The Insider's Guide to Buying Property in Anguilla

Small but perfectly formed, the tiny island of Anguilla is one of the most exclusive destinations in the world.

If you are currently considering investing in real estate in Anguilla but you are wondering “where are the best places to buy property in Anguilla?” or “how do I go about owning property in Anguilla as a foreign buyer” then this guide is for you.

Our guide takes you through the process of buying property in Anguilla from beginning to end, including an introduction to the real estate market, the buying process and the taxes you will need to be aware of.

Footprints on the beach in Anguilla Little Bay, Anguilla

Overview - The Anguilla Real Estate Market

Measuring just 35 square miles and with a population of approximately 15,000 people, the British Overseas Territory of Anguilla boasts 33 pristine, unspoiled and uncrowded white sand beaches leading down to tempting, crystal clear turquoise waters and spectacular coral reefs.

With world-class beaches complimented by spas, sports and sailing facilities of a very high quality, this quiet luxury hideaway attracts the jet-set crowd, from visiting Hollywood stars to some of the biggest names on Wall Street.

What sets this British Caribbean island apart is its exclusivity. In contrast to nearby islands that host hundreds of thousands or even millions of visitors per year, Anguilla is a quiet sanctuary, practically reserved for its small band of devoted fans. No cruise ships, no casinos, no large high-rise hotels.

Like nearby St Barts, the Anguilla real estate market is geared towards the luxury end of the market, with opulent villas and intimate communities of apartments occupying coveted spots along powder soft beaches such as Meads Bay and Shoal Bay East.

Homeowners from Europe and North America tend to fly to neighboring St Maarten which is just 5 miles away and transfer by boat or air shuttle.

“The Anguilla real estate market is geared towards the luxury end of the market, with opulent villas and intimate communities of apartments occupying coveted spots along powder soft beaches”

Why Invest?

1 / 7

Zero tax jurisdiction: No capital gains tax, estate tax, inheritance tax or any other form of direct taxation on individuals or corporations.

2 / 7

Prestigious tourist destination with 33 world class beaches, crystal clear turquoise sea and spectacular coral reefs.

3 / 7

Quiet, low key, laid back and very private destination with friendly local people and low crime rate.

4 / 7

Very high quality real estate with some of the most opulent homes in the Caribbean.

5 / 7

Lucrative rental market offering home owners high rental income generating potential.

6 / 7

Over 100 restaurants, spas and golf course.

7 / 7

Superyacht marina in development.

Buying Process, Fees & Taxes

Can foreigners buy property in Anguilla?

Yes, foreigners can buy property in Anguilla and the Government of Anguilla welcomes investment from overseas buyers. To purchase real estate in Anguilla, non-nationals need to first apply for an Alien Landholding License for which there is a US $400 application fee.

There are some restrictions on overseas buyers. For example, non-nationals are permitted to purchase up to half an acre of land and must build a property with a gross external floor area of 2,000 square feet within 18 months from the date of issue of the Alien Landholding License.

Also, non-nationals are not permitted to purchase property along a sandy beachfront as prime beachfront land is reserved for tourism projects and commercial development. However, foreign buyers may purchase homes set along the rocky coastline or cliffs or inland.

Buying process

Buying property in Anguilla is a relatively simple process, which typically involves the following steps:

  1. Begin your property search.
  2. Find your perfect property and make an offer.
  3. If your offer is accepted by the seller and you are a non-national, you will need to apply to the Department of Lands and Surveys for an Alien Land Holding License. An Alien Landholding License is required by all non-nationals purchasing real estate in Anguilla.
  4. To qualify for an Alien Landholding License, applicants are required to correctly complete the application form, provide various references and pay a US $400 application fee.
  5. A brief interview with a Government representative is required and a decision on approval is normally made within 3 months.
  6. Once your Alien Landholding License has been approved and received, it should be presented to Lands and Surveys together with the RL1 Land Transfer Forms.
  7. Pay all required taxes to The Treasury.
  8. Provide Lands and Surveys with a receipt from The Treasury to confirm taxes have been paid and the property will be transferred into your name.
Fees & taxes

Belongers / Nationals of Anguilla: Stamp Duty has been reduced from 5% to 2.5% from 1st January 2017 for a period of three years.

Non-Belongers / Non-Nationals: Stamp Duty has been cut from 12.5% to 5% for built developments and 6.25% for vacant land for a period of two years.

Best Places to Buy

Shoal Bay East

Located on the northern coast of the island, the mile-long Shoal Bay Beach (not to be confused with Shoal Bay West) is considered one of the finest beaches in the world and one of the most desirable investment locations. Split between Upper Shoal Bay and Lower Shoal Bay, there are numerous luxury houses for sale overlooking the pristine white sands and turquoise sea.

Meads Bay, Barnes Bay, Cove Bay & Sandy Ground

For those considering investing in real estate for sale in Anguilla, there are several areas of interest along the south-western coast. Cove Bay and Rendezvous Bay on the southern shore are well known for luxurious beach houses which enjoy views of neighboring St Martin / St Maarten. Nearby, the wide white sandy beaches at Meads Bay and Barnes Bay on the northern shore are also outstanding. There are some incredible homes for sale in the area and some rare opportunities to purchase beachfront land for sale in this part of Anguilla.

Lockrum Bay, Little Harbour & Sandy Hill Bay

The southern coast of Anguilla offers some of the island’s most spectacular properties, many boasting breathtaking views of neighboring St Martin and St Barts. Located between Lockrum Bay and Elsie Bay, Little Harbour is the setting for some of the most luxurious villas for sale in the entire Caribbean. Little Harbour’s white sand beaches are simply sublime and the location offers magnificent views of neighboring St Martin / St Maarten, as well as St Barts in the distance. Real estate for sale in this part of the island not only makes for an incredible second home but also offers tremendous income-generating potential. Commanding significant rental income, villas can operate as a stand-alone business for luxury vacation rentals and corporate retreats.

Residency & Citizenship

How long can a foreign citizen stay in Anguilla?

Non-Belongers who purchase property in Anguilla will be granted an eleven-month visitor’s stamp at the time of payment of the ALHL (Alien Land Holding License) fees. The visitor’s stamp can be renewed for the same term on an annual basis.

How do you become a resident of Anguilla?

In June 2019 Anguilla launched a Residency by Investment Program which allows investors making a financial contribution to the island to obtain Permanent Residence status in Anguilla via either a financial contribution to a government fund or an investment in real estate.

To be eligible for the Anguilla Residency by Investment Program applicants must contribute via 1 of the following 2 optional routes:

  • Option 1: Make a one-time contribution of US $150,000 for the main applicant (plus US $50,000 for each dependant/spouse) to Anguilla’s Capital Development Fund,
  • Option 2: To qualify a family of 4, purchase or construct real estate with a minimum value of US $750,000 (plus US $100,00 for each additional dependant). The property must not be sold for a minimum of 5 years).

Find out more: Anguilla Residency by Investment

Tax Residency

Anguilla also operates a Tax Residency Program, which allows high-value applicants to become tax resident in Anguilla. Applicants must meet the following requirements:

  • Make a fixed annual payment of US $75,000 in annual worldwide income tax to Anguilla’s Treasury,
  • Own and maintain property in Anguilla with a minimum value of US $400,000,
  • Spend a minimum of 45 days on the island each year,
  • Establish genuine links in Anguilla, for example bank accounts, memberships etc,
  • Declare in writing that you have not spent more than 183 days per year in any other country,
  • Demonstrate the ability to readily transfer the first 5 years of annual tax payments,
  • Pay the programme application and due diligence fees.

Find out more: Anguilla Tax Residency Program

How do you become a citizen of Anguilla?

Permanent residents that have resided in Anguilla for 5 years can apply for a British Overseas Territory Citizen (BOTC) passport and BOTC citizenship. British Overseas Territories Citizens can apply for full British Citizenship, subject to meeting certain physical presence and character requirements.

Mortgages in Anguilla

Looking for financing to fund the purchase of property in the Caribbean?

Contrary to popular misconception, it is possible for foreign nationals looking to invest in Anguilla real estate to apply for a mortgage.

Our partner – a very well respected international financial organization – offers mortgages for qualifying non-residents buying, building or improving a second home in Anguilla.

For more information, see our page on: Caribbean mortgages.

How to get a mortgage in the Caribbean

How to Get There

There are no direct flights from the USA, Canada or Europe to Anguilla.

To get to Anguilla, fly to St Maarten, Puerto Rico or Antigua and take a connecting flight to Anguilla’s Clayton J. Lloyd International Airport.

From St Maarten, a major regional transport hub, the flight is just 7 minutes. The flight time from St Maarten to Anguilla is less than 10 minutes. Fly with Trans Anguilla, Anguilla Air Services or private charter.

There are direct flights from Puerto Rico to Anguilla and flight time is approximately 1 hour.

From Antigua, Liat operates daily flights to Anguilla.

Alternatively, you could take a boat from St Maarten to Anguilla. The journey time is just 20 minutes.

  • St Maarten to Anguilla 10m
  • Puerto Rico to Anguilla 1h
  • Antigua to Anguilla 45m

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Local weather

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Local time

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Fast facts

  • Population 15,094
  • Capital The Valley
  • Language English
  • Currency East Caribbean Dollar
  • Time zone GMT-4 | ET