A Guide to Buying Property in Anguilla for Foreign Buyers
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.
Measuring just 35 square miles and with a population of just over 13,000 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 beaches internationally recognized as some of the best in the entire world, plus superb spas, tennis, golf and sailing facilities, this quiet luxury hideaway attracts the jet-set crowd from visiting Hollywood stars to some of the biggest names on Wall Street. Part of the British Caribbean island’s appeal is due to the absence of cruise ships, casinos and large high-rise hotels.
In contrast to nearby islands that host hundreds of thousands or even millions of visitors per year, Anguilla welcomed a little over 45,000 overseas visitors in 2018. The island truly is a quiet sanctuary, practically reserved for its small legion of devoted fans.
Like nearby St Barts, the Anguilla real estate market is geared towards the luxury end of the market, including some of the Caribbean’s most opulent beachfront villas and intimate communities of sea-view apartments and condos for sale in areas such as Barnes Bay, Lock Rum Bay, Long Pond Bay, Meads Bay, Rendezvous Bay, Savannah 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.
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 – Alien Land Holding License
Buying property in Anguilla is a relatively simple process, which typically involves the following steps:
- Begin your property search.
- Find your perfect property and make an offer.
- 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.
- 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.
- A brief interview with a Government representative is required and a decision on approval is normally made within 3 months.
- 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.
- Pay all required taxes to The Treasury.
- 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.
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.
Buyers are also required to pay a 5% Transfer Tax upon closing.
Some sellers have negotiated a reduction in taxes for buyers.
As specialists in luxury Caribbean property, we can introduce you to a wide selection of the finest residential property in Anguilla.
Homes for Sale & Condos for Sale
Land for Sale
You can also browse undeveloped land. Purchasing a lot of land provides you with a blank canvas and the opportunity to build your dream home in Anguilla.
Whether you are looking for beachfront land or a centrally located lot, we’re here to help you find the perfect lot of land for sale in Anguilla.
For larger parcels of land for commercial development, please see our commercial real estate listings.
Hotels for Sale
Searching for hotels for sale in Anguilla? Browse hotels, B&Bs and guests houses right here.
Finding the Perfect Property for Sale in Anguilla
Discover the most sought after real estate investment opportunities and benefit from unrivaled insight into the market.
To find your perfect property in Anguilla, search our Anguilla real estate listings.
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.
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 I 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
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 I 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.
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.
You could save money when investing in Anguilla real estate by using a foreign exchange expert to get the best rate for your property purchase. We have partnered with Halo Financial, a specialist in foreign exchange, to help you get the best exchange rates when making one-off or regular international payments for a property purchase in Anguilla. To see how you could save money, read more: Foreign Exchange.
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 just 7 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.