Overview of the real estate market in Antigua and Barbuda
Foreigners are allowed to purchase properties in Antigua and Barbuda, but they need to buy a licence. Alien Landholding License costs 5% of the property value. If a buyer participates in the Antigua and Barbuda citizenship-by-investment program, they are exempt from this requirement.
The Antigua property market is popular with citizens of English‑speaking countries and Europeans.
The Antigua property market is popular with citizens of English‑speaking countries and Europeans. About 60% of sales are registered by UK citizens, 10% by USA citizens and 5% by Canadians. The 25% rest is shared between the representatives of various European countries.
Non-locals buy mostly prime real estate in Antigua and Barbuda. Beachfront properties are in the most demand, so their prices are the highest. Proximity to airports and infrastructure is also a factor in value increase. Prices on the island of Antigua are higher than on Barbuda.
For properties in our catalogue, the average price for a square metre is $5,640. The maximum is $13,125, and the minimum is $1,579.
Approximate real estate prices:
- $300,000 for shares;
- $300,000—750,000 for apartments;
- $1,200,000 for townhouses;
- $800,000—3,600,000 for villas.
On average, the prices of luxury properties in Antigua and Barbuda rise by 3—5% on a year‑on‑year basis.
What are the benefits of buying real estate in Antigua?
Buying property in Antigua and Barbuda is beneficial for many reasons, such as the opportunity to obtain second citizenship and earn rental income.
Rental income
Property owners can gradually recapture the investment by renting real estate out. Housing in Antigua and Barbuda is in demand all year round, but the peak season is from December to April. The annual rental yield is 2—5%.
According to online marketplaces for accommodations, short-term rental rates in Antigua and Barbuda start at around $60—70 per night for modest one‑bedroom units, while luxury villas can exceed $1,000 per night and up to $4,000 in the top tier.
A longer-term lease is, as usual, less costly. Let us outline the prices for monthly rent.
Rental prices for apartments in Antigua and Barbuda
| Apartment type | In the city centre | Outside the city centre |
| 1-bedroom apartment | $1,800 per month | $1,280 per month |
| 3-bedroom apartment | $2,500 per month | $1,480 per month |
Growth of property prices
There are no officially published national house-price indices for Antigua and Barbuda, but industry commentary and market analysis indicate that property values have been rising over recent years.
Luxury property prices increase by an average of 5% per annum, and the rise may reach 10%. For example, a villa purchased at US $1,000,000 might be projected to sell for around US $1,270,000 after five years, assuming a 5% annual appreciation.
Investments in uncompleted properties can bring higher profits. Immigrant Invest real estate experts estimate that the property increases in price by 10—20% at each stage of construction. If you invest at the stage of the foundation pit, by the time construction is completed, the property’s value might increase by 40%.
Low taxes
Rental income is charged with no tax at all. The annual property tax for owners is generally between about 0.1 and 0.5% of the assessed property value, depending on property type and location.
Opportunity to obtain citizenship
Purchasing a government‑approved property allows an investor to obtain an Antigua and Barbuda passport. The minimum real estate investment under the citizenship program is $300,000.
Antigua and Barbuda citizens can visit over 140 countries without visas, including the Schengen Area and the UK. They can also get a US visa for 10 years with the possibility of remote renewal by mail.
What are the best places to buy real estate in Antigua and Barbuda?
Antigua and Barbuda are the two inhabited islands of the country. They are surrounded by a bundle of tiny islands, some of which have been developed into prime intimate resorts. Harbour Island, Maiden Island, Guiana Island and Crump Island are among them. The coastlines of the main islands also have a significant number of luxury property projects.
Antigua is divided into six parishes: St John, St Philip, St Mary, St George, St Paul, and St Peter.
Saint John the capital district, most populated and developed. About 50 thousand people live in the area, half of whom reside in the capital city bearing the same name, St John’s. The main cruise port, airport and public hospital are located in this region.
St Philip has lots of tourist attractions. Among them are Half Moon Bay, named for its crescent shape, 8-km Long Bay Beach with pink sand and Devil’s Bridge, a natural rock arch.
St Mary is home to Antigua’s most famous historic site — English Harbour, a former British Navy base and a current national park and museum.
Barbuda is an island of 160 square kilometres with a population of as few as 1,600 inhabitants. Barbuda is famous for its quiet, pristine beaches, which count among some of the best beaches in the Caribbean.
Examples of investment properties in Antigua and Barbuda
Step-by-step process of buying a property
The procedure of making a real estate investment in Antigua and Barbuda takes 6+ months, consists of 4 steps and can be undergone entirely remotely. Both individuals and companies can register property in their names.
Real estate officers with Immigrant Invest pick out several options best suit the investor’s request. Our lawyers check the legal purity of properties; thus, we offer only reliable real estate.
When the investor makes up their mind, we negotiate the terms with the seller on their behalf.
The investor or their lawyer signs the presale agreement and makes an advanced payment of 10% of the price. The lawyer will also register a caution against the property to restrict any dealings with it without the purchaser’s consent.
If the investor purchases property under the Antigua and Barbuda CBI Program, we submit their application to the CBI Unit. If a foreigner makes an independent investment, they apply for a landholding licence. In both cases, it takes 6+ months to get approval.
The investor transfers the remaining 90% of the property cost and pays the required taxes and fees. Then the transaction is recorded and registered at the Land Registry Department.
What are the taxes, fees, and maintenance costs for real estate in Antigua and Barbuda?
Property buyers and owners in Antigua and Barbuda face a set of standard taxes, fees, and maintenance expenses. These charges differ depending on citizenship status and whether the property is linked to the investment program.
Purchasing real estate
Upon purchasing real estate, buyers pay a stamp duty of 2.5% of the property value. Another 1—3.5% goes to legal support and fees. The property transfer tax is not levied.
If a buyer is not an Antigua and Barbuda citizen or participant of the citizenship program, they also pay for the landholding licence. Its cost is 5% of the real estate value.
Real estate agent commissions usually range from 5 to 7%. If you purchase property to apply for Antigua and Barbuda citizenship with Immigrant Invest support, these charges are not applicable.
Suppose an Antigua and Barbuda citizenship program participant purchases a villa for $1,000,000. Then, the total cost of buying the villa will be $1,060,000 at the maximum rates of fees and duties. If a foreigner purchases the same property independently, expenses may reach $1,180,000.
Owning a property
When owning a property, the annual tax of 0.1—0.5% of its value is charged. If renting the real estate out, the income is not subject to taxation.
If you delegate your property management, it usually costs about 10% of the rental income. Management companies look after real estate, search for tenants, arrange current repairs, and pay insurance premiums, taxes and utility bills.
Utility rates for domestic use:
- $0.4 per kWh for electricity;
- $21 per 1000 gallons for water.
Selling a property
Upon selling a property, the seller pays a stamp duty of 7.5% of its value. Non-citizen sellers also often pay a tax of 5% of the appreciation in the property value.
How to obtain Antigua and Barbuda citizenship by real estate investment?
Conditions for obtaining Antigua and Barbuda citizenship in exchange for the purchase of a property are the following:
- Buy a property from the list of more than thirty government-approved projects.
- Invest at least $300,000.
- Own real estate for at least 5 years.
Investors must have no criminal record, be in good health, financially solvent, and able to prove the legality of their income. They can include dependent family members in the application without increasing the minimum investment amount. Spouses of the opposite sex, siblings, children under 30, and parents over 55 are eligible.
Participants bear additional expenses under the Antigua and Barbuda CBI Program.
Additional expenses for obtaining citizenship
| Cost item | Expenses amount |
| State fee | $20,000 for a family of up to 4 people $10,000 for each family member, starting from the 5th one |
| Due Diligence | $8,500 for the investor $5,000 for a spouse $4,000 per dependant over 18 $2,000 per child or sibling aged 12—17 |
| Other fees | $2,400+ for a single investor $3,300+ for a family of 4 |
In total, a single investor will spend a minimum of $330,900, and a family of four will spend at least $336,800. They will be able to earn rental income while owning the property and then return $300,000 in five years.
The status of an Antigua and Barbuda citizen is lifelong but not hereditary.
Frequently asked questions
Can foreigners buy property in Antigua and Barbuda?
Yes, foreigners are allowed to purchase real estate on the islands. Yet, they need to acquire the Alien Landholding Licence for 5% of the property value. This requirement does not apply to participants of the Antigua and Barbuda citizenship program.
How to buy property in Antigua and Barbuda?
To buy property in Antigua and Barbuda and become a member of the citizenship program, you must select a property from the government-approved list.
The investor contributes 10% of the object’s value to reserve housing. The next step is to collect documents and apply for citizenship.
The object reservation agreement serves as the basis for considering the investor’s application for citizenship. Once the application is approved, the investor pays for the property and the associated fees.
How long does it take to obtain Antigua and Barbuda citizenship by real estate investment?
In Antigua and Barbuda, the procedure takes around 6 months. The property purchase process takes about one month.
Is it possible to sell the property earlier than after five years of ownership?
Yes, it is possible but with conditions.
If the property was purchased under the Antigua and Barbuda CBI program, you may sell it before five years, provided you make a new qualifying investment to maintain your passport. If you do not, your citizenship may be revoked.
If the property was bought outside the citizenship program, then you may sell it at any time, with no restrictions.
Is the investor required to visit Antigua and Barbuda to make a real estate transaction?
No, investors do not need to visit Antigua and Barbuda to buy real estate. They only need to travel to the country within the first 5 years after obtaining citizenship.
What properties are in demand by tenants?
Tenants are most often interested in apartments with one or two bedrooms near the coast. Wealthy tourists prefer to rent secluded villas.
Cosmopolitans are attracted by the opportunity to spend holidays or live for several months of the year in a mild tropical climate near luxurious beaches with clear water. Divers and yachters choose the islands for their developed infrastructure.
What are the benefits of Antigua and Barbuda citizenship?
Investors choose Antigua and Barbuda citizenship for the possibility of visa-free entry to more than 140 countries. Among other reasons are the opportunity to get a 10-year visa to the US and reduce the tax burden.
Can foreign investors obtain a mortgage or financing when buying property in Antigua and Barbuda?
No, investors cannot use a mortgage to finance the required minimum investment for the Antigua and Barbuda citizenship.
The full qualifying amount must come from the applicant’s own legally verified funds.
What are the typical annual maintenance and insurance costs for owning a property in Antigua and Barbuda?
Annual maintenance costs generally range from 1—3% of the property value, depending on the age, size and condition of the building, as well as the services offered by the community or resort.
Home insurance is widely recommended in the Caribbean due to the climate. Premiums typically amount to 0.3—0.8% of the insured value per year, with higher rates for beachfront or hurricane-exposed properties.
What happens after the mandatory 5-year holding period for citizenship-by-investment properties?
Once the 5-year holding period ends, investors are free to sell the property on the open market without affecting their citizenship status. The buyer can also use the property for a new citizenship by investment application if the project remains approved by the government.
Owners who prefer to keep the property may continue using it for personal stays or rental income.
Can property owners participate in rental management programs, and how are rental profits distributed?
Yes. Many developments offer rental-management programs that handle bookings, guest services and maintenance. Profit‑sharing terms vary by development; many contracts allocate a portion of net rental income to the owner after management fees and expenses.
Zlata Erlach
