In 2025, investing in Caribbean real estate is a way to diversify your capital, generate rental income, and obtain citizenship. Interest in properties in this region is growing among citizens of the United States, Canada, and Europe. Thanks to increased tourism, annual rental yields can reach 10%.
Politically stable Caribbean countries offer citizenship programs for the purchase of real estate worth at least USD 200,000.
Why should you consider investing in Caribbean real estate right now?
Citizens of the United States, Canada, and Europe are currently showing strong interest in purchasing Caribbean real estate. There are several reasons for this:
- Citizenship programs. By purchasing real estate, you can obtain a passport in just 2-6 months. A second citizenship offers many benefits, including visa-free travel to over 136 countries, the opportunity to open bank accounts, and the convenience of sending foreign currency transfers.
- Lower prices for luxury housing. For example, a modern, 5-bedroom, 500 m² villa in Miami (USA), can be purchased for USD 15.8 million. In contrast, St. Kitts and Nevis offer similar properties for approximately USD 5-8 million.
- Tourism growth. The Caribbean region is attracting more foreigners, increasing the demand for rental housing. For instance, tourist flow to Grenada, Antigua, and Barbuda increased by 17% over the past year, while Dominica saw a 5.2% increase.
- Political stability. Caribbean countries remain neutral despite the global political situation. Large-scale legislative changes are also rare, which significantly reduces the risk of investment loss. Many people choose to buy a home in the Caribbean as a backup plan for a secure place to live.
The best Caribbean Islands for Buying Real Estate
The main reason for foreigners to purchase property in the Caribbean is for the purpose of obtaining citizenship by investment. The top 5 countries with citizenship by investment (CBI) programs include Antigua and Barbuda, Grenada, St. Kitts and Nevis, Dominica, and St. Lucia. Investor interest in these countries steadily grows every year. For instance, Antigua and Barbuda received 685 citizenship-by-investment applications in 2023 and 739 in the first half of 2024.
Each program has different requirements, including minimum investment thresholds, administrative fees, and additional payments for including relatives in the application. Read on for a detailed look at the real estate market and requirements in the top 5 CBI countries.
Antigua and Barbuda
The average price per square meter in Antigua and Barbuda is USD 11,600. However, these prices can range from USD 5,980 to USD 17,200 per square meter depending on the area.
The most expensive properties are in the gated community of Jolly Harbour. Most homes here have private yacht berths, and numerous upscale restaurants, bars, tennis courts, and golf courses are within walking distance. A small, three-bedroom house costs USD 675,000; a townhouse over 2,000 square meters costs USD 1,300,000; and a detached villa costs USD 3,300,000.
Antigua and Barbuda’s investment program allows for the purchase of properties starting at USD 300,000. The government must approve the property, so it’s recommended that you consult a lawyer to help you find the right property. Investors must pass due diligence and pay a government fee of USD 10,000. To retain citizenship, the property cannot be sold for 5 years after purchase. A passport can be obtained for the entire family by paying a higher government fee:
- USD 20,000 for a family of 4.
- USD 30,000 for families of 5 or more, plus an additional USD 10,000 for each dependent.
In addition to real estate investments, investors can invest in the Foundation for the University of the West Indies (USD 260,000), the National Development Fund (USD 230,000), or a business (USD 1.5 million and up).
The process takes 2-3 months from the initial investment to obtaining Antigua and Barbuda citizenship.
Grenada
In Grenada, real estate in areas outside of city centers, especially along the coast, is in high demand. In the central part of the country, the average price per square meter is USD 1,200; on the outskirts, prices range from USD 37,750 to USD 111,000.
You can obtain a second passport for your entire family in 3-4 months by purchasing a house or apartment starting at USD 270,000 in Grenada. For this price, you can own a luxury apartment starting at 35 square meters on the oceanfront in the Morne Rouge Beach tourist area or a room in a prestigious hotel in St. David.
Investors must pay various fees, including government, application, processing, due diligence, and interview fees. The total cost is USD 59,000. The amount increases if you are bringing family members with you.
You can also obtain second citizenship in Grenada by investing a minimum of USD 235,000 in the National Transformation Fund and paying all additional fees (approximately USD 9,000 for the main applicant).
Saint Kitts and Nevis
In Saint Kitts and Nevis, the average price per square meter is USD 4,000–USD5,000, though this does not apply to luxury homes and apartments. The most expensive properties are located in the Christophe Harbour resort. This resort is home to a 5-star Park Hyatt hotel, a marina, villas, luxury restaurants and shops, and a golf club. A 379 m², 4-bedroom house with a private pool costs USD 2,575,000.
Prices are more reasonable in Basseterre, the capital of Saint Kitts and Nevis. Those who value infrastructure, including proximity to shops, restaurants, hospitals, and schools, purchase property here. In Basseterre, you can buy a 2-bedroom hotel apartment (73 m²) for USD 347,000.
Purchasing property in St. Kitts and Nevis qualifies you for a second passport for your entire family. To become a citizen, you must purchase an apartment priced at least USD 325,000 from a developer or a government-approved villa priced at least USD 600,000. The property cannot be sold for 7 years after purchase to keep the citizenship status.
In addition to the purchase price, investors pay a due diligence fee of USD 10,000 for the main applicant and USD 7,500 for dependents aged 16 and over. After the application’s approval, a government processing fee is charged:
- USD 25,000 for the investor.
- USD 15,000 for the spouse.
- USD 10,000 for a child under 18.
- USD 15,000 for another adult relative.
In addition to real estate investments, individuals can obtain a St. Kitts and Nevis passport by contributing at least USD 250,000 to one of the government’s sustainable development or economic growth projects. During a personal consultation, iWorld specialists explain the program details and provide cost estimates. Sign up now!
Dominica
Dominica offers the most affordable real estate prices in the Caribbean, ranging from USD 500 to USD 5,000 per square meter. In the elite areas of the island nation (such as Salisbury and Roseau), prices are approximately 10% higher.
Jungle Bay is considered one of the most expensive areas in Dominica. This first-class hotel is known for its luxury eco-villas, which measure 38.5 m² and are priced from USD 255,000 (USD 6,600 per m²). Luxury real estate is also available in the gated Secret Bay complex in Portsmouth. Villa prices start at USD 220,000 for fractional ownership and USD 1.4 million for full ownership.
Purchasing real estate in Dominica for at least USD 200,000 can lead to citizenship within 3–6 months. You cannot sell the property for 3 years from the date you receive your passport or for 5 years if you are selling the property to someone participating in the investment program. Once your application is approved, an additional state fee must be paid:
| Fee amount, $ | Applicable to |
|---|---|
| 75,000 | Main applicant (primary investor) |
| 100,000 | Main applicant + up to 3 dependents |
| 25,000 | For each additional dependent under 18 years old |
| 40,000 | For each additional dependent over 18 years old |
Investors also pay government fees for the following:
- Due diligence (USD 7,500 for the main applicant and USD 4,000 for each dependent over 16).
- Application processing (USD 1,000).
- Issuance of a naturalization certificate (USD 500).
- Interviews (USD 1,000 each).
A second citizenship in Dominica can be obtained by investing at least USD 200,000 in the Economic Diversification Fund. This investment is non-refundable, and the minimum amount increases depending on the number of family members.
Saint Lucia
In Saint Lucia, the average price per square meter for an apartment is USD 5,130 and USD 2,700 for a house. Over the past year, apartment prices have increased by 49%, while villa prices have increased by 12%.
The most expensive real estate is located near the luxury Sugar Beach hotel near Soufriere. A 120 m² villa here costs USD 1,500,000, and a 300 m² house with a private pool costs USD 5,950,000.
Rodney Bay is also considered one of the most expensive areas. It is home to the country’s best yacht marina, and 183 m² apartment with a view costs USD 675,000.
Real estate prices are more reasonable in areas away from tourist destinations. For instance, in Micoud, villas start at USD 426,000.
You can obtain citizenship in St. Lucia by purchasing real estate worth at least USD 300,000 in one of two approved projects: Atlas Caribbean Holdings Limited or Caribbean Galaxy (Canelles Resort). Villas, apartments, and hotel rooms are available for sale. Investors must also pay administrative fees to submit their applications:
- USD 30,000 — investor only.
- USD 45,000 if a spouse is included in the application.
- USD 5,000 for each minor child.
- USD 10,000 for each adult dependent.
- USD 10,000 each for an investor and spouse with 4 or more dependents.
In addition to the administrative fees, there are other fees to consider:
| Fee | Amount per investor, $ | Amount per dependent, $ |
|---|---|---|
| Application processing | 2,000 | 1,000 |
| Due diligence | 8,000 | 5,000 |
In addition to real estate investments, citizenship in Saint Lucia can be obtained through investments in the National Economic Fund (USD 240,000), bonds (USD 300,000), or businesses (starting at USD 250,000).
Caribbean real estate prices
Caribbean real estate prices vary greatly depending on the country. Dominica has the most affordable housing prices, with homes ranging from USD 111,000 to USD 420,000. Grenada has the most expensive real estate, with prices exceeding USD 13 million. We looked at the real estate markets of 5 countries:
| Country | Property type | Area, m² | Price, $ |
|---|---|---|---|
| Antigua and Barbuda | Two-bedroom villa | 134 | 550,000 |
| Antigua and Barbuda | Mansion with pool | 624 | 2,505,380 |
| Grenada | Ocean-view apartment | 132 | 720,000 |
| Grenada | Villa on hotel grounds | 631 | 13,250,000 |
| St. Kitts and Nevis | Mansion | 419 | 863,420 |
| St. Kitts and Nevis | Apartment in a new development | 130 | 1,570,000 |
| Dominica | Two-story house | 118 | 111,600 |
| Dominica | Villa | 167 | 420,000 |
| St. Lucia | Boutique hotel apartment | 171 | 495,000 |
| St. Lucia | Mansion with pool | 935 | 2,000,000 $ |
Request for property selection
- Personalized real estate selection
- Calculation of total cost
- Comparison of countries and projects
- Consultation and support from an iWorld expert
Leave an application and get a consultation specialist
Step-by-step transaction procedure
If you are participating in the Caribbean Passport Investment Program, the transaction will be conducted through an authorized, licensed agent. The process generally consists of 6 stages:
- Choose a country and program. Research average real estate prices and purchasing conditions in different countries under the CBI program. P4 specialists will explain all the details during your consultation, and help you choose the best option.
- Sign an agreement with an agent and prepare the documents. We will sign a cooperation agreement with you. Afterwards, we will send you a detailed list of documents to prepare. In the meantime, you can gather your passport, financial statements, and proof of a clean criminal record. If you choose Grenada or Antigua and Barbuda, you will also need to undergo a medical examination.
- Due diligence and interview. Due diligence is conducted without your participation based on the documents you provide and by checking various international databases. You will then be scheduled for an online interview (we will inform you of the date) during which you will be asked to confirm all the information.
- Decision and purchase of real estate. Once your application is processed, we notify you of the decision. Should the decision be positive, you will need to finalize the purchase and sale of the property by transferring the funds to the seller (or a partial amount in the case of a deposit) and register the property ownership.
- Obtain a second passport. We will collect all the necessary documents and submit the citizenship application. Specialists will then notify you of the decision, obtain a naturalization certificate, and submit a passport request based on this document. Finally, the passport is mailed to you.
Participating in the CBI program means you do not need to travel to the Caribbean to purchase real estate. The entire transaction is completed remotely through iWorld specialists.
The process of purchasing real estate in the Caribbean outside the CBI program is more complex. It consists of the following steps:
- Select a property to purchase.
- Obtain a visa (if required) and enter the country.
- Viewing the property and signing a preliminary contract.
- Obtain a land ownership license (if applicable).
- Conclude a purchase agreement and obtain title deeds.
Those who purchase real estate in the Caribbean outside of the CBI process cannot apply for second citizenship based on the property later on. Therefore, most foreigners prefer to participate in the investment program immediately to take full advantage of its benefits.
Taxes, fees and annual maintenance
The majority of Caribbean countries have low taxes. We’ve prepared a brief summary of the two main types of taxes:
| Country | Property tax | Income tax |
|---|---|---|
| Antigua and Barbuda | 0.1–0.5 % | None |
| Grenada | 0 % up to USD 100 000, thereafter up to 0.8 % | 0 % on income up to USD 36,000 per year, above that — 15–30 % |
| St. Kitts and Nevis | 0.002–0.003 % | None |
| Dominica | None | 0 % on income up to USD 30,000, above that —15–35 % |
| St. Lucia | 0.25 % for residential property; 0.4 % for commercial property | 0 % on income up to USD 18,400, above that — 15–30 % |
Regarding property maintenance in the Caribbean, costs depend on the size of the property and local tariffs:
| Country | Annual utility costs (100 m²) | Annual home internet costs, $ |
|---|---|---|
| Antigua and Barbuda | 4,100 | 920 |
| Grenada | 3,200 | 550 |
| St. Kitts and Nevis | 1,360 | 430 |
| Dominica | 2,000 | 830 |
| St. Lucia | 1,475 | 540 |
Rental yields and exit strategies
Real estate in the Caribbean generally delivers strong rental returns:
| Country | Annual rental yield, % |
|---|---|
| Antigua and Barbuda | 4–10 |
| Grenada | From 4 |
| Dominica | 4–10 |
| St. Kitts and Nevis | 2–7.5 |
| St. Lucia | 2–5 |
Find out how much real estate, taxes, fees, and citizenship registration will cost based on your budget — quickly, free of charge, and with no obligations
If you did not participate in the CBI program, you can sell your property at any time. However, those who purchased a property and received a passport must wait a certain period of time (3-7 years, depending on the country) before selling, unless they want to lose their status. This long-term ownership is advantageous because experts predict that prices will increase by 3-6% between 2025 and 2028. Participating in the CBI program provides the opportunity to quickly obtain a second passport and grow your capital in the future.
Risks and how to mitigate them
Although buying property in the Caribbean remains a profitable strategy, it’s important for investors to consider and manage the risks wisely.
Natural risks. The region has an annual hurricane season from June 1 to November 30. Therefore, when choosing a property, it’s important to select one that is specifically designed to withstand these conditions. Look for concrete structures on elevated foundations with impact-resistant windows, steel reinforcement, and reinforced concrete walls. Also, make sure to check for hurricane insurance.
Unreliable developers. Choose your developer carefully. Check their reputation, the status of their building permits, and the number and quality of their completed projects. Choose developers who are accredited by the government and CBI programs. Sign a contract that specifies payment milestones and clear completion dates. It’s highly recommended that you use an independent inspector to monitor quality and construction timelines.
Liquidity. Selling property in the Caribbean is more difficult than in Europe, the US, and Canada due to the smaller pool of buyers. To maintain liquidity, initially consider options in tourist areas, where demand is stable. When planning your budget, consider annual expenses such as insurance, HOA fees, property management fees (10-20% of rent), and repairs.
Despite the risks, Caribbean real estate remains popular among renters and investors alike. The demand for quickly obtaining second passports is quite high, and many people turn to CBI programs as a result. To ensure a safe purchase and secure citizenship without delays, many people hire professionals for help. These specialists advise on choosing a country and property, calculate all expenses, prepare documents, and support clients right up until the passport is issued.
Any questions?
Ask them for free to an immigration lawyer
