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
Antigua's condo market in 2025 offers compelling opportunities for both investors and residents seeking Caribbean property.
The market shows strong fundamentals with annual growth rates of 5-12%, tight inventory at entry levels, and robust rental yields of 8-12% for short-term rentals. Foreign buyers benefit from established Citizenship by Investment programs, though they must navigate the Alien Landholding License requirement and budget for total acquisition costs of 16-17% of purchase price.
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.
Antigua's condo market offers entry-level units from $255,000 and luxury properties up to $4M+, with annual appreciation of 5-8% expected through 2025-2027.
Foreign buyers face a 5% Alien Landholding License fee and total transaction costs of 16-17%, but benefit from strong rental yields and citizenship investment options.
| Price Range | Property Type | Expected Yield |
|---|---|---|
| $255,000-$400,000 | Entry-level 1-2 bed condos | 6-8% long-term rental |
| $400,000-$800,000 | Beach-proximity condos | 8-10% short-term rental |
| $800,000-$1.5M | Resort/marina access units | 10-12% vacation rental |
| $1.5M-$4M+ | Luxury beachfront penthouses | 8-10% premium rental |
| Transaction Costs | 16-17% total (ALHL 5%, legal 8.5-9.5%, stamp duty 2.5%) | Annual property tax 0.2-0.5% |
| Best Areas | Jolly Harbour (value), Dickenson Bay (beaches), English Harbour (luxury) | Occupancy rates 75-82% |
| Market Outlook | 5-8% annual growth expected, tight inventory under $1M | Strong CIP demand continues |
What kinds of condos are available to buy in Antigua right now?
Antigua's condo market in 2025 offers diverse options ranging from entry-level units to luxury penthouses across different price segments.
Modern beachfront condos dominate the premium segment in areas like Dickenson Bay and Jolly Harbour, featuring amenities like pools, marinas, golf courses, and gated security. These developments typically range from $800,000 to $4 million and attract both residents and vacation rental investors.
Historic center apartments provide an affordable entry point, often priced under $400,000, appealing to buyers seeking colonial charm and central location. These units offer character but may require renovation and typically lack modern resort amenities.
Off-plan developments have gained popularity among investors, offering modern designs, energy-efficient layouts, and appreciation potential during construction. Entry-level condos start around $255,000 for smaller units in developing areas, with prices increasing based on proximity to beaches, size, and amenities.
Luxury penthouses and resort residences represent the top tier, reaching up to $12 million in exclusive coastal or marina developments.
Is it generally smarter to buy or rent a condo there at the moment?
Antigua's price-to-rent ratio of 17-20 makes buying and renting financially comparable in 2025, with the decision depending on your timeline and investment goals.
Buying makes sense for stays longer than 10 years or investment purposes, given Antigua's solid appreciation rates of 5-12% annually and investment incentives through Citizenship by Investment programs. The strong rental market provides additional income potential for property owners.
Renting becomes more attractive for shorter stays under 10 years or frequent relocators, especially when the price-to-rent ratio exceeds 21. Current rental demand remains high with occupancy around 82% for short-term rentals and strong long-term lease markets.
Investment buyers benefit from dual income streams through both appreciation and rental yields, while residents gain stability and potential citizenship pathways. The tight inventory situation, particularly for properties under $1 million, supports continued price growth favoring buyers over renters.
How much did condos cost before, how much do they cost now, and what's the forecast for the next few years?
Antigua condo prices have experienced significant appreciation from 2019-2024, with annual growth rates between 5-12% across different market segments.
Prime colonial center properties doubled in value from $300-500 per square meter in 2019 to $500-800 per square meter in 2024. Modern tourist condos currently trade at $5,000-8,000 per square meter, while top luxury units command up to $12,560 per square meter.
As of September 2025, average condo sale prices range from $255,000 for entry-level units to $1.2-4 million for luxury beachfront properties. The market shows particular strength in well-located, amenitized developments and CIP-approved projects.
The forecast for 2025-2027 projects continued growth of 5-8% annually, driven by sustained foreign demand, tight inventory, and ongoing infrastructure development. Well-located, eco-friendly, or amenity-rich units are expected to outperform the market average.
Risk factors include potential oversupply in certain segments, but the current demand-supply balance supports continued price appreciation across most areas.
What are the main real estate market trends for condos in Antigua right now?
Antigua's condo market in 2025 shows several key trends reshaping buyer preferences and investment patterns.
Inventory constraints dominate the entry-level market under $1 million, creating competitive conditions for turnkey and new build properties. This shortage drives buyers toward off-plan and pre-construction condos, which offer value appreciation during development and modern layouts.
The Citizenship by Investment program continues fueling foreign demand for approved projects, with investors seeking both residency benefits and rental income potential. This trend particularly benefits developments meeting CIP requirements and offering guaranteed rental programs.
Short-term rental yields remain robust at 8-12% gross annually, especially for beach-proximity and historic center properties. However, regulatory changes for Airbnb and vacation rentals are under discussion for 2025, potentially affecting future rental strategies.
Eco-friendly features command premium pricing as sustainability becomes increasingly important to buyers. Properties with energy-efficient systems, solar installations, and green building certifications attract higher valuations and faster sales.
It's something we develop in our Guatemala property pack.
What's the exact step-by-step process to buy a condo in Antigua as a foreigner?
1. **Property Selection and Agent Engagement** - Find a licensed local agent and shortlist properties in government-approved or preferred developments - Conduct property inspections and neighborhood analysis2. **Negotiation and Initial Agreement** - Make a formal offer through your agent - Sign the Sales and Purchase Agreement (SPA) - Pay 10% escrow deposit to secure the property3. **Alien Landholding License Application** - Apply for required ALHL through your attorney - Pay 5% of purchase price as license fee - Allow 2-5 months processing time (unless CIP-approved project)4. **Due Diligence Process** - Attorney conducts title searches and encumbrance checks - Verify seller's ownership rights and property compliance - Review development approvals and HOA documentation5. **Final Settlement and Registration** - Complete remaining payment with stamp duty (2.5%) - Register deed at Land Registry - Obtain property insurance and utility transfersTotal fees typically range 16-17% of purchase price, including legal costs (8.5-9.5%), ALHL (5%), and stamp duty (2.5%).
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Where can you actually find condos for sale—are there reliable real estate agencies or platforms to use?
Antigua's real estate market offers several reliable channels for finding condo listings, from local specialists to international platforms.
Local agencies provide the most comprehensive market knowledge and direct access to new listings. Luxury Locations specializes in higher-end properties with listings from $325,000 upward, while Chestertons Antigua offers broad coverage across all budget ranges with established local expertise.
International platforms expand your search options significantly. Rightmove Overseas, A Place in the Sun, and Sotheby's Realty provide wide international selections from entry-level to luxury properties. These platforms often feature detailed property descriptions and virtual tours.
Property aggregators like Realtor.com International and Properstar allow easy price comparisons and feature filtering across multiple sources. 7th Heaven Properties focuses specifically on Caribbean markets and frequently lists CIP-approved projects.
Always verify agent licenses, reputation, and recent transaction history before engaging. Request client references and ensure agents have current local market knowledge and proper regulatory compliance.
What kinds of condos can you expect for different budgets?
| Budget Range (USD) | Property Type | Typical Features |
|---|---|---|
| $255,000-$400,000 | Entry-level studios/1-2 bedroom units | Often inland or developing areas, basic amenities, some historic properties |
| $400,000-$800,000 | 1-3 bedroom beach-proximity condos | Jolly Harbour/Dickenson Bay locations, modern amenities, pool access |
| $800,000-$1.5M | Larger condos/townhouses | Resort or marina access, luxury finishes, gated communities |
| $1.5M-$4M+ | Penthouse units | Prime beachfront, marina/harbor views, extensive community amenities |
| $4M+ | Ultra-luxury residences | Exclusive developments, private beach access, concierge services |
What are the biggest mistakes to avoid when buying a condo in Antigua?
Foreign buyers in Antigua commonly make several costly errors that can be easily avoided with proper preparation and local expertise.
Trusting unproven agents represents the most expensive mistake, as unlicensed or inexperienced agents may misrepresent properties or fail to complete transactions properly. Always verify agent credentials and conduct in-person property inspections rather than relying solely on photos or renderings.
Ignoring legal requirements, particularly the Alien Landholding License mandate, can derail transactions entirely. ALHL is required for all foreign purchases unless through CIP-approved projects, and proper due diligence on title and encumbrances is essential.
Underestimating weather risks and maintenance costs often surprises new owners. Caribbean properties require higher maintenance budgets due to salt air, humidity, and hurricane exposure. Budget accordingly for ongoing upkeep and insurance.
Assuming quick resale potential leads to disappointment, as Antigua's market moves slower than U.S. or European markets. Plan for long-term ownership and focus on rental income potential rather than short-term appreciation.
Overlooking rental regulations, especially for Airbnb operations in historic centers or regulated developments, can limit income potential and create legal complications.
How much does it cost to live in Antigua as a condo owner, including utilities, taxes, and other expenses?
Living costs for condo owners in Antigua vary significantly based on property type, location, and lifestyle choices, but follow predictable patterns across expense categories.
Monthly condo fees range $250-600 for gated, amenitized complexes, covering maintenance, security, landscaping, and common area upkeep. Luxury developments with extensive amenities command higher fees, while basic complexes cost less.
Utility expenses typically run $120-350 monthly, covering electricity, water, internet, and cable services. Air conditioning usage significantly impacts electricity costs, particularly during summer months when bills can double.
Property taxes remain relatively low at 0.2-0.5% annually of assessed value, meaning approximately $510 yearly for a $255,000 condo. This represents one of Antigua's most attractive ownership benefits compared to higher-tax jurisdictions.
Insurance costs vary by location and coverage level, averaging $700-2,000 annually depending on hurricane risk zones and property value. Coastal properties typically require higher premiums.
Additional expenses include cleaning services, repairs, security systems, and property management fees of 10-20% if using rental management services.
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.
Which areas are best for condos—affordable, upcoming, and upscale—and what are the strengths and weaknesses of each?
| Area | Category | Strengths | Weaknesses |
|---|---|---|---|
| Jolly Harbour | Affordable/Upcoming | Modern resort amenities, marina access, good value, high rental demand | Limited historic charm, tourist-focused atmosphere |
| St John's | Affordable/Central | Shopping, nightlife, colonial apartments, local culture | Traffic congestion, older buildings, tourist crowds |
| Dickenson Bay | Upscale | Premium beaches, nightlife, luxury condos, resort access | Higher prices, seasonal market fluctuations |
| English Harbour | Upscale | Historic yachting hub, luxury penthouses, cultural significance | Expensive market, highly seasonal demand |
| Falmouth Harbour | Upscale | Waterfront living, strong rental market, marina lifestyle | High costs, limited inventory supply |
| Galley Bay | Luxury/Exclusive | Secluded location, high-end resorts, premium positioning | Remote access, very high price points |
| Runaway Beach | Budget | Affordable apartments, local beach access, authentic community | Fewer amenities, basic facilities, limited luxury options |
If you rent out your condo long term, which areas should you target, what kind of tenants are out there, what do they want, and how much income and yield can you expect?
Long-term rental markets in Antigua show strong demand across multiple tenant segments, with specific areas attracting different renter profiles and income levels.
Jolly Harbour attracts expats, digital nomads, and retirees seeking modern amenities and marina lifestyle. St John's appeals to local professionals needing central locations, while English and Falmouth Harbours draw affluent tenants willing to pay premium rents for waterfront living.
Tenant demographics include a mix of expatriate professionals, retirees relocating to Antigua, remote workers capitalizing on digital nomad trends, and local business professionals. This diverse renter base provides stability across economic cycles.
Rental demand centers on safety, reliable internet for remote work, home office space, modern amenities, and walkable locations with shopping and dining access. Properties offering these features command premium rents and maintain higher occupancy rates.
Average rental rates for 1-bedroom condos range $1,400-1,800 monthly in desirable locations, with occupancy rates around 75% providing steady income streams. Net annual yields typically range 5.7-8.4%, with higher returns for modern, furnished, or amenity-rich properties.
It's something we develop in our Guatemala property pack.
If you rent out your condo short term, which areas work best, what type of guests will you attract, what regulations should you know about, and how much can you earn?
Short-term rental markets in Antigua offer compelling returns but require careful area selection and regulatory compliance for optimal performance.
Prime locations include Dickenson Bay, Jolly Harbour, English Harbour, Falmouth Harbour, and Five Islands, all offering proximity to beaches, marinas, nightlife, and tourist attractions. These areas consistently attract vacation rentals and command higher daily rates.
Guest profiles include vacationing families, groups celebrating special occasions, digital nomads seeking extended stays, sailing enthusiasts using marina facilities, and couples on romantic getaways. Understanding these segments helps optimize property amenities and marketing strategies.
Regulatory environment shows increasing restrictions, with Airbnb rules tightening and stricter limits in historic center areas. Property owners must confirm permit status and comply with local regulations before operating short-term rentals.
Revenue potential shows strong performance with average Airbnb occupancy rates of 82% and daily rates around $81, generating approximately $23,000 annual gross revenue for well-located units. Top-tier properties in prime locations achieve significantly higher returns.
Seasonality heavily influences performance, with peak months November-April delivering optimal occupancy and rates. Well-managed properties in prime locations can achieve gross yields up to 12% annually.
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 condo market presents compelling opportunities in 2025, combining steady appreciation with strong rental yields across diverse price segments.
Success requires careful area selection, proper legal compliance, and realistic expectations about market timing and costs, but the fundamentals support continued growth and profitability for well-chosen properties.
Sources
- Luxury Locations - Antigua Apartments
- LinkedIn - Antigua Real Estate Market Update
- Golden Harbors - Antigua Real Estate Investment
- Global Citizen Solutions - Cost of Living Antigua
- Global Property Guide - Price Rent Ratio
- The LatinVestor - Antigua Price Forecasts
- Airbtics - Airbnb Revenue Antigua
- Mirabello Consultancy - Living Costs
- The LatinVestor - Antigua Property
- Mirabello Consultancy - Buying Property Guide