Buying property in Hawaii as a foreigner: Complete UK guide (2026)

Dreaming of your own beachside holiday home in Hawaii? Perhaps you’re planning to move or retire there from the UK.

It’s easy to see why you’d be tempted, as the US’s only island state boasts a tropical climate, stunning natural beauty and a laid-back lifestyle.

If you’re looking to buy property to live in, holiday in or let out in Hawaii, we’re here to help. We’ve put together the ultimate guide to buying property in Hawaii as a UK national.

This includes essential info on how the purchase process works, current Hawaii property prices, mortgage info, fees and taxes, and the pitfalls you’ll want to avoid.

We’ll also introduce a reliable and cost-effective way to send large sums internationally from the money services provider Wise. Over 14.8 million people worldwide use Wise to move £36 billion every quarter.

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Table of contents

Can UK foreigners buy property in Hawaii? Can I get a mortgage in Hawaii as a non-resident? What’s the real estate market like in Hawaii? How much are the property prices in Hawaii? Where is the cheapest place to buy property in Hawaii? How to search for a property in Hawaii How to buy property in Hawaii as a foreigner - a step-by-step guide Fees and costs of buying property in Hawaii Risks and pitfalls of buying property in Hawaii Moving into your Hawaii property Save on currency conversion fees with Wise when buying property in Hawaii Key takeaways

Can UK foreigners buy property in Hawaii?

Yes, foreign nationals can buy property and land in Hawaii, and there are no residency or citizenship requirements either.

The only real restriction is for Department of Hawaiian Homelands (DHHL) leasehold homes which are reserved for native Hawaiians.¹ However, you may also come up against restrictions relating to agricultural or conservation land.

As a foreign buyer, you will need to navigate a number of legal, tax and financial requirements. These can sometimes be complex for non-residents, especially when it comes to getting a US mortgage.

Can I get a mortgage in Hawaii as a non-resident?

Many US banks and other lenders do offer mortgages (known as home loans in the US) to foreigners. However, the requirements and rates differ compared to how it works for local applicants.

For example, you might have to pay a larger down payment and provide lots of documentation - and interest rates can be slightly higher too.

One of the main hurdles will be your lack of a US credit history, so you may need extensive documentation relating to your UK or other international credit score - on top of proof of income and employment.

The requirements for application will vary between banks, but generally you’ll need the following:

• Valid photo ID
• Individual Taxpayer Identification Number (ITIN) for non-residents, or Social Security Number (SSN)
• Proof of income and employment
• Recent bank statements
• A credit report from the UK (if asked)
• Proof of funds for the down payment and associated costs.

It’s a good idea to get pre-approval for your mortgage before starting your property search, as this can strengthen your negotiating position as a buyer.

What’s the real estate market like in Hawaii?

The property market in Hawaii is experiencing a period of steady momentum, with moderate price rises for some property types along with an uptick in inventory.

Average prices for single family homes increased by 3.5% in 2025, while condo prices fell by 1.1%.²

Despite the constraints on buildable land in Hawaii, the number of active listings increased by 4.8% for homes and 8.8% for condos in 2025.²

This could mean a shift towards a more balanced or buyer-friendly market.

How much are the property prices in Hawaii?

So, how much is property in Hawaii? This is an essential thing to know as you set your budget and start your search.

The average (median) price for a home in Hawaii is $749,950 USD, as of December 2025.³

However, it varies depending on what you buy and in which part of the state.

If you're wondering where to buy a home in Hawaii, here are the average property prices across major cities (as of December 2025):³

Region/city	Average (median) property price in USD
Honolulu	$599,000
Urban Honolulu	$575,000
Hawaii/Big Island	$638,500
Maui	$1,100,000
Lahaina	$935,000
Kihei	$1,099,000
Kailua Kona	$965,000

And, if you’re arranging your property purchase from the UK, you’ll need a safe, reliable and preferably low-cost way to send over fees, deposits and other payments.

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Where is the cheapest place to buy property in Hawaii?

If you’re property hunting on a budget, some of the cheaper areas in Hawaii for property prices are:

• Pahoa (Puna District)
• Hawaiian Ocean View (Kaʻū District)
• Waianae (Honolulu).

How to search for a property in Hawaii

If you’re new to the Hawaii property market, it could be worth using a specialist real estate agent to help you find the right property. This service is likely to come with a fee, however.

And when choosing a realtor, make sure to check that they’re licensed with the Hawaii Real Estate Commission.

You can also start the search online yourself, using one of these US property websites and portals:

• Zillow
• Realtor.com
• Trulia
• Redfin
• RE/MAX
• Rightmove Overseas

How to buy property in Hawaii as a foreigner - a step-by-step guide

Now, let’s run through the main steps involved in buying property in Hawaii as a foreigner:

1. Get your finances in order

First up, you need to get your finances in order. This means setting your budget for the purchase, making sure to factor in all fees, taxes and other costs (more on this later).

You’ll also need to apply for pre-approval for a US home loan, or arrange alternative financing.

2. Apply for an ITIN

If you don’t already have one, you’ll need to apply to the Internal Revenue Service (IRS) for an Individual Taxpayer Identification Number (ITIN). This is a tax number for non-US citizens who don’t have a Social Security Number (SSN).

It isn’t absolutely essential for US property purchases, but it is a key requirement for applying for US mortgages or opening a US bank account. Both of these may be crucial for your purchase.

3. Find a property and arrange viewings

Now it’s time to find the perfect property. You can use online property portals or use local realtors to find properties that match your criteria, and arrange viewings (known as showings in the US).

4. Make an offer

Once you’ve found your dream home, you’ll need to make a competitive offer or bid in writing. You’ll submit it either to the real estate agent or directly to the seller. At this stage, negotiations on price may take place.

5. Hire a solicitor to carry out due diligence checks

If your offer is accepted, the next step is to appoint a real estate attorney. It isn’t mandatory in Hawaii (like in some US states), but it is strongly recommended.

Your solicitor will handle all due diligence checks, which includes:

• Doing a title search to check the legal ownership of the property
• Checking for disputes, claims or other issues which could impact the sale
• Checking zoning and land use compliance.

6. Get a building survey

Hawaii state laws require sellers to disclose important known issues (i.e. structural issues, boundary disputes, proximity to lava zones) with the property via a written disclosure statement.

However, you may also want to commission your own independent property inspection. This can check for structural damage or any other issues/risks with the building.

7. Sign the purchase agreement and pay the deposit

This is the formal and legally binding contract signed by both parties which outlines the terms and conditions of the sale.

You’ll also pay what is known as an ‘earnest money deposit’ as a sign of good faith and commitment to the purchase. This is usually only around 1-3%.⁴

One key detail your real estate attorney will need to help with is negotiating the due diligence periods for inspections, appraisals, document reviews and loan approval.

These are agreed-upon periods after signing the purchase agreement during which you can inspect/investigate the property (and get your financing in place) - with the right to cancel if and get your earnest money back.

8. Finalise your mortgage

This is the time to contact your mortgage provider to finalise the loan. The provider may need to carry out an appraisal of the property.

9. Complete closing/settlement

This is when the purchase is finalised. Your real estate attorney will be crucial to helping with this, as there’s plenty of paperwork and legal steps to be completed. This includes:

• Setting a closing date
• Signing the title deed
• Signing your home loan documents
• Recording the title deed with the local county recorder’s office, to legally transfer ownership of the property
• Setting up a transfer for the remaining balance, including fees and taxes.

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How long does it take to buy a property in Hawaii?

Buying property in Hawaii tends to take between 30 to 60 days, but it can depend on the complexity of the transaction.⁵

Fees and costs of buying property in Hawaii

There are quite a lot of closing costs involved in US property transactions, and the buyer has to cover many of them.

In Hawaii, you can expect to pay between 2% and 5% of the total purchase price in closing costs.⁶

Here’s a breakdown of the main costs you need to know about:⁶

Fee/tax	Amount (USD)
Transfer tax	$0.10 to $1.25 per $100 USD
Legal fees	Varies, around $200 to $400 USD/hour
Title search	$60 to $200 USD
Title insurance	$4.85 per $1,000 USD
Recording fees	$120 to $150 USD
Property survey/inspection	$400 to $700 USD
Mortgage fees
Application fee	$150 to %500 USD
Origination/arrangement fees	0.5% to 1.5% of mortgage value
Valuation/appraisal fee	$300 to $450 USD

As a property owner, you’ll also need to pay Hawaii property tax every year. The good news is that this is one of the lowest rates in the US, at just 0.50% to 0.30% of the property’s assessed value.⁷

Risks and pitfalls of buying property in Hawaii

One of the main things to watch out for when buying property abroad are scams.

The best way to protect yourself is to work with registered, licensed and credible professionals, such as realtors and real estate attorneys.

But there are some other pitfalls and risks to look out for when property hunting in Hawaii, including the following:

• Home insurance is likely to be very expensive or hard to get in some areas, such as in lava hazard zones and other high-risk environmental zones. This can also affect your chances of getting a mortgage.
• It’s important to check local zoning and development rules, as these can vary across the state.
• Short-term rental rules are heavily regulated in Hawaii, and many properties cannot legally be used for vacation rentals - you need to verify this before purchasing a property to rent out.
• It’s unwise to skip detailed property inspections, especially for older homes which may have problems with pests, mould or structural issues. You should also read the seller disclosure form very carefully.

Moving into your Hawaii property

Before you can move into your newly purchased property, there are a final few tasks to check off your list:

• Taking out building insurance
• Setting up utilities
• Carrying out any renovations or energy efficiency improvements.

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Key takeaways

• UK citizens can legally buy property and land in Hawaii without residency, though "Hawaiian Homelands" leaseholds are reserved for native Hawaiians and certain agricultural lands have strict purchase restrictions.
• The market is currently split; while single-family homes face fierce competition and low supply, the condominium sector is more buyer-friendly with a nearly 9% increase in active listings.
• Financing is available but complex for UK buyers due to lack of US credit history; as of February 2026, standard 30-year fixed rates are averaging around 5.4% to 6.1%, often requiring a 30% to 50% down payment.
• Hawaii offers some of the lowest annual property tax rates in the US, typically ranging between 0.25% and 0.30% of the assessed value.
• Beyond structural checks, buyers must verify strict short-term rental regulations and environmental risks like lava zones, as these can severely impact insurance availability and the property's legal use as a holiday let.

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Sources used:

1. Department of Hawaiian Home Lands - About the Department of Hawaiian Home Lands
2. Sachi Hawaii - 2025 Hawaii Real Estate Market Recap
3. Realtor.com - 2026 Hawaii housing market trends & insights
4. Clever - How Much Does It Cost to Buy a House in Hawaii?
5. Rocket Mortgage - How to buy a house in Hawaii
6. Hawaii Life - Understanding Hawaii’s Property Taxes
7. Houzeo - How Much are Closing Costs for Buyers in Hawaii?

Sources last checked 26-Feb-2026