How to buy property in Antigua as a foreigner?

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

Who is the author of this content?

THE LATINVESTOR

A team specialized in real estate investing in LATAM countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Antigua. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At The LatinVestor, we explore the Guatemalan real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Antigua, Guatemala City, and other key locations. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners legally buy property in Antigua and are there restrictions compared to locals?

Foreigners can legally buy property in Antigua and Barbuda for personal or commercial use with minimal restrictions compared to locals.

The main difference is that foreigners must obtain an Alien Landholding License (ALHL), which costs 5% of the property's value and typically takes 3-5 months to process. This applies to most purchases except for approved Citizenship by Investment (CBI) projects, which have separate requirements.

Both freehold and leasehold properties are available to foreign buyers. The primary restriction for foreigners is that they cannot purchase agricultural land unless specific conditions are met. For residential or commercial properties, the rules are otherwise similar between foreigners and locals, except for the ALHL requirement and associated costs.

As of September 2025, there are no nationality restrictions or quotas limiting foreign property ownership in Antigua and Barbuda's residential and commercial sectors.

What are the residency, visa, or citizenship requirements for buying property in Antigua?

There are no residency, visa, or citizenship requirements for buying property in Antigua and Barbuda.

Foreign buyers can purchase property regardless of their residency status or visa situation. You do not need to live in Antigua, hold a local visa, or become a citizen to own property there.

However, there is a separate Citizenship by Investment program available for those interested. Foreign investors may qualify for citizenship by purchasing government-approved real estate valued at a minimum of $300,000 and holding it for at least 5 years. This process does not require physical presence in Antigua and offers a path to citizenship for those who meet the investment criteria.

It's something we develop in our Guatemala property pack.

Do foreigners need to be physically present in Antigua to complete a property purchase?

No, you do not need to be physically present in Antigua to complete a property purchase.

Legal representation through a local attorney or notary can handle all aspects of the purchase process on your behalf. This includes property searches, contract negotiations, ALHL applications, and finalizing the transaction.

All required documents can be properly signed and notarized remotely, then submitted through your legal representative. Your attorney will coordinate with the seller, handle government filings, and ensure all legal requirements are met without requiring your physical presence.

This remote purchase capability makes Antigua particularly attractive to international investors who cannot travel frequently or prefer to handle transactions from their home countries.

What is the full step-by-step process for buying property in Antigua and which documents are required?

The property purchase process in Antigua follows six main steps with specific documentation requirements.

Here's the complete step-by-step process:

1. **Choose Property**: Identify and agree on a property with the seller or through a real estate agent2. **Legal Assessment**: Hire a local attorney to verify the title, conduct property searches, and draft the sale & purchase agreement3. **Apply for ALHL**: Submit an application for the Alien Landholding License (required for non-citizens)4. **Deposit & Contract**: Pay a deposit (usually 10% of purchase price). Your attorney registers a restriction to protect your interest5. **Completion**: Once the ALHL is granted, pay the full balance, stamp duty (2.5%), and finalize the transaction6. **Registration**: Attorney registers the sale with the Land Registry, and transfer of title is completed

Required documents include your passport, proof of address, source of funds documentation, signed sales agreement, ALHL approval documentation, proof of payment of fees and duties, and land registry forms.

The entire process typically takes 4-6 months from start to finish, primarily due to the ALHL processing time.

Is it mandatory to hire a local lawyer or notary, and how do you choose a reliable one?

Yes, hiring a local attorney is mandatory for the ALHL application process and strongly recommended for all property purchases in Antigua.

Local attorneys handle essential tasks including due diligence, title verification, contract drafting, government filings, and ensuring compliance with local laws. Notaries may be required for document certification, but legal representation is the standard practice for property transactions.

To choose a reliable attorney, seek those with specific real estate experience, positive client reviews, and membership in the Antigua Bar Association or employment with reputable firms. Request recommendations from other foreign property buyers, check online reviews, and verify their credentials with the local bar association.

Quality attorneys typically charge 1-2% of the property value for their services, which covers all legal work from initial due diligence through final registration.

What taxes, fees, and other costs should a foreigner expect when buying and later reselling property in Antigua?

Foreign buyers should budget approximately 10-15% of the property value for total transaction costs when purchasing in Antigua.

Cost/Tax	Rate	Paid By
Alien Landholding License	5% of property value	Foreign buyer
Stamp Duty (Purchase)	2.5%	Buyer
Stamp Duty (Resale)	7.5%	Seller
Legal Fees	1-2% of property value	Buyer
Real Estate Commission	5-7%	Usually seller
Annual Property Tax	0.2-0.5% of property value	Owner
Capital Appreciation Tax	5% (foreigners only)	Foreign seller

Ongoing costs include annual property taxes of 0.2-0.5% of property value and utility rates of approximately $0.15 per kWh for electricity and $8-18 per 1,000 gallons for water.

When reselling, foreign sellers pay 7.5% stamp duty and a 5% capital appreciation tax on the property's increased value since purchase.

Are mortgages available to foreigners in Antigua, what are the current rates and conditions, and what tips help in securing one?

Mortgages are available to foreigners in Antigua through local and international banks, typically offering loan-to-value ratios of 60-70%.

As of September 2025, interest rates range from 5-8% with terms typically running 15-20 years. Foreign buyers must provide a 30-40% deposit and undergo standard income and asset verification processes. High net worth buyers may access more flexible terms through private banking options.

To secure favorable mortgage terms, present strong financial documentation including proof of income, bank statements, and asset declarations. Engage a local attorney early in the process to navigate bank requirements and compare offerings from multiple lenders.

Consider private lending options for more customized packages, especially for luxury properties or unique circumstances. Pre-approval can strengthen your negotiating position with sellers and streamline the purchase process.

What are the best areas in Antigua for living, renting out, or capital appreciation, and where do foreigners usually settle?

The top areas for foreign property investment in Antigua are English Harbour, Jolly Harbour, Half Moon Bay, Falmouth Harbour, and Hodges Bay.

**English Harbour** offers historic charm and yachting appeal with high short-term rental potential due to its luxury tourism market. **Jolly Harbour** provides gated community living with waterfront properties, making it prime for vacation rentals with yields of 4-8%. **Half Moon Bay** is gaining interest for luxury development projects and long-term appreciation potential.

**Falmouth Harbour and Hodges Bay** are popular with expats due to their lifestyle amenities, restaurants, and proximity to services. These areas offer a good balance of rental income potential and personal enjoyment for property owners.

Foreigners most commonly settle in English Harbour and Jolly Harbour due to their established expat communities, modern amenities, and strong rental markets. These areas also provide the best combination of capital appreciation potential and lifestyle benefits.

It's something we develop in our Guatemala property pack.

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.

What are the latest liveability scores, gross rental yields, rental income potential, tourism numbers, and growth forecasts for key areas?

Antigua's prime areas offer gross rental yields ranging from 5.7% to 8.4%, with short-term tourist rentals in English Harbour and Jolly Harbour achieving the highest returns.

Tourism performance in 2024 showed overnight visitors to Antigua increased by 15%, sustaining strong rental demand and boosting returns in high-traffic zones. This growth directly benefits areas like English Harbour, Jolly Harbour, and Half Moon Bay where vacation rental properties are concentrated.

Property prices in prime areas, especially Jolly Harbour and English Harbour, are forecast to continue rising through 2025 and beyond, driven by infrastructure upgrades, tourism growth, and limited supply of premium properties. The government's continued investment in tourism infrastructure supports long-term growth prospects.

Rental income potential varies significantly by property type and location, with luxury villas in English Harbour commanding $3,000-8,000 per week during peak season, while Jolly Harbour condos typically rent for $1,500-4,000 per week depending on size and amenities.

What is the breakdown of average property prices per city and region in Antigua?

Property prices in Antigua vary significantly by location, with luxury waterfront areas commanding premium prices and local residential areas offering more affordable options.

**English Harbour** properties range from $500,000 to over $5,000,000, with luxury waterfront villas at the top end and smaller properties or those requiring renovation at lower price points. **Jolly Harbour** offers a wider range from $250,000 for condos to $3,000,000 for waterfront villas, making it accessible to various budget levels.

**Half Moon Bay** features primarily luxury developments starting around $1,000,000 for prime plots, while local residential areas in **St. John's, Falmouth, and Hodges Bay** range from $200,000 to $2,500,000 depending on proximity to amenities and water access.

Vacation-ready properties and luxury villas with modern amenities command higher prices regardless of location. Properties requiring significant renovation or those further from tourist areas are typically priced 20-40% below comparable move-in-ready options.

What are the most common mistakes and pitfalls foreigners make when buying property in Antigua and how to avoid them?

The most common and costly mistake is attempting to purchase property without securing the Alien Landholding License first, which can delay or derail transactions.

Other frequent pitfalls include:

- **Poor due diligence on title and encumbrance issues** - Always use a qualified local attorney to conduct thorough property searches and verify clear title- **Underestimating total transaction costs** - Budget at least 10-15% above the purchase price for fees, taxes, and legal costs- **Buying without researching rental demand or resale restrictions** - Investigate local rental markets and any community restrictions before purchasing- **Ignoring ongoing costs** - Factor in annual property taxes, management fees, utilities, and maintenance when calculating investment returns- **Choosing non-approved projects for Citizenship by Investment** - Only government-approved developments qualify for the CBI program

Avoid these mistakes by engaging qualified professionals early, conducting thorough research, and maintaining realistic budget expectations that include all associated costs.

It's something we develop in our Guatemala property pack.

What are the fiscal implications for a foreign buyer, including income tax on rental earnings and capital gains on resale?

Foreign property owners in Antigua face relatively favorable tax treatment with no wealth or inheritance taxes on property ownership.

**Rental income** is generally not taxed locally for non-residents, though you should verify tax treaty provisions and your home country's tax requirements on foreign rental income. **Annual property taxes** range from 0.2% to 0.5% of the property's assessed value.

**Capital gains taxation** applies specifically to foreign sellers, who pay 5% tax on the property's appreciation value upon resale. This is calculated as 5% of the difference between the sale price and original purchase price. Local sellers are subject to the 7.5% stamp duty but not the additional capital appreciation tax.

Foreign buyers should consult with tax professionals in both Antigua and their home countries to understand the complete tax implications, including any treaty benefits that might apply to avoid double taxation on rental income or capital gains.

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.

Sources

1. Global Citizen Solutions - Antigua Real Estate
2. Astons - Buying Property in Antigua Barbuda
3. Law Gratis - Property Laws in Antigua and Barbuda
4. Aparthotel - Foreign Real Estate Purchase in Antigua
5. Golden Visas - Antigua Real Estate
6. Antigua CIP Government - Real Estate Investment
7. Island International Realty - Buying & Selling Guide
8. Stapleton Chambers - Legal Practice Areas
9. Stanley's Estates - Buyers Guide
10. Global Property Guide - Antigua and Barbuda