Anguilla buying guideBuying property in Anguilla as a foreigner means working within a licensing system: non-Anguillans, known as non-belongers, need an Alien Landholding Licence before they can hold land. The process is well established and handled by local attorneys, but it adds cost and time. We do not list Anguilla properties at the moment, so this is a rules guide; start with our property for sale in Anguilla overview.
Can foreigners buy property in Anguilla?
Non-belongers can buy freehold land and homes in Anguilla, subject to obtaining an Alien Landholding Licence from the government. The licence is normally applied for during the purchase and is a condition of completing, so a contract should always be made conditional on it.
The island is small, planning control is tight and much of the high-end stock sits on the coast, around villa communities and resort-linked developments. Anguilla has historically had no personal income tax or capital gains tax, which attracts overseas owners, although levies on transactions and ownership still apply. Details change, so always confirm the current structure with a local attorney.
On Anguilla the licence is not a formality to be sorted after contract. Make it a condition of the sale.
The legal process for buying in Anguilla, step by step
- Shortlist properties and agree a price subject to contract and to the grant of an Alien Landholding Licence.
- Appoint a local attorney. Only Anguillan-qualified lawyers can conduct the conveyance and licence application.
- Sign a sale agreement with a deposit held by the attorney, with clear conditions and long-stop dates.
- The attorney prepares and files the licence application with the required personal and financial documents.
- While the licence is processed, the attorney searches title, checks boundaries and verifies planning approvals.
- On approval, pay the balance, stamp duty and fees; the conveyance is executed and registered at the Land Registry.
- Arrange insurance (including hurricane cover), utilities and property management.
Lawyer, notary and agent: who does what
Your attorney is central: they run the licence application, search title at the Land Registry, advise on stamp duty and hold funds. Choose one with recent experience of non-belonger transactions.
A licensed surveyor is worth hiring for boundary confirmation, since coastal plots can have changing shorelines and setback rules. Agents typically charge around 5-6% on residential sales, though this varies. If you are borrowing, ask an international lender about mortgage options in Anguilla for foreigners and model cash flow in the mortgage calculator.
Due diligence checklist before you pay a deposit
- Title search at the Land Registry, with no unresolved charges or caveats.
- Alien Landholding Licence conditions and any development obligations attached to it.
- Survey and boundary plan; coastal setback rules for beachfront plots.
- Planning permission and certificate of completion for existing buildings.
- Hurricane resilience, roof and storm-shutter specification, and insurance quotes.
- Water supply, cisterns and desalination arrangements, and electricity connection costs.
Taxes and transaction costs in Anguilla
Anguilla has no personal income tax and has historically had no capital gains tax, but transaction duties and ownership charges are significant. Treat the figures as approximate and verify them with your attorney before signing.
| Cost | Typical level (approx.) | Notes |
|---|---|---|
| Stamp duty on purchase | Several percent, rate depends on buyer status | Paid on conveyance; often higher for non-belongers. |
| Alien Landholding Licence fee | A percentage of price, plus filing fees | Confirm the current fee schedule with your attorney. |
| Legal fees | Typically 1-2% plus disbursements | Varies by complexity. |
| Agent commission | Around 5-6% | Usually paid by seller. |
| Annual property tax | Set by assessment | Check the current regime; it has been developing. |
Residency and visa options for buyers
Owning property in Anguilla does not by itself give a right of residence. Overseas owners usually visit under visitor rules, and longer stays or residence require separate permits. Investment-linked or work-linked routes exist, but criteria and thresholds change, so seek current guidance from the Immigration Department or your attorney.
Anguilla does not run a citizenship-by-investment programme, so purchases should be judged on lifestyle and rental yield rather than on passport benefits.
Practical tips for Anguilla
Visit more than once before buying, and in more than one season: the island is quiet in late summer, and hurricane season is the real test of a building. Ask neighbours about road access, beach erosion and power cuts. If you intend to let the property, speak to a villa management company about realistic occupancy rather than headline weekly rates. Keep funds in a currency you can easily move, and ask your attorney to confirm in writing how long the licence process is taking on current applications so you can set a realistic completion date.
Common mistakes foreign buyers make
- Waiting until after exchange to start the licence process.
- Ignoring hurricane insurance costs when estimating yields.
- Buying beachfront land without a current survey.
- Assuming tax advantages mean zero costs; stamp duty and fees are large.
- Using an overseas lawyer who cannot act in the local courts or registry.
Last updated 8 October 2026
Frequently asked questions
Can foreigners buy property in Anguilla?
Yes. Non-belongers can buy, but they need an Alien Landholding Licence granted by the government, usually applied for during the conveyance.
Is there capital gains tax in Anguilla?
Anguilla has historically levied no capital gains or personal income tax, but stamp duty and other charges apply. Confirm current rules with an attorney.
Do I need a lawyer?
Yes. A local attorney handles the title search, licence application, funds and registration, and is effectively mandatory in practice.
Can I rent out my Anguilla property?
Many owners do, often through villa management firms. Check licensing, tourism accommodation tax and any restrictions on your title or licence.
Can I get a mortgage as a non-resident?
Local banks may lend with substantial deposits, and some international lenders will consider it. Most buyers use cash. See mortgage options in Anguilla for foreigners.
Do you list properties in Anguilla?
Not at present. Check property for sale in Anguilla for the latest status.