Can Foreigners Buy Property in Anguilla? A 2025 Guide
If you’ve ever dreamed of owning a slice of paradise in the Caribbean Anguilla should be at the top of your list. Known for its powder-white beaches, low crime rate, culinary scene and luxury real estate, Anguilla has become a haven for international buyers seeking privacy, beauty, and a favorable investment climate. But can foreigners actually buy property in Anguilla?
The short answer: Yes. Foreigners can legally buy property in Anguilla—with a few key requirements and considerations.
Are There Restrictions on Foreign Ownership?
Anguilla is open and welcoming to international investors. There are no restrictions on the type of property foreigners can purchase—whether it's a beachfront villa, undeveloped land, or an income-generating rental. However, prime, beachfront properties need to be offered for rent if purchased by a foreigner.
Eligible Lot Sizes: A foreign purchaser is generally limited to acquiring up to half an acre (0.5 acre) of land unless permission is granted for more on a case-by-case basis.
Zoning Rules: There are zoning regulations to be aware of, especially with beachfront land and environmentally sensitive areas. Working with a knowledgeable local agent and legal counsel is essential.
Beachfront Land Restrictions: Prime beachfront (sandy) land is not available to foreign buyers unless part of large tourism/commercial developments. Inland, cliffside, or rocky coast locations are permitted.
Required Construction Timeline: Once licensed, Foreigners must build a minimum of 2000 sq. ft. of gross external floor area and have construction completed within 18 months from the date the License is issued. After that date, a penalty (currently EC$500.00 per month) is charged during the first 12 months. Thereafter, the penalty is doubled. If the building is still not completed at the end of eighteen months from the agreed completion date, forfeiture proceedings may be started which will result in the land being transferred to the Government.
How Anguilla's Alien Landholding License (ALHL) Works
Foreigners are required to obtain an Alien Landholding License (ALHL) to purchase property in Anguilla. This is a standard and well-established process, overseen by the Government of Anguilla. Here's how it works, we are here to guide you:
- Application Process: Normally, the buyer submits an application through a local attorney. This includes background checks and a full description of the property.
- Application Fee: US$400
- Timeframe: Approval typically takes 2 to 6 months
Taxes and Fees
Anguilla is one of the most tax-friendly jurisdictions in the Caribbean.
Purchasing Taxes: There is a 12.5% Alien Land Holding License (ALHL) Tax payable to Government on Closing.
Effective January 1, 2020 the Government of Anguilla reduced the stamp and transfer tax until December 31, 2025 to:
For Purchase of Land:
- Foreigner: 6.25% ALHL, 5% Transfer Tax for total of 11.25%
- Anguillian: 0 ALHL, 5% Transfer Tax for total of 5%
For Purchase of a Property:
- Foreigner: 5% ALHL, 5% Transfer Tax for total of 10%
- Anguillian: 0% ALHL, 2.5% Transfer Tax for total of 3%
The taxes are paid on the designated value of the land and/or property but not the furnishings, FF&E.
Legal Fees: Approx. 1 - 2% of purchase price
Survey & Valuation Fees: If applicable
No GST (General Services Tax) on:
- Purchasing real estate (land, homes, condos)
- Renting long-term residential property
- Property transfers between private individuals
While real estate transactions themselves are GST-exempt, some associated services may include GST:
- Legal services
- Real estate agency commission
- Architectural or construction services
- Property management or cleaning services
- Vacation villa rentals (as a business)
Minimal property tax: Less than $1,800/year on a 2,500sq.ft. property
No capital gains tax
No inheritance or estate tax
Can You Get Residency by Buying Property?
Yes, Anguilla offers a Residency by Investment Program, making it even more appealing for international buyers. Here’s a quick overview:
- Minimum investment: US $750,000 in real estate (for a single applicant)
- Residency type: Permanent residency, renewable after 5 years
- Benefits: Residency for you and your family, with a pathway to British Overseas Territories citizenship in the future
Why Invest in Anguilla?
- Stability: A British Overseas Territory with a stable political system and legal structure
- Privacy: Discreet, high-net-worth-friendly environment
- Exclusivity: Low population, low density, and high-end appeal
- Rental Income Potential: Strong demand for luxury vacation rentals
Final Thoughts
Foreigners not only can buy property in Anguilla—they’re encouraged to. The process is transparent, the tax structure is favorable, and the investment potential is real.
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With proper guidance from a Trophy Properties agent, your dream of owning a home in Anguilla can become a reality sooner than you think.
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Disclaimer: This article is for informational purposes only and should not be considered legal or financial advice. Always consult with a licensed attorney in Anguilla before making any property decisions.
