Free Resource
How to Buy Property
in Anguilla
as a Foreigner
Your step-by-step roadmap to purchasing a luxury home on one of the Caribbean's most exclusive and tax-friendly islands.
Why Anguilla?
Unlike anywhere else in the Caribbean.
A British Overseas Territory with no income tax, no capital gains tax, and no inheritance tax — combined with pristine white-sand beaches, crystal-clear water, and a stable, rule-of-law government — Anguilla has quietly become one of the world's most coveted destinations for luxury property ownership.
Foreign buyers are warmly welcomed. The purchase process is well-established, legally straightforward, and carries none of the opacity or risk associated with some other Caribbean markets. Whether you're looking for a private family retreat, a rental income asset, or a foundation for residency, Anguilla delivers.
"Anguilla has no income tax, no capital gains tax, and no inheritance or estate tax. For buyers coming from high-tax jurisdictions, this can represent a significant financial advantage over time."
The Process
Your step-by-step roadmap
Step 1: Understand the Legal Framework
The Alien Landholder License (ALHL)
The most important thing foreign buyers need to know: purchasing real estate in Anguilla as a non-Anguillan requires an Alien Landholder License (ALHL). The good news: the ALHL process is routine, transparent, and typically straightforward for buyers purchasing legitimate residential property. It is not a barrier to purchase — it is simply a step in the process.
- Issued by the Executive Council of Anguilla
- Required for any non-Anguillan purchasing land or property
- Application is filed by your local attorney once a sale is agreed
- Government fee: approximately 12.5% of the property purchase price
- Processing time: typically 3–6 months
- ALHL holders are permitted to rent their property
Anguilla offers genuine freehold ownership to foreign buyers — meaning you own the land and property outright in perpetuity.
Step 2: Engage a Local Attorney
Before signing any agreement or placing any deposit, you must retain a qualified Anguillan attorney. Your attorney will review the title, draft or review the Sales Agreement, prepare and submit the ALHL application, handle all conveyancing and registration of title, and ensure that stamp duty and government fees are correctly calculated and paid.
- Reviews title and confirms clear, unencumbered ownership
- Drafts or reviews the Sales Agreement
- Prepares and submits the ALHL application
- Handles all conveyancing and registration of title
- Legal fees are typically 1%–3% of the purchase price
Step 3: Agree Heads of Terms & Reserve the Property
Once you've identified the property you wish to purchase, the process moves quickly. The developer, realtor or seller will provide a purchase and sale agreement outlining the agreed purchase price, deposit amount, payment schedule, and timeline.
- The agreed purchase price
- The deposit amount (typically 10% of the purchase price)
- Payment schedule (for pre-construction properties)
- The timeline and conditions of the transaction
- What happens to the deposit if either party withdraws
Step 4: ALHL Application
Your attorney will prepare and submit the ALHL application to the Executive Council. You will need to provide documentation including passport copies, character references, evidence of funds, and details of the property to be purchased.
- Completed ALHL application form
- Copy of your passport (certified)
- Two passport-size photographs
- Character reference letter from a bank
- Evidence of funds (bank statement or letter of financial standing)
- Details of the property to be purchased
Step 5: Exchange Contracts & Complete
Once the ALHL is granted, the transaction moves to formal exchange of contracts and completion. Any balance of the purchase price is transferred, legal title is transferred and registered at the Land Registry, and keys are handed over.
- Balance of the purchase price is transferred
- ALHL fee is paid
- Legal title is transferred and registered at the Land Registry
- Keys are handed over (or land ownership transferred for pre-construction)
Step 6
Understand All Costs
Budgeting accurately is essential. Below is a comprehensive breakdown of all costs associated with purchasing property in Anguilla as a foreign buyer. Note that these are approximate figures — your attorney will confirm exact amounts for your specific transaction.
| Cost Item | Approximate Amount |
|---|---|
| Alien Landholder Fee | 12.5% of purchase price |
| Stamp Duty | 5% of purchase price |
| Legal Fees | ~1%–3% of purchase price |
| Real Estate Agent Commission | 5% of purchase price |
| Annual Property Tax | 0.75% of assessed value |
| Property Insurance | ~1%–1.5% per year |
| Annual Maintenance / HOA | Varies by property |
Step 8
Renting Your Property
Many foreign buyers offset ownership costs through short-term vacation rental income. In peak season, luxury villas regularly command $1,000–$10,000+ per night.
Rental income earned in Anguilla is not subject to Anguillan income tax. You will need to register with the Anguilla Tourist Board and collect Accommodation Tax (currently 13%).
Step 9
Buying Pre-Construction
- Lower entry price — developers offer pre-construction pricing as an incentive
- Opportunity to customize finishes, fixtures, and interior details
- Time to complete the ALHL process before the home is ready
- Potential for capital appreciation between purchase and completion
- Staggered payment schedule aligned with construction milestones
Step 10
Residency in Anguilla
Owning property in Anguilla does not automatically confer residency rights — however, property ownership significantly strengthens a residency application. Anguilla offers pathways to both Temporary and Permanent Residency for property owners.
Temporary Residency
Typically granted for 1–3 year periods and renewable. Allows extended stays on the island beyond the standard 90-day tourist allowance.
Permanent Residency
Can be obtained after a qualifying period of residence and investment. Permanent Residents enjoy the right to live and work in Anguilla indefinitely.
Ready to Begin?
Download the complete guide.
Tides Development specializes in pre-construction luxury villas in Anguilla. Our team can connect you with recommended attorneys and walk you through our current projects.
This guide is for informational purposes only and does not constitute legal or financial advice.