Ownership guide · September 2026
Where Foreigners Can Own Land Outright in the Caribbean
Owning the land under your home is less common in the Caribbean than most buyers assume.
Can you own it outright? In the Caribbean, the answer depends on the island. Some islands give foreign buyers the same rights as locals. Others require a government license and an extra fee before the land can be put in your name. On several islands, much of the land is leased from the government for a long term rather than sold.
This guide lays out the differences plainly, so you can compare islands on the question that matters most for a long-term home: what exactly will you own?
Freehold, leasehold, and licensed ownership
Freehold means you own the land and the home on it, with no end date. You can sell it, rent it out, or leave it to your heirs.
Leasehold means you have the right to use land for a fixed term, often several decades, after which the right must be renewed. In the Dutch Caribbean this is known as erfpacht. It is common on land issued by the government.
Licensed ownership is freehold with a condition. Before the transfer, a non-citizen must obtain a landholding license from the government. The license usually comes with a fee or higher stamp duty, and approval can take weeks or months.
None of these is wrong in itself. Each leads to different costs, timelines, and certainty, so it is worth understanding them before you fall for a view.
Where foreigners can own land outright
The main rules for foreign buyers on popular Caribbean islands, as of 2026:
| Island | Foreign buyers | What to know |
|---|---|---|
| Bonaire, St. Eustatius, and Saba | Freehold, no license | A civil-law notary handles the transfer, and ownership goes into the public land registry. Bonaire also leases some government land long term. |
| Cayman Islands | Freehold, no license | Stamp duty of 7.5% on most purchases below CI$2 million. |
| Turks and Caicos | Freehold, no license | Stamp duty depends on the island and the price. |
| Barbados | Freehold, no license | The investment must be registered with the Central Bank of Barbados. |
| The Bahamas | Freehold | Homes on less than five acres only need to be registered with the Investments Board. |
| Dominican Republic | Freehold, same rights as nationals | Title goes into a state-guaranteed registry. |
| US Virgin Islands | Freehold, no license | Ownership works as it does in the United States. |
| Aruba | Freehold available | The government issues much of its building land on long-term lease. |
| Curaçao | Freehold available | Freehold, long-term lease, and short-term land lease all exist. |
| Sint Maarten | Freehold available | The government also issues land on long-term lease. |
| Anguilla | License required | Aliens Land Holding Licence, plus extra stamp duty. |
| British Virgin Islands | License required | Non-Belongers Land Holding Licence. Stamp duty for non-Belongers is 12%. |
| Antigua and Barbuda | License required | Non-Citizens Landholding Licence. |
| St. Kitts and Nevis | License required | Alien Landholding License, sometimes waived within approved developments. |
| St. Lucia | License required | Aliens Landholding Licence. |
| Grenada | License required | Alien Landholding Licence, with a fee of 10% of the property value. |
| Dominica | License required above set plot sizes | A fee of 10% of the land value applies. |
Rules and rates change. Confirm the current position with a local attorney or notary before you commit.
How ownership works on St. Eustatius
St. Eustatius, known as Statia, has been one of three special municipalities of the Netherlands since October 10, 2010, alongside Bonaire and Saba. Property on the island falls under Caribbean Dutch law, through the civil code that applies to the three islands.
What that means for a buyer:
- No landholding license. Foreign buyers acquire land on the same terms as anyone else.
- Full freehold. You own the land and the villa, with no lease term and no government concession.
- A notary handles the transfer. A civil-law notary prepares the deed, and ownership goes into the public land registry.
- 5% transfer tax on the land, paid once, at transfer.
- No local gift or inheritance tax. The islands have not levied either since 2011.
At Sea Feather Estate, the plot is transferred into your name at the notary before construction begins. There is no homeowners association. The arrangements between the estate and its owners are set out in a deed of general provisions.
For buyers who choose fractional ownership, each co-owned villa is held by its own company. Each of the eight owners holds an equal one-eighth interest in the villa and the freehold land beneath it.
Frequently asked questions
Can Americans and Canadians buy property on St. Eustatius?
Yes. You do not need a landholding license, and you do not need to live on the island. Americans and Dutch citizens can stay up to 180 days a year without a permit. Canadians and most other Europeans can stay 90 days in any 180-day period. How long you can stay on St. Eustatius.
Is it really freehold?
Yes. The land and the villa are registered in your name in the public land registry, with no lease term and no end date.
Who handles the purchase?
A civil-law notary on St. Eustatius. The notary prepares the deed of transfer, receives the funds for the land, and records your ownership in the public registry.
What taxes apply when I buy?
A 5% transfer tax applies to the land. Building a new villa falls under the local general expenditure tax (ABB) instead. Annual property tax is about 0.7% of the value above an exemption of USD 70,000.
Is Caribbean Dutch law the same as the law in the Netherlands?
They are closely related, but not the same. The islands have their own civil code and tax system, separate from the European Netherlands. The legal tradition, the role of the notary, and the public registry will feel familiar to anyone who has bought property in Europe.
Can I sell my villa or leave it to my children?
Yes. It is your property to sell, rent out, or pass on. There is no local inheritance or gift tax, but the tax rules of your home country still apply.
Considering St. Eustatius?
Martin de Reus, private sales advisor for Sea Feather Estate, can take you through the ownership process, the notary, and the costs in a short call.
Considering St. Eustatius?
Martin de Reus, private sales advisor for Sea Feather Estate, can take you through the ownership process, the notary, and the costs in a short call.