A three-bedroom beachfront villa estate inside the Four Seasons asks roughly $55,000 a week in the May to October dry season, and the St. Regis Royal Estate, a 1,200-square-meter private compound, runs well above $150,000 at the peak. Bora Bora is unusual: there is almost no standalone villa market, so the luxury inventory is resort villas booked by the night. The full structure, by villa type and season.
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The number that matters first: $30,000 to $250,000 per week. The floor is a multi-bedroom resort villa in the November to April wet season, and the ceiling is a full private beachfront estate buyout at the peak of the May to October dry window. Bora Bora is a 30-square-kilometer volcanic island ringed by a barrier reef and a string of outer motu islets, 260 kilometers northwest of Tahiti, and the entire luxury layer sits inside the resorts on those motu.
That is the structural fact a buyer has to absorb. There is no Tuscan-villa equivalent here, no large private-rental market of standalone houses. The properties that sleep eight or more with a private pool are resort villa estates, sold nightly, inside the Four Seasons Resort Bora Bora, the St. Regis Bora Bora Resort, and a small number of others. Four things move the quote, in order: the villa type, the season, the resort, and whether the booking is a single villa or a multi-villa or full-estate buyout.
Indicative full-week rates in US dollars, converted from nightly resort pricing. Wet season is roughly November to April. Dry season is May to October, the single peak, with a secondary spike over Christmas and New Year. Rates are before VAT and the nightly municipal tax.
| Villa type | Wet season (Nov to Apr) | Dry season (May to Oct) | Christmas to New Year |
|---|---|---|---|
| Overwater villa (1 to 2 BR) | $18,000 to $30,000 | $28,000 to $48,000 | $38,000 to $60,000 |
| Beach or pool villa (2 to 3 BR) | $30,000 to $55,000 | $48,000 to $90,000 | $65,000 to $110,000 |
| Beachfront villa estate (3 BR+) | $55,000 to $95,000 | $85,000 to $150,000 | $110,000 to $190,000 |
| Private estate buyout | $95,000 to $160,000 | $150,000 to $250,000+ | $190,000 to $300,000+ |
Bands reflect the Four Seasons Resort Bora Bora and the St. Regis Bora Bora Resort villa inventory, converted from published nightly rates, May 2026. The St. Regis Royal Estate is a 1,200-square-meter, three-bedroom private compound; the Four Seasons three-bedroom beachfront villa estate spans over an acre.
Bora Bora’s geography does the pricing. The island has a single small lagoon-side town, Vaitape, and a ring of outer motu where the resorts sit. A villa is only as good as its motu and its lagoon frontage, and the price tracks the resort it belongs to rather than a neighborhood. The two anchors at the top are the Four Seasons and the St. Regis, both on outer motu with Mount Otemanu in the sightline.
French Polynesia is an overseas collectivity of France with its own tax system, and it levies its own value-added tax (TVA) that is separate from mainland French VAT. The territory runs a reduced rate, an intermediate rate, and a normal rate, and tourist accommodation and tourism services fall into the reduced and intermediate bands rather than the top rate. The practical effect for a renter is that the tax is built into the resort quote rather than added as a surprise line, but you should confirm whether a villa rate is shown gross or net of TVA before you sign.
On top of TVA sits a municipal tax, the taxe de séjour, set at 200 CFP per person per night on Bora Bora and the other main tourist islands of Tahiti, Moorea, Taha’a, Huahine, Tikehau, and Rangiroa. At the fixed peg of 119.33 CFP to the euro, that is roughly €1.70, or close to $1.85, per person per night. It is small against a six-figure villa week but a real per-person line, and it is billed directly by the resort at checkout, not folded into the headline rate.
Every Bora Bora stay carries a transfer chain that adds real money. You fly into Tahiti’s Faa’a airport near Papeete, connect on a 50-minute Air Tahiti flight to Bora Bora’s Motu Mute airport, then cross the lagoon by resort boat. The inter-island airfare runs several hundred dollars per person each way, and the resort boat transfer is typically a further per-person charge. For a group of eight, the transfer chain alone can add several thousand dollars before the villa rate.
Resort villas are not self-catered in the European sense. There is rarely a real supermarket run, because the resort is on its own motu, so most groups eat at the resort restaurants or arrange in-villa dining at resort prices. A villa host or butler is included at the estate tier. Budget generously for food and drink, because a remote-island resort kitchen prices accordingly, and a private in-villa dinner for eight can run well into four figures.
Expect a deposit of 25 to 50 percent at booking, with the balance due 30 to 60 days out, and a cancellation schedule that tightens sharply inside 60 days for peak dry-season and holiday weeks. The Royal Estate and the top beachfront villa estates book 9 to 12 months ahead for the July to September window and for the Christmas to New Year spike.
Each budget is the villa rate plus the lines that land on the invoice. On Bora Bora the transfers, dining, and per-person tax add materially because the resort is a closed island.
Headline: $26,000 / wk (mid-February, two-bedroom overwater villa for four).
Municipal tax about $52 for four for the week. Inter-island air and boat transfers about $2,800 for four. Dining and drinks across the week about $5,500. No standalone VAT line, as TVA is built into the rate.
All-in: about $34,350 for the week, roughly $4,910 a night for four.
Headline: $95,000 / wk (second week of August, three-bedroom beachfront villa estate for six).
Municipal tax about $78 for six for the week. Transfers about $4,200 for six. Villa host included. In-villa dining and a lagoon excursion about $11,000. TVA built into the rate.
All-in: about $110,280 for the week, roughly $15,750 a night for six.
Headline: $200,000 / wk (Christmas to New Year, St. Regis Royal Estate, three bedrooms across 1,200 sqm, for six).
Municipal tax about $78 for six. Transfers about $4,500. Butler included. Private chef dinners, Champagne, and two lagoon charters about $24,000.
All-in: about $228,580 before flights from the US mainland.
Three levers move the all-in cost on a Bora Bora week.
Move off the dry-season peak, accept the rain risk. A wet-season week in the same villa runs 30 to 45 percent less, the water is warmer, and the rain often comes in short bursts rather than all day. The trade is the cyclone-season risk and less reliable lagoon visibility. Travel insurance covers the first; flexibility covers the second.
Pick the villa type, not the most expensive resort. A two-bedroom overwater villa delivers the same lagoon and the same Otemanu view as a three-bedroom estate for roughly half. If the group is four rather than eight, the smaller villa is the smarter buy, and the resort restaurants are the same either way.
Cap the dining, not the days. The resort kitchen is the single biggest variable line after the villa. A group that mixes a few in-villa dinners with simpler self-catered breakfasts and lunches, and arranges a provisioning delivery from Vaitape on arrival, can take thousands off the week without shortening the stay.
From about $30,000 per week for a multi-bedroom overwater or beach villa within a resort to $250,000 or more for a full private beachfront estate buyout in the May to October dry season. Most three-bedroom resort villa estates land between $45,000 and $120,000 per week depending on the resort and the season.
Bora Bora has almost no standalone private-rental villa market. The luxury inventory is resort villas and beachfront villa estates inside properties such as the Four Seasons Resort Bora Bora and the St. Regis Bora Bora Resort, which are booked nightly and convert to a weekly equivalent. A handful of private estates exist but most groups book a resort villa.
French Polynesia levies its own value-added tax (TVA), separate from mainland France, with tourist accommodation taxed at the territory’s reduced and intermediate bands. On top sits a municipal tax (taxe de séjour) of 200 CFP per person per night, charged on Bora Bora and the other main islands. Both are usually shown on the final invoice.
The May to October dry season is the peak, with the clearest lagoon water and the lowest humidity, and a secondary spike over Christmas and New Year. The November to April wet season is cheaper and warmer but carries the cyclone-season risk and more rain.
By air into Tahiti’s Faa’a airport near Papeete, then a 50-minute Air Tahiti flight to Bora Bora’s Motu Mute airport, then a resort boat transfer across the lagoon. Most resorts are on outer motu islets reachable only by boat, so the final leg is always on the water.
The CFP franc (XPF), pegged to the euro at a fixed rate of 1 euro to 119.33 CFP. Resort villa rates are usually quoted in US dollars or euros for international guests, while local taxes and small charges appear in CFP francs.
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When a resort beats a villa on the booking math. The restaurants worth the boat across the lagoon. The bars worth the late hour on the motu.