Real Estate in Antigua and Barbuda

A unique (and sometimes surprising) real estate market

Let's be honest: real estate prices in Antigua and Barbuda are high compared to the French-speaking Caribbean islands. However, they are aligned with other English-speaking islands, particularly in areas favored by expatriates.

This applies to:

• Property purchases
• Long-term rentals
• Short-term vacation rentals

Of course, location, view and ocean access greatly influence a property's value. A house can literally double or triple in price depending on its ocean exposure.

The market is varied: luxury villas, condos, local homes, land for construction. And each neighborhood or area has its own character and atmosphere:

• English Harbour (south): magnificent bays, lively in winter, highly sought after by sailing enthusiasts
• Jolly Harbour (west): marina, beautiful beaches, large expat community
• Crosbies & Hodges Bay (north): residential, close to downtown and many shops, as well as the airport
• Willikies & Nonsuch Bay (east): nature, spectacular views, wild coastline

To get an initial idea, you can explore local real estate agency websites that you'll easily find online.
But beware: photos don't always reflect reality. Properties age quickly with salt air and humidity, and some agents use photos that are... let's say optimistic, or that date from another decade as we've been able to observe.

Buying in Antigua: what you need to know

The regulatory framework is not the same as in North America or Europe.

Key players

• Real estate agents have no legal obligations
•  Notaries only play an administrative role in authenticating documents
• The lawyer is the central player: they verify the title, documents, boundaries, risks, and draft the contract

Costs beyond the purchase price

• Non-Citizens Land Holders Licence (NCLHL): 7% of the property price
• Stamp Duty: 2.5% of the property price for the buyer (7.5% for the seller)
• Legal fees: generally 1% of the transaction amount

Essential points of attention for buyers

• Timeline: obtaining the NCLHL (Non-Citizens Land Holders Licence) takes 3 to 5 months
• Land purchase: if you buy land, construction of your house must be completed within 2 years
• Property boundaries: the seller must prove that the land boundaries have been surveyed within the last ten years, as old boundaries may be inaccurate
• No title insurance: in Antigua, there is no title insurance (which covers risks such as fraud, forgery, title defects or unregistered easements). It's the lawyer who must carry out all verifications: property title, boundaries, property history, potential disputes
• Have your own lawyer: it is strongly recommended to have independent legal representation to review the seller's contract.

The Citizenship by Investment Programme (CIP) and its conditions

The CIP programme allows you to obtain citizenship by investing a minimum of USD 300,000 in an eligible property.

Points to remember:

• Only certain properties are eligible
• The property cannot be resold before 5 years
• The same property can only be used for CBI twice
• You must go through a government-approved agent
• Be aware that in addition to the property price, you will have to pay government fees and the approved agent's commission, which are not negligible

Warning! Many approved agents are also real estate developers, which may push them to recommend their own projects, not necessarily the ones best suited to your situation.

Long-term rentals: a highly competitive market

Finding a good quality long-term rental can be difficult.

Well-maintained, modern and well-located properties go very quickly. With the continuous arrival of new immigrants, demand keeps increasing.

And as with purchases, beware of real estate agent listings: some properties look perfect in photos, but reality can be very different once you're there.

For expatriates looking for a long-term rental, you should know that the market is not in your favor. Depending on your budget, the search can be long and sometimes discouraging.

Tip: There is a more favorable period for this quest. One or two-year leases often expire during or just before summer school holidays, which results in more availability. This is the best time to search.

Haven Antigua: independent support for your real estate project

We are not real estate agents. We have no property to sell you.

We are independent advisors specializing in supporting expatriates who are relocating to Antigua and Barbuda.

Our role? To help you avoid the mistakes we regularly see among newcomers. Because Antigua's real estate market has its codes, its pitfalls, and its unspoken rules that no one takes the time to explain.

When you arrive on the island, you don't know what questions to ask. You trust the photos, the descriptions, the promises. And sometimes, you pay dearly for it.

What happens when you go it alone

The sargassum house

As part of the CIP (Citizenship by Investment Programme), a family buys a waterfront property in a beautiful bay. Except that starting in May, this bay fills with sargassum: foul odor, corrosive gases that attack electronic devices, respiratory risks. No one had told them. They discovered it six months after the purchase.

The rental that resembles nothing

A couple with five children rents a house for a year, based on flattering photos. Upon arrival: the construction is dilapidated, maintenance nonexistent, cleanliness questionable. Nothing matches expectations. They left after 20 days.

These situations happen because local standards and practices are not the same as in Europe or North America, even though prices are aligned with those markets.

The difference is being supported by someone who truly knows the terrain.

What happens when you're well supported

Hidden nuisances

A retiree worked with us to find a house in English Harbour.

She had already identified a first choice for which we noticed flooding risks and significant nuisances (a building's generator near the property, a well-hidden pond close enough to have mosquitoes in quantity, and a rat problem that a neighbour told us about). We helped her find a property in another neighborhood and put her in contact with reliable contractors for renovations.

The ideal family home

A young family was looking for a rental near good schools. We found them a well-maintained house in Crosbies, with a pool to the great delight of the children, and an owner attentive to the proper maintenance of his property. They will renew their lease for a second year.

How we help you concretely

Step 1: Clarifying what is possible (before wasting time)

We start by discussing your project, your expectations, your budget. And we tell you honestly if what you're looking for exists or if your criteria need to be adjusted.

Many people arrive with a precise vision, but disconnected from the local market. We help you refine your priorities and identify the neighborhoods that truly match your lifestyle.

Step 2: Preselection and critical evaluation

Property preselection: we conduct an initial selection among properties offered by real estate agents, based on your criteria and our local knowledge.

List of essential questions: we provide you with the complete list of points to examine that no one thinks of but that change everything:

• What is the immediate environment? Flood zone, sargassum presence, noisy neighborhood, rat or mosquito infestation, lack of breeze?
•  Is there APUA water supply? What is the cistern size? Is fiber optic available? Is there a generator?
• In case of purchasing a house, we can provide you with expert references to assess the actual quality of construction.

Step 3: On-site visits and objective evaluation

We visit properties for you, if you're not yet on the island, or with you if you're on site. We conduct neighborhood inquiries if needed, help you ask the right questions and seriously examine the points of attention.

We provide honest, unfiltered assessments based on ground reality, not sales pitches.

Important note: Our support does not replace the expertise of qualified professionals (surveyors, building inspectors, lawyers) essential for technical and legal verifications. We can recommend reliable professionals.

The advantage of an independent perspective

We don't sell anything. We have no financial interest in your final choice.

We work on a flat-fee basis that we will detail together according to your project during an initial complimentary consultation.

What we offer is support based on ground reality, unfiltered, without beating around the bush.

We know the neighborhoods, the market players, the classic pitfalls. And we put this experience at your service.

Because a real estate project in Antigua is a significant financial investment. But it's also an emotional investment. It's your new life. And it deserves to start serenely.

Is your purchase or rental project in Antigua taking shape? 
Do you want to avoid costly mistakes? Let's talk about it!