Finding Housing in the Maldives: A Guide to Settling In Without Breaking the Bank

Published on April 24, 2026 and written by Cyril Jarnias

Settling in the Maldives – whether for a few months, a few years, or for a rental investment – is nothing like a simple resort stay. Between the extreme concentration of population in Malé, skyrocketing rents, the diversity of local islands, and an increasingly structured legal framework, finding housing requires real preparation.

Malé, Hulhumalé, Local Islands: Three Real Estate Worlds

The first question, even before talking about rent, is location. In the Maldives, living in Malé, Hulhumalé, or on a local island does not have the same implications in terms of price, lifestyle, services, or even daily rules.

Malé concentrates about one-third of the national population on less than two square kilometers. The result is unsurprising: enormous pressure on land, high rents, and a tight rental market. A large majority of households are tenants and spend a considerable share of their monthly budget on rent. This demand is fueled by internal migration from other islands, as well as the arrival of foreign workers.

Finally, the other local islands, spread across different atolls, offer a more authentic experience and are often more affordable, with village life, mosques, small family businesses, and strict adherence to social and religious norms. You can find guesthouses, small houses, and sometimes a few apartments for long-term rent, but nothing comparable to the density and variety of Malé or Hulhumalé.

Understanding Rents in Malé: What the Numbers Say

Before renting an apartment in the Maldives, it is essential to get a clear idea of prices, at least in the Greater Malé area (Malé, Hulhumalé, Villingili/Villimale, etc.).

A rent survey conducted for the Consumer Price Index provides an initial snapshot of average rent levels in Malé by housing size, just before the pandemic and during it.

Evolution of Average Rents in Malé by Apartment Size

We note a relative stability between March and September 2019, then a slight decrease in April 2020, due to the economic shock of COVID‑19. This decline was significant enough to push the rents index down in the Consumer Price Index for all housing sizes.

Average Rents in Malé by Location (Recent Example)

At the same time, the average net salary in the country is around 17,000 MVR per month. In Malé, it is not uncommon for a household to spend between 30% and 50% of its budget on rent alone, especially for small apartments in the city center.

Concretely, this means that:

– for a single person renting a 1-bedroom in the city center, the rent can absorb almost the entirety of an average salary if they live alone;

– for a family, it is common to resort to shared housing, roommates, or moving away from the heart of Malé to keep costs sustainable.

Hulhumalé and Villimale’: Contrasting Rents in Greater Malé

Another element from the same survey is the variation in rents across the neighborhoods of Greater Malé. The 6 sectors studied were Maafannu, Mahchangolhi, Galolhu, Henveiru (neighborhoods of Malé proper), Villimale’, and Hulhumale’.

The results show that: student performance has increased significantly this year compared to last year.

Interestingly, during the COVID‑19 episode, rents fell in most of these sectors, except in Villimale’ where they remained stable, a sign that the market there is tighter and has no room for maneuver.

For an expat or student looking to reduce costs without giving up access to Malé, Villimale’ and Hulhumalé are therefore options to consider closely, even if it means accepting a longer commute.

Furnished, Semi-Furnished, Unfurnished: A Choice That Changes Everything

In the Maldives as elsewhere, the question “furnished or unfurnished?” has a direct impact on budget and lifestyle. Data collected in Malé distinguishes three categories: unfurnished, semi-furnished, fully furnished.

Unfurnished housing was the most common in the sample, fully furnished the rarest. However, the level of equipment strongly influences the rent price:

At the same time, a tenant who opts for an unfurnished home must assume often very high setup costs: furniture, appliances, air conditioning if not already installed, etc. The bill can quickly reach several thousand dollars (or the equivalent in Rufiyaa), not including delivery, installation, and small items (curtains, dishes).

Example: Comparing Furnished vs. Unfurnished Over 2 Years

Let’s take a simplified case to illustrate the logic:

– 1-bedroom unfurnished apartment: 10,000 MVR/month

– Equivalent furnished 1-bedroom: 12,000 MVR/month (+20%)

– Cost to furnish yourself: 120,000 MVR (basic furniture + appliances)

Over two years (24 months):

– Unfurnished: 10,000 × 24 = 240,000 MVR rent, + 120,000 MVR furniture = 360,000 MVR

– Furnished: 12,000 × 24 = 288,000 MVR, no major furniture purchase

For a short stay (a few months to a year), furnished is almost always more suitable. For a long-term setup (more than two years), especially with a family, semi-furnished or unfurnished can make sense, provided you have the savings needed to equip the place.

Lease Length, Deposit, Advance Payment: What Landlords Practice

On the ground, contracts in the Maldives vary widely, from no written contract at all to very long leases of 20 years. An average of about three years was observed for all rented housing in Malé, with durations generally shorter for 1-bedroom units and longer for 4-bedroom ones.

A crucial point for any newcomer is the amount required in advance. Landlords almost always demand an upfront payment:

– the average advance observed in the survey was around 25,870 MVR;

– this advance increases with the size of the home;

– it is higher for furnished homes, to cover the furniture.

In some cases, this advance corresponds to several months of rent paid at once. Added to this is a security deposit that can go up to two months of rent under the new legislation.

For a tenant, this means that moving into a home in Malé can easily require the equivalent of three to five months of rent in immediate cash, between deposit, first month, and possibly several months in advance.

How Much to Really Budget to Live in the Maldives with Rent in Malé?

Beyond rent, daily life in the Maldives includes many unavoidable expenses. To get an idea of the overall budget, including or excluding housing, available data is informative.

Without rent, it is estimated that you need about:

– 11,700 MVR per month for a single person;

– 39,400 MVR for a family, for a comfortable standard of living.

Adding rent in Malé, average monthly needs become:

– between 22,000 and 25,000 MVR per month for a person in a modest 1-bedroom in Malé;

– between 55,000 and 60,000 MVR per month for a family of four with decent housing.

Utilities complete this picture:

– for an apartment of about 85 m², bills for electricity, water, air conditioning, and waste disposal range from 1,200 to over 6,000 MVR per month depending on consumption and electricity source (diesel generators are expensive to run);

– a high-speed internet connection (60 Mbps or more, unlimited data) typically costs between 638 and 2,100 MVR per month;

– a mobile plan with calls and at least 10 GB of data often falls between 400 and 750 MVR.

Illustration of a Monthly Budget for One Person in Malé

You quickly arrive at a budget around 22,000 to 30,000 MVR monthly, which is consistent with overall estimates.

Seasonal Rentals, Guesthouses, and Villas: How to Use Them Wisely

A large portion of the housing supply in the Maldives is aimed at tourists: resort villas, guesthouses, short-term rental apartments. For a long-term setup, you naturally think of standard listings, but vacation rental platforms can be useful in several cases.

Sites like Airbnb, KAYAK, Expedia, or Vrbo list over 9,000 vacation homes and apartments, with an average stay length of 7 nights. These rentals are on average about 21% more expensive than hotels, but they often offer a kitchen, more space, and sometimes discounts for long stays (monthly rates, single monthly payment, flexible arrival and departure dates).

– low season in November, and especially a marked drop in June and July, with rates down about 28%;

– high season in April, with an average surcharge of 49%;

– weekday nights (Sunday to Thursday) average around 121 USD, weekend nights around 153 USD on average;

– last-minute deals can go as low as 68 USD per night.

For someone arriving in the Maldives without fixed housing, renting an apartment or a room through these platforms for a few weeks can be a good compromise while looking for a standard lease, especially if you target “long stay” listings with comfort (air conditioning, Wi-Fi, equipped kitchen, sometimes pool and gym).

Where to Look for Housing Outside Malé: Key Local Islands

If the goal is not to work daily in Malé but to live elsewhere in the Maldives (e.g., remote work), several local islands offer a good balance between cost of living, beach quality, basic services, and connectivity.

Hulhumalé clearly plays the new city card, with modern residences, international schools, and a quick connection to the airport. It is often the first choice for expats who want a less congested urban setting than Malé.

Other local islands are known for more specific profiles:

Long-term rents on these islands vary widely, but they generally remain below Malé levels, except for a few ultra-demand or highly touristic spots.

Cost of Living and Transport: Thinking About Location in Terms of Time and Money

The choice of island is not just about rent. Transportation methods directly impact budget and quality of life.

In Malé, everything is within a 10- to 15-minute walk or by motorbike. A bus ticket costs about 10 MVR. A monthly public transport pass ranges between 300 and 500 MVR. However, as soon as you leave Greater Malé, you depend on public ferries or speedboats:

For a worker whose job is in Malé, choosing a distant island to save on rent can turn out to be counterproductive once transport costs and fatigue are factored in.

Renting as an Expat: Legal Framework and Visa

For a tourist stay, the mechanism is simple: a 30-day tourist visa is granted upon arrival to almost all nationalities, subject to a valid passport, return ticket, accommodation booking or proof of funds, and prior declaration via the IMUGA portal.

However, to live in the Maldives long-term, several scenarios apply:

In all cases, accommodation must be declared, and booking a residence recognized by immigration is part of the documents reviewed. For seasonal rentals, booking platforms provide acceptable proof of reservation. For long-term rentals, a lease agreement or a letter from the landlord is often required.

Residential Tenancy Act: What It Changes for Tenants and Landlords

For a long time, the residential rental market in the Maldives operated with little regulation, which fueled abusive situations, with the very high rents in Malé regularly denounced. A turning point came with the adoption of a Residential Tenancy Act that for the first time provides detailed regulation of landlord-tenant relationships.

This law pursues several objectives:

– establish clear procedures for renting a home;

– define the rights and obligations of both parties;

– secure security deposits;

– introduce a fast dispute resolution mechanism;

– set minimum quality standards for housing.

However, it does not apply to hotels, tourist guesthouses, resort staff housing, boarding schools, or purely commercial rentals.

Written Contract, Registration, and Permit to Rent

Any lease of at least six months must now:

– be formalized in writing;

– contain a certain number of mandatory details;

– be signed by both parties in the presence of two witnesses;

– be registered with the local council within ten days of signing.

Furthermore, any owner wishing to rent must obtain a “permit to rent” from the local council. The council verifies that the home meets minimum standards (safety, sanitation) and that the person requesting the authorization is legally entitled to rent (owner or right-holder).

The existence of a public register of housing authorized for rent is a significant step forward in terms of transparency and tenant protection.

Rent, Security Deposit, and Advance Payments

Unlike in other countries, there is no rent control at the national level. The initial rent amount is freely negotiated. However, the law sets operating rules:

The return of the security deposit must occur within 15 days after the end of the lease, minus any amounts withheld for justified damages. In case of a dispute, the Tenancy Board has 15 days to decide and order the return or not of the amount.

Rights and Obligations of the Landlord

The law requires the landlord to: ensure peaceful enjoyment of the premises and maintain the premises in good repair, so that the tenant can live in satisfactory conditions.

– provide a habitable home, compliant with health and safety standards;

– ensure structural maintenance and repairs that are not the result of normal tenant wear and tear;

– guarantee peaceful enjoyment of the home (no intrusion, no deliberate cut-off of water or electricity);

– inform the tenant of any mortgage, legal proceedings, or encumbrances that could affect the property;

– pay all property taxes and charges during the lease term.

The landlord may enter the home only in specific cases:

In case of abuse, penalties can be significant: fines, suspension or withdrawal of the rental permit.

Rights and Obligations of the Tenant

In return, the tenant undertakes to: ensure the upkeep of the rented premises and comply with the lease terms.

– pay the rent on the agreed dates;

– use the home primarily for residential purposes, without illegal activities;

– keep the premises in a reasonably clean condition and promptly report any damage;

– respect the maximum number of occupants set in the contract (short-term visitors are not counted);

– return the home in good condition at the end of the lease, except for normal wear and tear.

The tenant is entitled to:

– a safe and habitable home;

– respect for their privacy;

– protection against discrimination (origin, religion, age, disability, etc.) in access to housing;

– recourse to authorities (Tenancy Board, courts) in case of violation of their rights.

Subletting is only possible with the explicit written permission of the owner, who may refuse for any reason. Assignment of the lease to another person is also subject to the landlord’s written consent, which cannot be unreasonably withheld.

End of Lease, Termination, and Eviction

The end of a lease can occur:

– by mutual written agreement;

– at the expiry of the term without renewal;

– by court decision (contract void, for example);

– following the taking of possession of the property by a mortgage creditor;

– upon the death of the sole tenant, if the contract does not provide otherwise.

The law governs notice periods:

In case of eviction, the landlord cannot take the law into their own hands. They must follow the legal procedure, file with the courts, wait for a decision, and then request, if necessary, police intervention to enforce the order. In practice, a full eviction can take several months.

The Tenancy Board: Faster Arbitration

To relieve the courts, the Residential Tenancy Act created a Tenancy Board, composed of three members appointed for five years. This body:

– registers and controls security deposits;

– sets minimum standards for housing;

– receives complaints from tenants and landlords;

– must issue a decision within 15 working days;

– can impose penalties (fines, suspension of rental permit).

Decisions by the Tenancy Board can be challenged in court within 30 working days. In the absence of voluntary compliance, the court can order very concrete enforcement measures: freezing bank accounts, seizure of assets, travel bans, etc.

For a foreign tenant, knowing that such a mechanism exists is reassuring: in case of a serious dispute (non-return of the security deposit, dangerously unsanitary housing, abusive water or electricity cut-offs), a formal and swift remedy is available.

Negotiating Your Rent in the Maldives: Preparation, Timing, and Leverage

Even though rents are high, they are not set in stone. The general principles of rental negotiation apply in the Maldives as well.

The first step is to study the market. In Malé, this means comparing at least three to five similar apartments (size, neighborhood, level of furnishings, general condition) and noting the asking rents. The data on average rents by neighborhood or housing type, as presented above, also gives an idea of the acceptable range.

In terms of leverage, a serious tenant can highlight:

If a rent reduction is impossible, you can try to obtain non-financial benefits: installation of an air conditioner, improved internet connection, parking space, flexibility on lease duration, less penalizing early exit clause, etc.

The key is to remain factual, polite, and avoid aggressive criticism of the property, which can put the owner on the defensive. Once an agreement is reached, all elements must be included in the contract or a signed addendum.

Investment and High-End Rentals: Another Facet of the Market

Alongside the “standard” rental market, the Maldives increasingly attracts international investors in high-end residential projects, often on long-term 50-year leases.

An iconic example is Coral Residences, a development of 60 villas designed by an award-winning architecture firm. These villas combine:

– large bay windows;

– water recovery systems;

– solar panels;

– a wellness center, a private water sports club, sometimes an underwater observatory.

For this type of project, contracts are more complex, rarely standardized, and the involvement of a local real estate lawyer is highly recommended. You need to examine, in detail:

– the duration and renewal options;

– the terms for revising rents (or charges);

– the allocation of maintenance costs and major repairs;

– the exit conditions (resale, transfer);

– the method of dispute resolution (local court, arbitration, etc.);

Even if this goes beyond the scope of a simple residential tenant, this investment dynamic helps push certain market segments higher, especially in areas near Malé or on private islands.

Utilities, Internet, Building Management: Thinking Beyond the Walls

Another point not to overlook when choosing a home in the Maldives is the issue of public services and building management.

Electricity and water are largely produced locally, often via diesel generators and desalination plants. On some islands, costs are high, leading to monthly electricity bills that can reach the equivalent of 150 to 300 USD for a two-bedroom house using air conditioning heavily.

In some modern buildings, like Kaimai Residences in Malé, building management includes:

– preventive maintenance of appliances;

– strict rules on use of common areas (parking, terrace, elevators);

– fire safety and evacuation instructions.

Tenants are responsible for routine maintenance, damage caused by their negligence, and compliance with internal rules (no smoking in apartments, waste sorting, etc.). Water and electricity meters are centralized and require good coordination with the manager for billing.

Stay, Test, Then Commit: A Prudent Strategy

For someone considering living in the Maldives but not yet familiar with the country, a step-by-step approach is often the most relevant.

A first phase could involve:

Only after this exploratory phase is completed and a work contract or residency status is clarified can you consider signing a multi-year lease or making heavy furnishing expenses.

In Summary: Finding a Home in the Maldives, a Balance Between Dream and Reality

The postcard image of the Maldives masks a complex urban reality in Malé, strong real estate pressure, high housing costs relative to local incomes, and a legal framework that is modernizing rapidly. However, with proper information, it is possible to:

The Maldives remain a country where housing is a major social issue, especially in the capital. But for a well-prepared newcomer who can read the numbers and understand local tenancy law, finding comfortable and reasonably affordable housing is not a mirage. It is a matter of anticipation, informed choices… and accepting the island reality behind the turquoise lagoon.

Cyril Jarnias

Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.

On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.

Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.

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