Antigua and Barbuda is world famous for its stunning beaches, vibrant culture, and welcoming atmosphere. The property market in the islands seen an uptick with rise in tourism and cruise arrivals creating demand for holiday rentals, hotels and tourist accommodations creating a demand from foreign buyers in recent years particularly from Europeans and Americans. The property market in great demand during carnivals, festivals and during sailing season.
Tourism
Antigua is one of the most popular high-end English-speaking Caribbean destinations, and tourism figures in 2023 have been the highest achieved to date. In 2023 Antigua & Barbuda received 282,896 visitors, which was a 6.3% increase on 2022.
A Popular Caribbean Destination
Antigua is the epitome of the Caribbean dream and presents a competitive investment opportunity. It is a fabulous place to own a home, whether it is for living permanently, retirement or as a holiday home. Its 365 white sand beaches, pretty coves and crystal-clear waters combined with attractive tax benefits, good international access and a stable political system, make home ownership compelling. Celebrities such as Oprah Winfrey, Paul McCartney, Eric Clapton and Timothy Dalton certainly think so, with each owning property in Antigua for many years.
Antigua and Barbuda offers a rarely matched combination to HNWI individuals with: no income tax, wealth tax, capital gains tax, or inheritance tax, low real estate taxation
Non-Citizens License
Foreigners can buy property in Antigua (without citizenship) without restriction, and the Government of Antigua welcomes investment from overseas buyers. They need to apply for a Non-Citizens Land Holding Licence (NCHL or NCL). Any property purchased under the Citizenship by Investment program, which provides an exemption. Below are the costs associated with real estate purchase (non CBI).
| Purchase Cost Item | Indicative Rate | Notes |
|---|---|---|
| Buyer’s stamp duty | 2.5% of property value | Paid to the state |
| Alien Landholding License (foreign land license) | approx. 5% to 7% of value | Exempt under CBI |
| Registration insurance fee | approx. 0.2% | Based on insured value |
| Legal fees | approx. 1% to 3% | + possible ABST |
| Real estate agency commission | 5% to 7% | Generally borne by seller |
| Reservation deposit | approx. 10% of price | During license processing |
Note: Foreigners are restricted from buying property in Barbuda.
Popular Locations
Luxury villas, water and beach front properties are in highest demand. Land plus villa options are popular in top locations, average prime prices stand at $800 per square foot.
Th most popular areas in Antigua are Jolly Harbour – which is based on the west coast of Antigua and is home to popular shops, restaurants and many beaches, for boat enthusiasts, is English Harbour. This area is rich in history
These are the top locations to buy high end properties linked to citizenship program.
• Jolly Harbour: A top choice for foreign buyers, offering gated community living with a marina, golf course, beach, restaurants, and strong, consistent short-term rental demand.
• English Harbour & Falmouth Harbour: The heart of yachting, offering immense prestige, historical charm (Nelson's Dockyard), and high-end,, upscale lifestyle amenities.
• Galley Bay & North-West Coast: Features ultra-luxury, private hillside, and beachfront villas, often attracting high-net-worth investors.
• Nonsuch Bay:;Known for exclusive, secure, and quiet residential, oceanfront living, ideal for those seeking privacy and resort-style amenities.
• Cedar Valley:An excellent, quiet, and upscale residential area, popular for its proximity to the capital, St. John's, and its golf course.
• Tamarind Hills: A modern, high-end option offering luxury,, sustainable, sea-view properties with close proximity to popular west coast beachesAverage Prices
The average prices for two-bedroom houses are about $350,000, while three-bedroom and larger properties average around $600,000.
Rental ROI
You can expect gross annual yields typically ranging between 4% to 8%, particularly in high-demand tourist areas like Jolly Harbour and Nonsuch Bay. Non-resident leasing out properties in Antigua and Barbuda are subject to 25% of the net rental income. Property management fees add to the costs: they are around 10% of rental income
Available Ownerships
• Luxury Villas Homes: High-end properties that cater to affluent buyers.
• Condominiums: Ideal for those seeking lower maintenance options with access to amenities.
• Hotel Shares: Opportunities to invest in luxury resorts and benefit from rental income.
• Commercial Properties: Options for investors interested in retail or hospitality ventures.
• Freehold Ownership: Complete ownership rights over the property.
• Leasehold : Long-term leases typically last up to 99 years.
• Shared: Co-investment opportunities in larger developments or hotel shares.Tax Residency
Antigua Tax residency can be obtained either via a 183-day presence or via the flat-fee residency program (20,000 USD annual tax, 100,000 USD minimum income, 30 days presence, and a local address).