Authored by the expert who managed and guided the team behind the Guatemala Property Pack
Yes, the analysis of Antigua's property market is included in our pack
House prices in Antigua range from $255,000 to over $12 million, with typical family homes falling between $300,000 and $600,000 as of September 2025. The Antigua real estate market shows significant variation based on location, with beachfront properties commanding premiums of 30-100% over inland homes.
If you want to go deeper, you can check our pack of documents related to the real estate market in Guatemala, based on reliable facts and data, not opinions or rumors.
The average house price in Antigua is approximately $475,000 USD (XCD 1,282,500), with luxury beachfront properties exceeding $3 million and entry-level homes starting around $255,000.
Property costs vary dramatically by location, with Jolly Harbour commanding the highest prices and inland areas offering more affordable options for buyers.
| Property Type | Price Range (USD) | Price Range (XCD) |
|---|---|---|
| Entry-level house | $255,000 - $350,000 | XCD 688,500 - 945,000 |
| Mid-range family home | $350,000 - $600,000 | XCD 945,000 - 1,620,000 |
| Luxury villa | $1,000,000 - $3,000,000 | XCD 2,700,000 - 8,100,000 |
| Ultra-luxury beachfront | $3,000,000 - $12,000,000 | XCD 8,100,000 - 32,400,000 |
| Average price per sqm | $1,680/sqm ($156/sqft) | XCD 4,536/sqm |
| Prime beachfront per sqm | $12,560/sqm ($1,167/sqft) | XCD 33,912/sqm |
| Typical closing costs | 7-10% of purchase price | Same percentage applies |
What's the average price of a house in Antigua right now, in both US dollars and Eastern Caribbean dollars?
As of September 2025, house prices in Antigua range from $255,000 to over $12 million USD, with the majority of family homes falling between $300,000 and $600,000.
The current exchange rate is approximately 1 USD = 2.7 XCD (Eastern Caribbean Dollars). This means a typical $350,000 house costs about XCD 945,000, while a luxury $3 million property translates to approximately XCD 8,100,000.
Mid-range properties, which represent the bulk of the Antigua residential market, typically cost between $350,000-$600,000 USD (XCD 945,000-1,620,000). These homes usually feature 2-4 bedrooms and are located in established neighborhoods with good infrastructure access.
Luxury beachfront villas and prime properties often exceed $3,000,000 USD (XCD 8,100,000), with the highest-end listings reaching $10-12 million USD (XCD 27-32.4 million). The average house price across all segments is approximately $475,000 USD (XCD 1,282,500).
Entry-level homes suitable for first-time buyers or investors start around $255,000 USD (XCD 688,500) and are typically found in developing areas or require some renovation work.
How much does the cost vary between different areas or neighborhoods in Antigua?
Property prices in Antigua vary significantly by location, with premium areas commanding prices 200-400% higher than inland neighborhoods.
Jolly Harbour represents the most expensive area, popular with international buyers seeking luxury amenities and marina access. Properties here typically start at $800,000 USD and can exceed $5 million for waterfront villas.
English Harbour follows as the second most expensive area, with prices trending higher due to its historical charm, yacht clubs, and established expat community. Typical homes range from $500,000 to $2.5 million USD.
Five Islands and Long Bay areas are experiencing rapid price growth due to large-scale luxury developments, with new construction projects pushing prices from $600,000 to $3 million USD.
Cedar Valley and Parham represent emerging areas with medium pricing, offering good value as infrastructure develops. Properties here range from $300,000 to $700,000 USD, making them attractive for investors seeking growth potential.
Inland towns and St. John's suburbs offer the most affordable options, with houses starting at $255,000 USD and rarely exceeding $500,000. These areas appeal to locals and budget-conscious investors but lack the tourism premium of coastal locations.
What's the average price per square foot or per square meter for a house in Antigua?
The average price per square meter in Antigua is approximately $1,680 USD ($156 per square foot) as of September 2025, though this varies dramatically by location and property type.
Mid-range residential properties typically cost around $5,640 per square meter ($524 per square foot), representing the most common price point for family homes in established neighborhoods.
Prime beachfront properties command premium prices up to $12,560 per square meter ($1,167 per square foot) for luxury developments with direct beach access and high-end finishes.
In Eastern Caribbean Dollars, the average price is approximately XCD 14,963 per square meter in Saint John's area, though this represents more affordable inland properties.
Entry-level properties in developing areas may cost as low as $800-1,200 per square meter ($74-111 per square foot), while luxury hilltop villas with panoramic views can reach $8,000-10,000 per square meter ($743-929 per square foot).
How much does a typical 2-bedroom house cost compared to a 3-bedroom or 4-bedroom?
A typical 2-bedroom house in Antigua costs around $350,000 USD (XCD 945,000), representing the entry point for most international buyers seeking a vacation home or rental investment.
3-bedroom houses show a significant price jump to approximately $600,000 USD (XCD 1,620,000), reflecting increased demand from families and investors seeking better rental potential.
4-bedroom properties command premium prices ranging from $2,950,000 to $3,300,000 USD (XCD 7,965,000-8,910,000), though this dramatic increase largely reflects the luxury market segment rather than just additional space.
The price jump from 2-bedroom to 3-bedroom homes is approximately 71%, while the leap to 4-bedroom properties represents a 743-843% increase over 2-bedroom homes.
It's something we develop in our Guatemala property pack.
What's the difference in price between a newly built home and one that's 10–20 years old?
Newly constructed homes in Antigua typically carry a premium of 10-30% over comparable properties that are 10-20 years old, depending on location and condition.
New construction offers modern amenities, energy-efficient systems, and contemporary designs that appeal to international buyers, justifying the price premium in most markets.
Older homes may require renovation investments ranging from $250-1,200 per square meter depending on the scope of updates needed, which can offset some of the initial savings.
However, older properties in prime locations like English Harbour or established neighborhoods may retain their value better due to mature landscaping, proven infrastructure, and grandfathered zoning benefits.
The age premium varies significantly by area - in rapidly developing zones like Five Islands, new construction commands higher premiums, while in established areas, well-maintained older homes may trade at minimal discounts to new builds.
How much more would you pay for a beachfront or sea-view property compared to an inland one?
Beachfront properties in Antigua command a premium of 30-100% over comparable inland homes, with direct beach access properties at the higher end of this range.
Typical beachfront homes start around $1,000,000 USD, while similar-sized inland properties begin at $300,000-600,000 USD, representing the substantial premium buyers pay for coastal access.
Sea-view properties without direct beach access typically carry a 20-50% premium over inland homes, depending on the quality and extent of the ocean views.
The beachfront premium is most pronounced in areas like Jolly Harbour and Dickenson Bay, where waterfront villas can cost $3-8 million USD compared to $500,000-1.5 million for inland properties of similar size.
Properties with sunset views or west-facing coastlines command additional premiums of 10-25% over east-facing beachfront homes, reflecting buyer preferences for evening entertainment and photography opportunities.
Don't lose money on your property in Antigua
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What's the typical price range for land per square meter if you want to build a house in Antigua?
Land prices in Antigua vary significantly by location, with typical costs ranging from $97-162 per square meter ($9-15 per square foot) in most areas as of September 2025.
In the St. Phillip area, land costs approximately XCD 5.74-6.15 per square foot, which translates to roughly $62-66 per square meter at current exchange rates.
A typical building lot of 0.12 acres (approximately 485 square meters or 5,200 square feet) costs between $44,000-52,000 USD for inland locations with basic infrastructure access.
Prime coastal locations command significantly higher prices, often exceeding $500-800 per square meter ($46-74 per square foot) for lots with development potential near beaches or tourist areas.
Hillside lots with panoramic views typically cost $200-400 per square meter ($19-37 per square foot), offering a middle ground between coastal premium and inland affordability while providing attractive building sites for custom homes.
How much do property taxes and other annual fees usually cost for a house there?
Annual property taxes in Antigua range from 0.1% to 0.5% of the property's assessed value, with most residential properties taxed at approximately 0.3% annually.
For a typical $350,000 USD house, the annual property tax would be approximately $1,050 USD (XCD 2,835), making Antigua's property taxes quite reasonable compared to many other Caribbean jurisdictions.
Non-resident property owners face additional taxes of 10-20% of the property value if land is left undeveloped or vacant for extended periods, encouraging active use or development.
Homeowners in gated communities or managed developments may pay additional fees ranging from $100-500 USD monthly for security, landscaping, and common area maintenance.
It's something we develop in our Guatemala property pack.
What's the average cost of utilities per month for a standard home in Antigua?
Monthly utility costs for a standard 2-4 bedroom home in Antigua typically range from $150-250 USD, depending on usage patterns and property size.
Electricity costs approximately $0.15 per kilowatt-hour, making it one of the more expensive utilities, especially for homes with air conditioning during the warmer months.
Water costs range from $8-18 USD per 1,000 gallons, with most households using 2,000-4,000 gallons monthly depending on garden irrigation and pool maintenance needs.
Internet and cable services typically cost $50-80 USD monthly for basic packages, while premium services with international channels can reach $120-150 USD monthly.
Propane for cooking and hot water heating adds approximately $30-50 USD monthly for average households, making it a cost-effective alternative to electric water heating in most cases.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Guatemala versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How much are closing costs, legal fees, and government charges when buying a house?
Total closing costs for purchasing property in Antigua typically range from 7-10% of the purchase price for non-citizen buyers, making it important to budget accordingly.
| Fee Type | Rate | Notes |
|---|---|---|
| Stamp Duty | 2.5% of property value | Paid by buyer |
| Legal Fees | 1-3.5% of property value | Attorney and documentation |
| Alien Landholding License | 5% of property value | Required for non-citizens |
| Real Estate Commission | 5-7% of property value | Typically paid by seller |
| Property Survey | $1,500-3,000 USD | Fixed cost regardless of value |
| Title Insurance | 0.5-1% of property value | Optional but recommended |
| Bank Fees (if financing) | 1-2% of loan amount | Application and processing |
What's the estimated cost of renovations per square meter if you buy an older home?
Renovation costs in Antigua vary significantly based on the scope of work, with minor updates costing $250-400 per square meter and major renovations reaching $500-1,200 per square meter.
Minor renovations including fresh paint, updated fixtures, and basic improvements typically cost $250-400 per square meter ($23-37 per square foot), suitable for properties requiring cosmetic updates.
Major renovations involving kitchen and bathroom updates, flooring replacement, and system upgrades range from $500-800 per square meter ($46-74 per square foot) for mid-range finishes.
Luxury renovations with high-end materials, custom features, and extensive structural work can cost $800-1,200 per square meter ($74-111 per square foot), approaching the cost of new construction in some cases.
Hurricane-proofing improvements, including impact windows, reinforced roofing, and structural upgrades, add approximately $150-300 per square meter to any renovation budget but provide essential protection and insurance benefits.
How much could you expect to rent out the property for per month if you decided to lease it?
Rental income potential in Antigua varies significantly by property type and location, with furnished properties commanding higher rates than unfurnished ones.
A furnished 1-bedroom apartment in central areas typically rents for $740 USD monthly, providing steady income for smaller investment properties.
3-bedroom family homes rent for approximately $1,450 USD monthly when furnished and located in desirable neighborhoods with good schools and amenities.
Luxury villas command rental rates from $2,000-10,000 USD monthly depending on location, amenities, and seasonal demand, with beachfront properties at the higher end of this range.
Short-term vacation rentals can generate higher income during peak tourist seasons (December-April), potentially earning 30-50% more than long-term rentals but requiring more active management and marketing efforts.
It's something we develop in our Guatemala property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Antigua's property market offers diverse opportunities for both investors and residents, with prices reflecting the island's appeal as a Caribbean destination.
Understanding the significant regional price variations and additional costs is crucial for making informed purchasing decisions in this market.
Sources
- Global Citizen Solutions - Cost of Living in Antigua and Barbuda
- Golden Harbors - Antigua and Barbuda Real Estate Investment
- Expat Focus - Antigua and Barbuda Buying Property Guide
- Astons - Buying Property in Antigua Barbuda
- Global Property Guide - Antigua and Barbuda Price History
- Aparthotel - Antigua Barbuda Market Analysis
- Rightmove - Antigua and Barbuda Properties
- IMIN Caribbean - Antigua and Barbuda Real Estate
- PropStar - Antigua and Barbuda House Prices
- Apex Realtors Antigua - Land for Sale