals, who may not be able to offer adequate protection or professional standards.

This framework differs from those found in several other regulated markets. In the United Kingdom, for instance, agents do not require a specific statutory licence to practise, though they must adhere to the Estate Agents Act 1979 and are subject to oversight by consumer redress schemes such as The Property Ombudsman. In the United States, each state requires agents to pass licensing examinations and undertake ongoing education. Brunei’s approach — centred on BEAVA membership — has some parallels with Malaysia’s system, where the Board of Valuers, Appraisers, Estate Agents and Property Managers (BOVAEA) controls admission to the profession, though Brunei’s regulatory infrastructure is considerably more modest in scale.

It should be noted that the regulatory environment in Brunei is less developed than in many larger markets, and enforcement capacity may be limited. Readers are strongly encouraged to verify current registration requirements and to confirm that any agent they engage remains in good standing with BEAVA before proceeding. Relevant legislation is published by the Attorney General’s Chambers at agc.gov.bn, and the Ministry of Development can be reached through the official government portal at mod.gov.bn.

How much do estate agents charge in Brunei, and who pays the fees?

Estate agents in Brunei generally charge a commission calculated as a percentage of the final sale price. This typically falls within the range of 2% to 3% (as of 2024 — rates differ between agencies and should be confirmed directly, as no single universal schedule applies). Commission is ordinarily paid by the seller, so in most cases buyers do not face a direct commission charge. Nevertheless, buyers should confirm this arrangement in writing with the agent before proceeding.

In addition to the agent’s commission, buyers should set aside funds for the following costs:

• Stamp duty: Currently BND $6 for every $1,000 of property value, equating to approximately 0.6% of the purchase price (as of 2024 — confirm the prevailing rate with the Lands Department or your lawyer before completing any transaction).
• Legal fees: Both buyer and seller may be required to cover legal costs connected with the transaction, including contract preparation and document certification.
• Valuation fees: If a professional valuation of the property is required, an additional fee will apply; the amount depends on the scope and complexity of the valuation.
• Advertising costs: Some agencies charge for marketing and promotional activity when listing a property — this is primarily a seller’s consideration, though understanding this practice is useful when negotiating the terms of a transaction.

It is essential to clarify all fees with your chosen agent before entering into any agreement. No widely published official schedule governs agent charges in Brunei, meaning there is scope to negotiate terms. Always insist on a written fee agreement before instructing an agent. When calculating your overall budget, remember to include the deposit — typically 10% to 20% of the purchase price — alongside stamp duty, legal fees, and any other applicable costs.

Where else can buyers find properties for sale in Brunei, apart from estate agents?

Beyond estate agencies, several other channels are available to buyers searching for property in Brunei. Online portals and local media are the most widely used, but developer sales, community networks, and official registers also play a role in the market.

Online property portals

• Bruhome (bruhome.com) — One of the most extensively used property platforms in Brunei, offering a broad database of sales and rental listings alongside agent profiles and contact information. It provides one of the widest views of the market available to buyers searching online.
• BruneiProperty.com.bn — Described as a comprehensive property and construction portal, this site covers residential and commercial sales and rentals across Brunei, listing both properties and the agencies behind them.
• PropertyPortal.com — An internationally oriented portal that includes Brunei Darussalam listings covering residential, commercial, and agricultural property. Particularly useful for buyers conducting research from overseas before relocating.

Newspapers and local media

Brunei’s principal newspapers carry property listings on a regular basis, either in print or through their digital editions. The Borneo Bulletin and Media Permata are among the main publications that include property classifieds. For buyers searching remotely, consulting digital editions can surface listings that do not always appear on the major property portals.

Developer direct sales

New-build apartments and condominium schemes in Brunei are sometimes marketed and sold directly by the developer, bypassing estate agents entirely. All housing developers operating in Brunei must hold a current licence under the Housing Developers (Control and Licensing) Order 2012, so buyers should confirm that any developer they approach is properly licensed before entering into discussions. Purchasing directly from a developer may reduce or eliminate agency commission costs, but it remains essential to instruct an independent lawyer to review any contracts before signing.

Word of mouth and community networks

Personal introductions and community connections can be a valuable means of discovering properties that have not been publicly advertised. Expat forums, social media groups, and online communities focused on life in Brunei occasionally circulate off-market opportunities. While such channels can broaden the range of options available, any property identified this way should still be subject to the same legal due diligence as one found through a formal listing.

Government and land registers

All legal transfers of property in Brunei pass through the Lands Department, and much of this process is now handled digitally via LARIS (Land Application and Registration Information System), through which lawyers submit transfer applications on behalf of buyers. The Lands Department’s website at land.gov.bn provides information on strata titles and land registration procedures. Although LARIS is not a public listings database in the manner of some European land registries, it serves as the authoritative reference point for verifying title once a property has been identified.

Is using a buyer’s agent common practice when purchasing property in Brunei?

The concept of a dedicated buyer’s agent — a professional appointed solely to represent the purchaser’s interests — is not well established in Brunei. The market is relatively small and the profession has not developed to the same degree as in countries with more sophisticated real estate industries.

This contrasts with countries such as Australia, where buyer’s agents have become a mainstream service used by a significant share of purchasers, or the United States, where representation of the buyer by a dedicated agent is virtually standard practice and is typically funded through the overall commission paid by the seller. Brunei’s smaller and less specialised market means that the infrastructure to support a widely used buyer’s agent profession has not yet emerged.

There is no licensing framework specifically for buyer’s agents separate from the general BEAVA regime that governs estate agents. Any professional representing a buyer should hold a valid BEAVA licence. Buyers who do seek dedicated representation are advised to select someone with demonstrable experience in the local market and to ask for references from past clients before making an appointment.

Fees for buyer’s agents in Brunei are not governed by any published standard. They may charge a flat fee or a percentage of the purchase price, and terms should always be agreed in writing before any engagement. As of 2024, no universal rate structure exists, so it is essential to confirm the current fee arrangement directly with the agent concerned.

In practice, a large proportion of foreign buyers in Brunei rely on a combination of a selling agent and their own lawyer for guidance, rather than engaging a separate buyer’s representative. Having a qualified local solicitor carry out independent due diligence — covering title verification, lease terms, and compliance with applicable regulations — is widely regarded as the single most important protective measure available to a foreign purchaser.

Are there organisations in Brunei that support or represent foreign property buyers?

No organisations in Brunei are dedicated exclusively to assisting foreign property buyers, but several bodies provide relevant guidance, official information, and professional oversight that foreign purchasers can draw on.

• Ministry of Development — Lands Department
  The Ministry of Development is the primary government agency responsible for land governance in Brunei, encompassing the Lands Department, Housing Development Department, Survey Department, Department of Town and Country Planning, and Department of Environment, Parks and Recreation. The Lands Department handles all land registration, strata title applications, and title verification, making it the authoritative official body for property-related matters. Website: land.gov.bn
• Brunei Estate Agents and Valuers Association (BEAVA)
  BEAVA is the professional body responsible for licensing estate agents and valuers in Brunei. Although it does not function as an advocacy organisation for buyers, it is the appropriate first point of contact for anyone wishing to verify whether a particular agent holds a current licence. Contact details for BEAVA can be obtained through the Ministry of Development or via the official government portal, as these change periodically.
• BusinessBN (Ministry of Finance and Economy)
  The government’s official business portal at business.mofe.gov.bn offers guidance on land ownership transfer and the legal steps involved. For buyers pursuing commercial property or private land, engaging a lawyer to assist with legal documentation is strongly recommended. If bank financing is being sought, the lending institution will typically appoint a lawyer to prepare the necessary security documents.
• Attorney General’s Chambers
  The AGC publishes the full text of Brunei’s legislation — including the Land Code and the Land Code (Strata) Act — at agc.gov.bn. This is the definitive source for understanding the statutory framework governing property ownership in the country.
• Belait District Office
  The Belait District Office can provide information and guidance on property-related matters such as land titles and local regulations, and is a useful point of contact for buyers considering properties in the Belait district, including the oil-and-gas town of Seria.

Brunei does not have a consumer ombudsman with specific jurisdiction over property transactions. Should a dispute arise with an agent or a vendor, the appropriate avenues are either BEAVA’s professional conduct mechanisms as a first step, or the Brunei courts for formal resolution. Retaining a qualified local lawyer from the outset remains the most effective safeguard for any foreign buyer.

What other steps or considerations should foreign buyers be aware of when searching for property in Brunei?

Foreign ownership restrictions

Since 2017, non-citizens have been permitted to acquire property in Brunei only under specific conditions. They may hold strata-titled units — such as an apartment within a condominium development — on leases of up to 99 years. Landed properties, meaning plots of land or houses standing on their own ground, are reserved for Brunei citizens; any transfer of such property to a non-citizen requires the approval of His Majesty the Sultan in Council.

For foreign buyers, the 99-year strata title represents the principal legitimate route to property ownership in Brunei, replacing the practice of holding property through local nominees, which was prohibited by law in 2012. Registered companies — whether domestic or foreign — may register as a lessee of residential, commercial, or industrial property under the Land Code. Where a lease exceeds seven years, the approval of the Sultan is required. Readers should be aware that the Land Code was amended in 2025, introducing revised rules for foreign property holders, and are encouraged to verify the current position with the Lands Department or a qualified lawyer before committing to any purchase.

The role of lawyers and notaries

Property transactions in Brunei typically begin with a verbal agreement on price, after which a written Sale and Purchase Agreement (SPA) is drafted by solicitors. Once both parties are satisfied with the terms, they will sign the SPA and the buyer will pay a deposit — commonly 10% of the agreed price. The buyer’s lawyer will then carry out a land search and a bankruptcy search at the Lands Department to confirm that the property is free from encumbrances. These searches can generally be completed within a day and attract only a nominal charge of BND $1.

Only advocates and solicitors formally admitted to practise in Brunei courts may conduct property conveyancing on a client’s behalf. Admission requires authorisation from the Chief Justice, meaning this work cannot be delegated to an unqualified individual or agent. Buyers should always verify that their chosen lawyer is currently admitted to practise before instructing them.

Government consents for foreign buyers

Foreign buyers of strata-titled property should ensure that any required government approvals are secured before completion. Your lawyer will ordinarily manage applications for Foreign Direct Investment (FDI) approval or Sultan’s consent as prescribed by law. These processes add time to the transaction, and buyers should incorporate this into their planning alongside the typical 6–12 week purchase timeline.

The legal framework

The legal framework regulating real estate in Brunei draws on a combination of customary law, Islamic law (Sharia), and statute, reflecting the country’s historical and cultural traditions while accommodating the needs of a modernising economy. The principal legislation governing property transactions is the Land Code (Cap. 40), which sets out the fundamental rules on land ownership, transfers, and owners’ rights, and defines the various categories of property title recognised in Brunei — including the long-term leases most commonly available to foreign buyers.

Language

Bahasa Melayu is Brunei’s official language, and most legal documentation — including land title deeds and official correspondence from the Lands Department — will be issued in Malay. Many agents and lawyers operating in Brunei are bilingual in Malay and English, but buyers should confirm from the outset that their chosen professionals can communicate and prepare documentation in a language they fully understand. Where translated contracts are not offered as standard, buyers should arrange for independent translation before signing any document.

Property inspections and due diligence

A professional property inspection is a standard part of the purchasing process in Brunei. A qualified surveyor will assess the physical condition of the property and identify any existing or potential issues. The cost of arranging and funding this inspection typically falls on the buyer — a worthwhile expenditure to avoid unforeseen repair costs after completion. Among the most common pitfalls for foreign buyers is a failure to fully understand the restrictions on overseas ownership, or neglecting to verify that all title documents are in order and that the property carries no outstanding liens or encumbrances.

Financing options for foreign buyers

Foreign nationals interested in purchasing property in Brunei have several financing avenues worth exploring. Local banks tend to prioritise Bruneian citizens when extending mortgage facilities, but a number of institutions are willing to consider applications from foreign buyers given the sustained interest in the local property market. Banks including BIBD, Baiduri Bank, and Standard Chartered Brunei offer home financing products and are able to advise on eligibility criteria. Approaching lenders at an early stage is recommended so that financing arrangements are in place well before a purchase needs to be completed.

Frequently asked questions

Can I search for property in Brunei remotely from abroad?

Yes. Online portals such as Bruhome and BruneiProperty.com.bn allow buyers based overseas to browse listings complete with photographs, asking prices, and agent contact details. Many agents are prepared to conduct virtual viewings on request. That said, it is strongly advisable to visit in person before committing to any purchase, and to instruct a local lawyer to carry out title searches on your behalf regardless of how the search is conducted.

Can foreigners buy landed property (houses and land) in Brunei?

Since 2017, non-citizens have been permitted to acquire property in Brunei only under specific conditions — principally, ownership of strata-titled units such as apartments or condominiums on leases of up to 99 years. Landed properties remain reserved for Brunei citizens, and any transfer to a non-citizen requires approval from His Majesty the Sultan in Council. The majority of foreign buyers therefore focus on strata-titled apartment units. Given that the Land Code was updated in 2025, always verify the current position with a local lawyer before proceeding.

Do I need a local bank account before I can purchase property in Brunei?

A local bank account is not strictly necessary at the outset of your property search, but you will need one before completing a purchase. Deposit payments and the final purchase price are ordinarily transferred through local bank accounts, and your lawyer and bank will coordinate the payment logistics. Since local banks generally give lending priority to Bruneian citizens, foreign buyers are encouraged to open an account and explore financing options early in the process so that banking arrangements do not delay completion.

What happens if a seller withdraws after a Sale and Purchase Agreement has been signed?

Once a Sale and Purchase Agreement has been executed and the deposit — typically 10% of the purchase price — has been paid, both parties are legally bound by its terms. If the seller subsequently withdraws, the buyer may have grounds to pursue specific performance through the courts, compelling the seller to complete the transaction, or alternatively to recover the deposit plus any damages suffered. Specific performance of real estate sale agreements has been granted by Brunei courts in the past. Your lawyer will be best placed to advise on the contractual protections available in your particular circumstances.

Are there any taxes on purchasing property in Brunei?

The primary tax arising on a property purchase is stamp duty, which currently stands at BND $6 for every $1,000 of property value — approximately 0.6% of the purchase price (as of 2024; confirm the prevailing rate with your lawyer or the Lands Department before completing). Brunei does not impose a capital gains tax or an annual property levy comparable to the UK’s council tax, which means ongoing holding costs are relatively modest by international standards. Legal and valuation fees will also apply. Always obtain a full breakdown of all anticipated costs from a qualified local lawyer before exchanging contracts.

How long does the property purchase process typically take in Brunei?

For a straightforward transaction, buyers should expect the process to take between 6 and 12 weeks; more complex cases may require additional time. Foreign buyers are likely to experience a longer timeline than citizens, because additional government approvals — such as FDI approval or Sultan’s consent for strata title transfers — may be required before completion. Your lawyer will ordinarily manage these applications on your behalf. If you are also arranging bank financing from overseas, allow extra time for that process to run in parallel.

Is it safe to use word-of-mouth or social media to find properties in Brunei?

Personal networks and expat communities can be genuinely useful for uncovering properties that have not been formally advertised, and exploring these channels can widen your options. However, properties identified through informal means carry a higher risk of misrepresentation or unresolved title complications. Regardless of how a property comes to your attention, always instruct your lawyer to conduct a formal land search and bankruptcy search at the Lands Department before signing any agreement.

What is the LARIS system, and what role does it play in buying property?

LARIS — the Land Application and Registration Information System — is the Lands Department’s digital platform through which lawyers submit applications for property transfers. Access requires an e-Darussalam account. By digitising much of the conveyancing process, LARIS has helped to reduce the time needed to process title transfers in Brunei. Your lawyer will use the system to lodge the transfer application and to register the new title in your name upon completion. Further information is available on the Lands Department’s website at land.gov.bn.