# Grenada 🇬🇩 — Property Due-Diligence Playbook

ISO2: `gd`. Status: ✅ Fully populated (researched 2026-05-28).

> **Critical framing — read first**: Grenada is an **English common-law island state** ("the Isle of Spice") in the south-eastern Caribbean — the southern end of the Windward Islands chain, just north of Trinidad — comprising **Grenada (main island), Carriacou and Petite Martinique** (~344 km²). The currency **XCD (Eastern Caribbean Dollar) is pegged XCD 2.70 = USD 1.00 since 1976** — a hard regional peg shared by the 8-member ECCU and administered by the [Eastern Caribbean Central Bank (ECCB)](https://www.eccb-centralbank.org/). **Foreign buyers CAN own freehold**, but a non-citizen must obtain an **Alien Landholding Licence (ALHL) ≈ 10% of property value** (≈ 3 months) before completing — **UNLESS** buying **CBI-approved real estate** (the ALHL is waived). On top of the ALHL, a non-citizen **purchaser** pays **Property Transfer Tax (PTT) of 10%**, so a **non-CBI foreign buyer faces a ~22%+ government-plus-fee acquisition stack** (10% PTT + ~10% ALHL + ~2% legal + 15% VAT-on-fees). **Citizenship-by-Investment (CBI) EXISTS** and is the central hook: real-estate qualifying-share minimum **USD 270,000** (+ a USD 50,000 government fee), full-unit minimum **USD 350,000**, NTF donation route **USD 235,000**, all with a **mandatory 5-year hold** — **effective 1 July 2024** (raised from USD 220,000 under the 2024 OECS price-floor harmonisation; **guaranteed buy-backs, discounts and rebates are now PROHIBITED**). Grenada's marquee differentiator is that it is the **only Caribbean CBI state with a US E-2 Treaty-Investor relationship** (treaty in force since 3 March 1989) — **BUT** the **AMIGOS Act (Dec 2022, US FY23 NDAA) requires 3 years' Grenada residence** before a CBI-naturalised citizen can use the E-2, which kills the "instant E-2" sales pitch. **Hurricane risk is the defining structural risk**: **Hurricane Ivan (7 Sep 2004)** caused damage ≈ **200% of GDP** and hit **~89–90% of homes**; pre-2005 building stock is a red flag and **OECS Building Code 2015** compliance is the diligence bar. Title is held under a **deeds-registration** (NOT Torrens) system at the **Deeds & Land Registry of the Eastern Caribbean Supreme Court**; final appeal is to the **UK Privy Council (JCPC)**. **Confirm** any current CBI threshold, PTT/ALHL rate, GRENLEC tariff, and E-2/AMIGOS requirement at primary sources **before any binding step**. Authoritative primary sources: **[Government of Grenada](https://www.gov.gd)**, **[Investment Migration Agency (IMA) Grenada](https://imagrenada.gd/citizenship-by-investment/)**, **[Inland Revenue Division (IRD)](https://ird.gd)**, **[Laws of Grenada](https://www.laws.gov.gd)**, **[eLandRegistry](https://elandregistry.gov.gd)**, **[GRENLEC](https://grenlec.com/)**, **[PURC](https://purc.gd)**, **[US Dept of State — E-2 treaty list](https://travel.state.gov/content/travel/en/us-visas/visa-information-resources/fees/treaty.html)**.

## Country profile

- **Geography**: Tri-island sovereign state — **Grenada** (main island), **Carriacou** and **Petite Martinique** — **~344 km²** at the southern end of the Windward Islands (Lesser Antilles), ~150 km north of Trinidad. Capital **St. George's** (St. George parish, south-west coast — one of the Caribbean's most picturesque harbours, the Carenage). Six parishes: **St. George** (capital + south-coast property corridor), **St. David**, **St. Andrew**, **St. Patrick**, **St. Mark**, **St. John** + the Carriacou & Petite Martinique dependency.
- **Status**: Independent sovereign state (independence from UK, **7 February 1974**). Constitutional monarchy in the Commonwealth realm — King Charles III head of state, represented by a Governor-General; Westminster parliamentary system.
- **Population**: **~117,000** (≈117,300, World Bank-derived est. 2024/25 — verify at the [Grenada Central Statistical Office](https://stats.gov.gd/), last census 2022). Population near-flat; small ageing demographic with significant diaspora (UK, US, Canada, Trinidad).
- **GDP per capita**: **~USD 12,500 nominal** (2025, World Bank — verify at [IMF DataMapper Grenada](https://www.imf.org/external/datamapper/profile/GRD)). **Upper-middle-income** economy. Tourism + agriculture (nutmeg/mace — world's historic #2 nutmeg exporter) + CBI inflows + education (St. George's University) dominate.
- **Currency**: **Eastern Caribbean Dollar (XCD / EC$)** — issued by the [Eastern Caribbean Central Bank (ECCB)](https://www.eccb-centralbank.org/), **pegged XCD 2.70 = USD 1.00 since 1976** (hard peg, shared by the 8-member OECS/ECCU). **USD widely accepted** in tourism + real estate; **property prices commonly quoted in USD**, particularly CBI-eligible villas (which cluster at/above the USD 270k qualifying-share / 350k full-unit thresholds by design).
- **Languages**: **English (official, sole)** — all contracts, deeds, statutes in English. Grenadian Creole English + a French-lexicon patois are everyday vernaculars, but legal/professional life is standard English.
- **Legal system**: **English common law** + Grenadian statutes. Superior court is the resident **High Court** division of the **Eastern Caribbean Supreme Court (ECSC)**; appeals to the itinerant ECSC Court of Appeal; **final appeal to the Judicial Committee of the UK Privy Council (JCPC, London)** — Grenada has **NOT** acceded to the Caribbean Court of Justice (CCJ) appellate jurisdiction (rejected at a 2018 referendum; verified, audit 2026-05-28). **Conveyancing**: a **deeds-registration / abstract-of-title** system (NOT a Torrens registered-title system) under the **Deeds and Land Registry Act, Cap. 79**.
- **Admin levels**: **6 parishes** + Carriacou & Petite Martinique dependency. Local-government structure is centralised; parishes used mainly for ecclesiastical, electoral and address-identification purposes.
- **Cadastre / land registry**:
  - **[Deeds and Land Registry — Eastern Caribbean Supreme Court (Grenada)](https://www.gov.gd)** — recording office for deeds of conveyance, mortgages, and title chains under Cap. 79.
  - **[eLandRegistry](https://elandregistry.gov.gd)** — Grenada Land Agency's official online system for searching records registered at the Deeds & Land Registry (`.gov.gd` domain).
  - **[Inland Revenue Division (IRD)](https://ird.gd/taxes/property-tax)** — operates a property-valuation service; valuation references inform PTT + property-tax base but are not market value.
- **Identifier**: **Parish + survey-plan reference + lot/parcel number** recorded at the Deeds & Land Registry. **No universal national parcel ID** equivalent to a French numéro de parcelle; "family land" (old undivided inherited holdings) is a recurring Caribbean title complication.
- **Title concept**: **Freehold (fee simple)** dominant. Title held under the **deeds-recording** model (Cap. 79) — **chain-of-deeds diligence is essential**; statutory-declaration / adverse-possession ("squatter") claims exist, and title reform is widely described as "long overdue."
- **Recent reforms (12-month watchlist)**:
  - **CBI real-estate minimum raised USD 220,000 → USD 270,000 (qualifying share)**, effective **1 July 2024** under the Citizenship by Investment (Amendment) Regulations 2024 + the 2024 OECS CBI Memorandum of Agreement price-floor harmonisation (VERIFIED — IMA Grenada Circular No. 3 of 2024 + UNCTAD Investment Policy Monitor measure #5026, audit 2026-05-28). Full-unit USD 350,000 unchanged; **guaranteed buy-backs / discounts / rebates PROHIBITED**.
  - **2019 conveyancing reform**: September 2019 amendment to the Conveyancing and Law of Property Act **reduced the good-title search period from 60 → 30 years**; original title deeds now held in the Supreme Court Registry.
  - **AMIGOS Act (Dec 2022, US Pub. L. 117-263, FY23 NDAA)**: imposes a **3-year treaty-country residence requirement** on CBI-naturalised citizens (Grenada + Turkey explicitly named) before E-2 eligibility (VERIFIED, audit 2026-05-28).
  - **PURC cost-of-service / tariff study** (RfP issued Feb 2026) — GRENLEC electricity tariffs may change; verify current schedule at GRENLEC before relying.
  - **Hurricane Beryl (1–2 July 2024)** devastated **Carriacou & Petite Martinique** (the dependency islands); main-island Grenada was materially less affected — verify Beryl specifics for any Carriacou/Petite Martinique listing at [NaDMA](https://www.gov.gd/resident/nadma) / NOW Grenada.

---

## 🇬🇩 Foreign buyer eligibility (READ FIRST)

This section determines whether a transaction is even legally possible — and what process applies. Grenada permits foreign freehold ownership, but the **gating mechanism is the Alien Landholding Licence (ALHL)** for non-CBI buyers, and the **central hook is Citizenship-by-Investment (CBI)** which waives the ALHL on approved property.

### Legal basis

- **Deeds and Land Registry Act, Cap. 79** ([laws.gov.gd](https://www.laws.gov.gd/index.php/chapters/d-76-84a/133-chapter-79-deeds-and-land-registry-act)) — deeds-recording + title chain.
- **Conveyancing and Law of Property Act** (as amended Sept 2019 — 30-year search period).
- **Alien Landholding Regulation Act** (Laws of Grenada — *verify exact chapter at [laws.gov.gd](https://www.laws.gov.gd)*) — non-citizen landholding licence regime.
- **Property Transfer Tax Act, No. 37 of 1998** — transaction tax (administered by [IRD](https://ird.gd/taxes/property-transfer-tax)).
- **Citizenship by Investment Act 2013 (as amended)** + **Citizenship by Investment (Amendment) Regulations 2024** — administered by the [Investment Migration Agency (IMA) Grenada](https://imagrenada.gd/citizenship-by-investment/).

### Buyer category matrix

| Buyer category | Right |
|---|---|
| **Grenadian citizen** | Full freehold; standard conveyancing; no ALHL |
| **Non-citizen foreign buyer (NON-CBI)** | **Full freehold**, but must obtain an **Alien Landholding Licence (ALHL ≈ 10% of value, ~3 months)** before title transfer completes; **PLUS 10% PTT (purchaser)** — see `--tax` |
| **CBI applicant buying APPROVED real estate** | Full freehold; **ALHL WAIVED** (key cost saving — the ~10% is not payable); property must be a government-approved CBI project; **5-year hold** before resale |
| **CBI applicant — non-approved property** | Falls under the standard non-citizen ALHL + PTT regime (CBI status alone does not waive the ALHL unless the property is an approved CBI project) |

(Source: multiple Grenada conveyancing firms — C21 Grenada, CARICOM Attorneys, Forrester Legal Chambers — *secondary tier*; cross-checked [IMA Grenada](https://imagrenada.gd/citizenship-by-investment/) + [IRD](https://ird.gd/taxes/property-transfer-tax) primary; *verify exact ALHL statutory rate + chapter at [laws.gov.gd](https://www.laws.gov.gd) and with a Grenada-admitted attorney before contract*)

### Citizenship-by-Investment (CBI) via real estate

| Route | Threshold (VERIFIED) | Notes |
|---|---|---|
| **Real-estate qualifying-share** | **USD 270,000** + **USD 50,000 government fee** | Effective **1 July 2024** (up from USD 220,000); 5-year hold |
| **Real-estate full-unit** | **USD 350,000** | Unchanged in the 2024 reform; 5-year hold |
| **NTF donation** (National Transformation Fund) | **USD 235,000** (single applicant) | Family-size bands differ — *verify exact bands at IMA Grenada* |
| **Enterprise route** | **USD 1.5M** single investor OR **USD 350,000 per investor** in a JV totalling ≥ USD 5M | Less common |

(Source: [IMA Grenada](https://imagrenada.gd/citizenship-by-investment/) + Circular No. 3 of 2024 + UNCTAD Investment Policy Monitor measure #5026 — VERIFIED primary/authoritative, audit 2026-05-28. **Do NOT cite the old USD 220,000 figure as current.** **Guaranteed buy-backs / discounts / rebates PROHIBITED** by the 2024 amendment — treat any promised fixed CBI rental return or guaranteed resale with suspicion; it may breach the regulations.)

### US E-2 Treaty-Investor access — the marquee differentiator (with a load-bearing caveat)

- **Grenada holds a US E-2 Treaty of Commerce & Navigation, in force since 3 March 1989** — and is the **ONLY Caribbean CBI country whose citizens can use the US E-2 nonimmigrant treaty-investor visa** (St. Kitts & Nevis, Dominica, Antigua & Barbuda, St. Lucia have NO E-2 treaty). This is the marquee CBI differentiator. (VERIFIED against US State Dept treaty-country listing, audit 2026-05-28.)
- **⚠️ CRITICAL CAVEAT — the E-2 is NOT instant**: the **AMIGOS Act** (enacted **December 2022** as part of US Pub. L. 117-263, the FY23 NDAA) requires a person who acquired E-2 treaty nationality **through a Citizenship-by-Investment programme** (Grenada + Turkey explicitly named) to have **resided in the treaty country for at least 3 continuous years** before applying for the E-2 visa. → This **defeats the "buy Grenada CBI → instant US E-2" marketing pitch.** (VERIFIED — multiple US immigration-counsel + US Embassy summaries; statutory basis is the AMIGOS Act folded into FY23 NDAA, audit 2026-05-28.)
- **Practical sequence**: CBI grant → **genuine 3-year residence in Grenada** → then an E-2 application with a qualifying, active US business investment. It is **NOT a passive shortcut**. The E-2 itself is also a nonimmigrant treaty-investor visa (not a green card / not citizenship).

### Compliance / AML

- **CBI due diligence**: the IMA runs multi-tier background checks; source-of-funds documentation is mandatory.
- **Real-estate attorneys**: regulated; KYC + source-of-funds chain required for any purchase.
- **CRS + FATCA**: tax-residency self-certification at Grenadian bank-account opening.
- **OECS / ECCB AML framework** applies region-wide; beneficial-ownership disclosure for corporate-held real estate.

### Verification path (before any reservation)

1. **Confirm route**: CBI-approved project (ALHL waived) vs ordinary purchase (ALHL ≈ 10% + PTT 10% applies). This single decision drives the whole cost stack.
2. **Engage a Grenada-admitted attorney**: conveyancing must be prepared + executed by an attorney-at-law (no DIY conveyancing).
3. **Pull the title chain**: 30-year good-title search (post-2019 reform) via the Deeds & Land Registry / [eLandRegistry](https://elandregistry.gov.gd); check for "family land," adverse-possession / statutory-declaration claims, boundary issues.
4. **For non-CBI buyers**: budget the ALHL application (~3 months; police certificate, 2 character references, banker's reference) + the 10% purchaser PTT + legal fees + 15% VAT-on-fees.
5. **For CBI buyers**: confirm the property is a government-approved CBI project and understand the 5-year hold (and that any "guaranteed buy-back" is now prohibited).
6. **Structural diligence**: confirm OECS Building Code 2015 compliance / hurricane retrofit (see `--risks`); 3+ catastrophe-insurance quotes.

---

## Section: `--price`

> ⚠️ All figures below are from **real-estate listing / aggregator sources (seller-controlled)**, NOT a government index. **No public official residential price index exists for Grenada.** Tag every figure `(per listing — verify with local valuer / cadastre)`. PTT and ALHL are both assessed on **market value**, so an inflated listing inflates the tax base — an independent valuation is a cost-control step, not just a comfort check.

### Primary sources

- **[Inland Revenue Division — Property Valuation service](https://ird.gd/taxes/property-tax)** — official valuation reference (drives PTT + property-tax base; not a market index).
- **[Grenada Central Statistical Office](https://stats.gov.gd/)** — census + household data; **no parcel-level residential price index**.
- **Listing platforms / advisory aggregators** (secondary, seller-tier) — see "Common listing platforms" below.

### 2025–2026 price benchmarks (listing-tier)

| Market / area | Typical price (USD, per listing) | Notes |
|---|---|---|
| **Whole-island standard homes** | **USD 200,000 – 500,000** | Broad listing range, 2025 |
| **Grand Anse / Morne Rouge (St. George — south-west)** | **USD 500,000 → several million** | Prime beach corridor; sea-view villas |
| **Lance aux Épines (St. George — south peninsula)** | **USD 800,000+** for sea-view villas | Prestige peninsula; SGU faculty/student rental catchment |
| **True Blue (St. George — south)** | mid-market to upper | St. George's University-adjacent; deep student/faculty rental demand |
| **Grand Anse-area land** | **~USD 13 / sq ft** (single data point) | One listing data point — **NOT a market average; do not generalise** |
| **CBI-eligible villas (approved projects)** | clustered at/above **USD 270k (share) / 350k (unit)** | Priced to the CBI thresholds by design |

(Sources: real-estate listing platforms + advisory commentary 2025 — *all seller/aggregator tier*; *per listing — verify with an independent valuer + cadastre on visit*. Prices in this market are quoted in **USD** even though legal tender is XCD (peg 2.70).)

### Compute

1. **USD/m² = price ÷ built-area m²** (listings often quote **square feet** — convert: 1 m² = 10.764 sqft).
2. Compare to **≥ 3 active listings** on the same parish + community + waterfront status (community + sea-view drive price far more than parish average).
3. **Trap — tax base**: PTT (purchaser 10%) and ALHL (~10%) are both assessed on **market value** — an inflated listing inflates the acquisition tax stack. Commission an **independent valuation** (IRD valuation service exists) before relying on any listing price.
4. **Trap — area definitions**: built-up area vs gross (incl. covered patios/verandahs) vs lot area. Listings often quote the largest. Confirm with the survey plan.
5. **Trap — title-system status**: deeds-recording (not Torrens) — a clean 30-year chain matters more than a headline price; "family land" + boundary disputes can sink a deal.
6. **Trap — Beryl 2024 (Carriacou / Petite Martinique)**: any listing on the dependency islands should be checked for July-2024 hurricane damage + rebuild status.

### Key terms

- **Deed of Conveyance** — instrument transferring title (English-style)
- **Abstract of Title** — chain of conveyances at the Deeds & Land Registry (deeds-recording system)
- **Alien Landholding Licence (ALHL)** — non-citizen licence to hold land (~10% of value)
- **Property Transfer Tax (PTT)** — one-time transfer tax (purchaser 10% / vendor 15% non-citizen; citizen 5%)
- **Family land** — old undivided inherited holding (common Caribbean title complication)
- **CBI-approved project** — government-designated real-estate development qualifying for citizenship-by-investment (ALHL waived; 5-year hold)

---

## Section: `--traffic`

### Sources

- **[Government of Grenada — Infrastructure](https://www.gov.gd/infrastructure)** — road inventory (not a public live AADT portal).
- **Royal Grenada Police Force** — accident statistics; no published AADT-equivalent national portal.
- **OSM** fallback via Overpass — `highway` tag class.

### Reality

Grenada does **NOT publish a public AADT (Annual Average Daily Traffic) portal** comparable to UK DfT counts or US FHWA HPMS. **OSM road class + on-the-ground observation is the practical method.**

### Coarse OSM fallback

| OSM `highway` | Grenada road class | Typical v/d (heuristic) |
|---|---|---|
| `trunk` / `primary` | Maurice Bishop Hwy / coastal arteries | 8,000–25,000 |
| `secondary` | Parish-spine roads | 2,000–10,000 |
| `tertiary` / `unclassified` | Subdivision feeder | 500–3,000 |
| `residential` | Internal street | < 500 |

### Verdict bands (heuristic — calibrate with on-site visit)

- 🟢 < 1,500 v/d (residential subdivision interior, rural parish lane)
- 🟡 1,500–8,000 v/d (suburban St. George / Grand Anse interior)
- 🟠 8,000–20,000 v/d (Maurice Bishop Hwy, St. George's approaches, Grand Anse main road)
- 🔴 > 20,000 v/d (St. George's town-centre / Carenage peak; airport-corridor surge days)

### Caveats

- **Drive on the LEFT** (former British colony); UK-style traffic.
- **Congestion** concentrates around **St. George's** (the Carenage, narrow harbour-town streets) + the **Grand Anse corridor** at school-run + commuter peaks.
- **Public transport** = privately-run minibuses ("reggae buses") + route taxis — extensive but informal frequency.
- **Main airport: Maurice Bishop International Airport (GND)**, Point Salines, SW tip — direct links to US (NY / Miami / Atlanta), UK, Canada, regional hubs. Airport-corridor traffic surges on arrival/departure banks.

---

## Section: `--tax`

> **Headline**: Grenada has **NO capital gains tax** and **NO inheritance/estate tax** generally; the real-estate-specific burden is concentrated **at acquisition** for foreign buyers. A non-citizen **purchaser pays Property Transfer Tax of 10%** (Act No. 37/1998), **separate from and on top of** the **~10% Alien Landholding Licence** — so a **non-CBI foreign buyer faces a ~22%+ acquisition stack** (10% PTT + ~10% ALHL + ~2% legal + 15% VAT-on-fees). **Annual property tax is low** by international standards (~0.2% land / 0.3% building, residential). The **CBI route waives the ALHL** — materially cheaper on entry for approved-project buyers.

### Property Transfer Tax (PTT) — one-time at transfer

Governed by the **Property Transfer Tax Act, No. 37 of 1998**. Administered by the [IRD](https://ird.gd/taxes/property-transfer-tax).

**Land transfers:**

| Party | Rate | Basis |
|---|---|---|
| **Citizen vendor** | **5%** | market value |
| **Non-citizen VENDOR** | **15%** | consideration or market value (whichever higher) |
| **Non-citizen PURCHASER** | **10%** | consideration or market value (whichever higher) |

**Other (non-land) property — non-citizens**: vendor 10%, purchaser 10%.

- **CRITICAL for foreign buyers**: a non-citizen buying land pays a **10% PTT (purchaser side)** — this is SEPARATE from, and ON TOP OF, the ~10% ALHL fee. A non-CBI foreign buyer therefore faces roughly **~20% in government acquisition charges (10% PTT + ~10% ALHL)** plus ~2% legal + 15% VAT-on-fees ≈ **~22%+ of value** in transaction cost.
- **Thresholds (XCD)**: deed-of-gift tax applies only to value > **XCD 150,000**; other transfers > **XCD 20,000**.
- **Full exemptions**: Crown, statutory boards, charities, mortgage-related, trustee-to-trustee.

(Source: [IRD primary page](https://ird.gd/taxes/property-transfer-tax), retrieved 2026-05-28; statute Act No. 37/1998 — *re-verify current rates at IRD before advising; IRD pages are the authority*.)

### Annual property tax

Administered by the [IRD](https://ird.gd/taxes/property-tax).

| Class | Land | Building |
|---|---|---|
| **Residential** | **0.2%** | **0.3%** |
| **Commercial** | **0.5%** | **0.3%** |
| **Agricultural** | **0.0%** | **0.0%** |

- **Homestead exemption**: XCD 100,000 deducted from the building value of an owner-occupied property (one property only).
- **Assessed at market value** (location, land price, size, building condition).
- **Payment**: demand notices issued 1 Jan annually. **5% early-payment discount** if 50% paid by 31 Mar and remainder by 30 Jun.
- **Late penalty**: 20% fine after 29 Aug if unpaid; 1.5%/month interest thereafter.
- **Low by international standards** — e.g. a USD 270k CBI villa ≈ market value ~XCD 729k; at residential 0.3% building + 0.2% land the annual bill lands in the low-hundreds-USD/yr range — **COMPUTE per the actual land/building split; do not assert a flat figure**.
- Payable to the Government of Grenada at the IRD, Young Street, St. George's, or District Revenue Offices per parish.

(Source: [IRD Property Tax page](https://ird.gd/taxes/property-tax), retrieved 2026-05-28 — *verify current rates + thresholds at IRD before relying*.)

### Alien Landholding Licence fee

- **~10% of property value** (purchase price less value of contents/furniture). **Waived for CBI-approved real estate.** (See Foreign buyer eligibility + `--finance`/conveyancing.)

### VAT + other

- **VAT (15%)** applies to professional services associated with the transaction (legal, agency) — added to the fee. *Verify whether VAT applies to short-stay tourist-accommodation rental above the registration threshold at IRD — flagged for re-verify.*

### Capital gains / inheritance / wealth

- **NO capital gains tax** in Grenada (no separate CGT regime on property gains for individuals — *verify current treatment at IRD*).
- **NO general inheritance / estate tax** (deed-of-gift PTT applies above XCD 150,000).
- **NO wealth tax**.

⚠️ Verification: request the seller's last **property-tax receipt**; confirm current **PTT (purchaser 10% / vendor 15% non-citizen), ALHL rate, and annual property-tax bands** at [IRD](https://ird.gd) + attorney before contract.

---

## Section: `--rental`

### Demand drivers

1. **St. George's University (SGU)** — a large US-oriented medical school + the single biggest non-tourism rental-demand engine; deep long-term **faculty + student lets** in **True Blue, Lance aux Épines, Grand Anse**.
2. **Tourism short-lets** — **Grand Anse Beach** corridor + sea-view villas.
3. **CBI-linked managed rental pools** on government-approved resort projects.

### Long-term residential rentals

- **Standard tenancy**: monthly payment, deposit + advance rent typical; governed by ordinary contract + English common-law landlord-tenant principles.
- **Income tax on rental income**: rental income is **taxable**; **non-resident landlords face withholding** — **verify the current non-resident withholding rate at [IRD](https://ird.gd)** (flagged for re-verify; do not assert a rate).

### Short-term rentals (tourism / Airbnb / VRBO)

- **VAT (15%)** may apply to short-stay tourist accommodation above the registration threshold — *verify at IRD* (flagged).
- **CBI rental caveat**: "guaranteed buy-back" + guaranteed-rental-return schemes were **PROHIBITED by the 2024 CBI amendment** — treat any promised fixed CBI rental yield with suspicion; it may breach the regulations.

### Yield benchmarks (per advisory/aggregator — verify per property)

| Segment | Gross yield (est., aggregator-sourced) |
|---|---|
| Residential long-lets (SGU faculty/student catchment) | **~4–6% gross** |
| Managed tourism villas (Grand Anse / sea-view) | Higher headline figures advertised |

- **NET is materially lower** after management (~20–30%), **high GRENLEC power cost**, catastrophe (hurricane) insurance, vacancy, and VAT. **No official yield index exists — tag all yield figures `est., aggregator-sourced`** and require a local letting agent's actuals before modelling.

(Source: real-estate advisory / aggregator commentary 2025 — *secondary aggregator tier*; yields gross of vacancy + management + insurance + power; verify per-property.)

### Strategic notes

- **SGU is the structural anchor** of the southern-peninsula rental market — its academic calendar drives student/faculty demand in True Blue / Lance aux Épines / Grand Anse.
- **Hurricane insurance is a meaningful operating cost** (see `--risks`) — model it into NET yield.
- **High electricity cost** (see `--mains`) is a recurring drag on rental NET — factor GRENLEC tariff into the operating model.
- **Seasonality**: tourism short-let high season Northern-hemisphere winter (Dec–Apr); low / hurricane season Jun–Nov.

---

## Section: `--work=<profession>`

### Reality

Grenada is a **small, tourism-and-education-anchored economy**; local employment for non-citizens requires a **work permit** (CBI citizenship removes this requirement). The property thesis is mostly **second-home / CBI-investor / SGU-linked / retirement** rather than local-salary-driven.

### Economy + employers

- **Tourism** (hotels, villas, dive operators, cruise calls at St. George's).
- **Education** — **St. George's University (SGU)** in True Blue / Lance aux Épines: a large US-oriented medical (+ veterinary) school, a **major economic anchor and the primary rental-demand driver** on the southern peninsula.
- **Agriculture** — nutmeg/mace ("Isle of Spice"), cocoa, other spices.
- **CBI inflows** — a significant fiscal + construction-sector driver.

### Visa routes for working

| Route | Eligibility | Authority |
|---|---|---|
| **Work Permit** | Employer-sponsored; non-citizen | Government of Grenada (Labour / Immigration) |
| **CBI citizenship** | USD 270k RE share / 350k unit / 235k NTF donation | [IMA Grenada](https://imagrenada.gd/) — removes work-permit requirement |
| **CARICOM Skills Certificate** | CARICOM citizen + recognised skill | Free movement + work within CARICOM |

### Salary + labour

- Official language **English**; an **EC$ minimum wage** applies (verify current rate with the Ministry of Labour).
- **National median wage data**: *data not publicly available in a single authoritative source — verify at the [Grenada Central Statistical Office](https://stats.gov.gd/)*.

### Catchment heuristics

- **St. George's / Grand Anse / True Blue / Lance aux Épines (south-west + south peninsula)**: tourism + SGU + government + services — the deepest formal job + rental market.
- **Outer parishes (St. Andrew, St. Patrick, St. Mark, St. John, St. David)**: thinner formal employment outside agriculture + community services.
- **Carriacou / Petite Martinique**: very thin formal employment; tourism + fishing + remittances.

---

## Section: `--risks`

> **Hurricane is the defining structural risk in Grenada — calibrated by Hurricane Ivan (2004).**

### Primary national hazard sources

| Source | URL | What it gives |
|---|---|---|
| **National Disaster Management Agency (NaDMA)** | `https://www.gov.gd/resident/nadma` | Hurricane plans, shelters, alerts |
| **Climate-Resilient Buildings programme (ICCAS)** | `https://climateresilience.gov.gd/` | Resilient-build guidance |
| **OECS Secretariat — Building Codes** | `https://oecs.int/en/our-work/knowledge/library/sustainable-energy/oecs-building-codes` | OECS Building Code 2015 |
| **US National Hurricane Center (NHC)** | `https://www.nhc.noaa.gov/` | Atlantic basin authoritative reference |
| **UWI Seismic Research Centre (SRC)** | `https://www.uwiseismic.com/` | Caribbean seismic + volcanic monitoring |
| **CCRIF SPC** | `https://www.ccrif.org/` | Sovereign catastrophe-risk facility (Grenada participant) |

### Hurricane Ivan (7 September 2004) — the baseline catastrophe

- **Category 3 at landfall** — the single most defining event in Grenada's modern property history.
- **~89–90% of homes damaged; ~30% destroyed**; >14,000 homes impacted; **>80% of all building structures damaged**; 73 of 75 public schools damaged. 39 fatalities.
- **Damage ≈ USD 1.1 billion ≈ ~200% of GDP** (housing sector alone = 38% of GDP; tourism 29%). The economy contracted ~3% in 2004 vs +4.7% projected.
- **Implication**: Grenada sits at the **southern edge of the hurricane belt** — historically hit less frequently than the northern Antilles, but Ivan proved it is **NOT immune**, and older housing stock was catastrophically vulnerable. **Any pre-2005 building should be assumed to predate modern wind-resistant detailing unless retrofitted.**

(Source: World Bank "A Nation Rebuilding: Hurricane Ivan" report; ReliefWeb / OECS assessment — *authoritative secondary*.)

### Hurricane Beryl (1–2 July 2024) — the dependency islands

- **Beryl devastated Carriacou & Petite Martinique** (the dependency islands), with extensive housing destruction; **main-island Grenada was materially less affected**.
- **Diligence**: any listing on **Carriacou / Petite Martinique** must be checked for July-2024 damage + rebuild status — *verify Beryl specifics at [NaDMA](https://www.gov.gd/resident/nadma) / NOW Grenada* (flagged).

### Building code

- **OECS Building Code (2015 edition + updates)** governs hurricane + seismic design — roof hurricane straps, window/door wind-load design, reinforcement anchorage. Grenada is a participating OECS state.
- Grenada also runs a **Climate-Resilient Buildings** programme ([climateresilience.gov.gd](https://climateresilience.gov.gd/)) under ICCAS.
- **Diligence step**: confirm the property was built to / retrofitted to **OECS Building Code 2015** standards (roof straps, shutters, reinforced openings). **Pre-Ivan (pre-2005) stock is the red flag.**

### Insurance — catastrophe cover essential + costly

- **Catastrophe (hurricane/wind) insurance is essential and a material recurring cost**; premiums reflect the catastrophe exposure.
- Grenada participates in **CCRIF SPC** (Caribbean Catastrophe Risk Insurance Facility) at **sovereign** level — this is parametric sovereign cover, **NOT homeowner cover**.
- **Homeowner premium as % of value**: *data not available in a single public source — obtain 3+ quotes from a Grenada insurer and mark for local quote* (flagged for re-verify).

### Seismic + volcanic

- **Lesser Antilles volcanic arc** — earthquake risk present; **Kick-'em-Jenny** (an active submarine volcano ~8 km north of Grenada) is monitored by the [UWI SRC](https://www.uwiseismic.com/). Factor seismic detailing into structural diligence for pre-1980 builds.

### Risk dashboard — typical south-coast residential

| Class | Severity | Action priority |
|---|---|---|
| **Hurricane** | 🔴 | Ivan 2004 = ~200% GDP, ~90% homes hit; pre-2005 stock is a structural red flag; confirm OECS Building Code 2015 + retrofit; catastrophe insurance mandatory + costly |
| **Beryl 2024 (Carriacou / Petite Martinique)** | 🟠 (dependency islands) | Verify July-2024 damage + rebuild status for any Carriacou/Petite Martinique listing |
| **Foreign-buyer acquisition cost stack (non-CBI)** | 🟠 | ~10% PTT + ~10% ALHL + ~2% legal + 15% VAT-on-fees ≈ ~22%+; CBI route waives ALHL |
| **Seismic / submarine volcano (Kick-'em-Jenny)** | 🟡 | Background Caribbean risk; standard structural review |
| **Title chain / deeds-recording (not Torrens)** | 🟡 | Full 30-yr attorney registry search; "family land" + adverse-possession risk |
| **High utility cost (GRENLEC)** | 🟡 | ~EC$0.63/kWh avg diesel grid; factor into NET yield |
| **E-2 mis-selling** | 🟠 | AMIGOS Act 3-yr residence bar; "instant E-2" pitch is misleading |

---

## Section: `--mains`

### Electricity — GRENLEC (Grenada Electricity Services Ltd.)

- **Sole licensed utility** (est. 1960), regulated by the **[Public Utilities Regulatory Commission (PURC)](https://purc.gd)**. Generation is **predominantly diesel** — exposed to fuel-price pass-through.
- **Average residential price ≈ EC$0.63/kWh** (≈ USD 0.23/kWh at peg) — **HIGH by international standards**, typical of small diesel-dependent island grids. Fixed-rate contract tiers have been cited at ~EC$0.36 / ~EC$0.45/kWh (est., undated tier reporting — verify the current schedule per the PURC/GRENLEC flag below).
- **PURC ran a cost-of-service / tariff study RfP in Feb 2026 — tariffs may change**; **verify the current schedule at [grenlec.com/customers/ratesandfees](https://grenlec.com/customers/ratesandfees/)** (flagged for re-verify).
- High power cost makes **solar PV attractive** — check net-metering / PURC interconnection rules.

### Water — NAWASA (National Water and Sewerage Authority)

- State water utility ([nawasa.gd](https://nawasa.gd/)). Tariff schedule at [nawasa.gd/customer-care/our-rates](https://nawasa.gd/customer-care/our-rates) (*exact rates not captured — verify*).
- **Supply reliability / dry-season rationing can be an issue**; many properties have **cisterns / rainwater catchment** — check on inspection.

### Connectivity

- Providers: **Flow (Cable & Wireless / Liberty)** and **Digicel**; fibre via Southern Caribbean Fiber / Columbus.
- Fixed broadband + 4G/LTE available in the populated south/west; coverage thins in the rural north and on Carriacou. *Verify fibre footprint by address.*

### Costs (USD est.)

| Scenario | Cost (USD est.) |
|---|---:|
| GRENLEC connection (where line exists) | $300–$1,000 |
| NAWASA water connection (where main exists) | $300–$1,000 |
| Cistern install (rainwater catchment) | $3,000–$10,000 |
| Standby diesel generator 10–25 kW | $8,000–$25,000 |
| Inverter + battery bank (5–15 kWh) | $7,000–$25,000 |
| Solar PV 5–10 kW + inverter | $12,000–$35,000 |
| Hurricane shutters / impact glazing retrofit (medium home) | $12,000–$45,000 |

(*Figures indicative — vary by parcel + scope; verify with local contractors.*)

---

## Section: `--crime`

### Primary source

- **Royal Grenada Police Force** — crime statistics (data lags; no public parcel-level portal).
- **UNODC** + **UK FCDO Travel Advice** + **US State Department OSAC** — comparative reference.

### Key context

- Grenada is generally regarded as **one of the safer Eastern Caribbean states**, with violent crime well below the regional high-water marks (JM / TT). *Current homicide-rate figures: verify at the Royal Grenada Police Force / UNODC — data not captured here* (flagged; do not assert a rate).
- **Property crime**: burglary + opportunistic theft; **homes left unoccupied off-season** are a target — security service + alarm + caretaker arrangement standard for vacation homes.
- **Tourist-area crime**: low; pickpocketing + opportunistic theft around cruise-ship + nightlife corridors.
- **Cyber-fraud / wire-fraud against international buyers**: a rising **regional** pattern — fraudulent wire-instruction emails impersonating attorneys are documented Caribbean-wide; **always verify wire instructions verbally with the attorney via a known phone number before sending purchase funds**.

### Verdict bands (heuristic — calibrate locally)

- 🟢 Gated / managed CBI resort projects + Lance aux Épines / Grand Anse villa estates
- 🟡 South-coast residential (True Blue, Morne Rouge, suburban St. George)
- 🟠 St. George's town periphery (opportunistic property crime)
- 🔴 Specific named hotspots (verify current dynamics with local sources / FCDO advisory)

### Confidence

MEDIUM-LOW. The Royal Grenada Police Force does not publish parcel-level detail comparable to Western statistical offices; current homicide-rate figures are flagged for local verification.

---

## Section: `--amenities`

Universal OSM Overpass logic per `shared/amenities-osm.md`. Grenada-specific conventions:

- **Supermarket**: **Foodland**, **Real Value IGA**, **Food Fair**, **CK's Super Value**; tag `shop=supermarket`.
- **Convenience**: gas-station marts (Sol, Rubis), village shops; tag `shop=convenience`.
- **Pharmacy**: local pharmacies + supermarket pharmacy counters; tag `amenity=pharmacy`.
- **Hospital**: **General Hospital (St. George's — public)**, **Princess Alice Hospital (St. Andrew)**, **Princess Royal Hospital (Carriacou)**, **St. Augustine's Medical Services (private)**; tag `amenity=hospital`. **St. George's University** also anchors significant medical infrastructure on the southern peninsula.
- **Schools**: SGU (university), local public + private schools; tag `amenity=school`.
- **Banks**: **Republic Bank (Grenada)**, **CIBC FirstCaribbean**, **Grenada Co-operative Bank**, **RBTT/RBC**; tag `amenity=bank`.
- **Marinas**: **Port Louis Marina (St. George's lagoon)**, **Le Phare Bleu**, **Clarkes Court Bay Marina**, **Prickly Bay Marina** (south coast — a notable yachting hub); tag `leisure=marina`.
- **Public transport**: privately-run minibuses ("reggae buses") + route taxis; car rental / taxi standard for visitors; **left-hand drive**, UK-style traffic.

### Verdict bands (Grenada — compact-island geography)

- 🟢 < 1km / < 12 min walk to supermarket + pharmacy (St. George's, Grand Anse, Lance aux Épines core)
- 🟡 1–5km / drive: most south-coast residential
- 🟠 5–15km drive: outer parishes
- 🔴 > 15km drive: rural north + Carriacou / Petite Martinique interior

⚠️ **Compact-island reality**: main-island Grenada is ~344 km² — most of the island is within ~60 min drive of St. George's + the General Hospital. **Carriacou / Petite Martinique** are a ferry/flight away — medical access there is materially thinner (Princess Royal Hospital on Carriacou; serious cases referred to the main island).

---

## Section: `--climate`

Universal logic per `shared/climate-projections.md`. Grenada-specific overrides:

- **Köppen-Geiger**: **Af / Am (tropical rainforest / monsoon)** in the interior highlands → **Aw (tropical savanna)** on the drier coast — wet season Jun–Nov, drier season Dec–May.
- **Topography**: volcanic + mountainous interior (highest point **Mount St. Catherine ~840 m AMSL**) — materially higher relief than coral-platform islands; coastal property concentrated on the south + west coasts.
- **Reference baseline**: regional Caribbean met series + IPCC AR6 + Caribbean Community Climate Change Centre (CCCCC).
- **Key projections** (IPCC AR6 + CCCCC, SSP2-4.5 / SSP5-8.5):
  - Annual mean temperature **+1.0 → +2.5°C** by 2100 (Caribbean SIDS regional band).
  - **Hurricane intensity**: Atlantic-basin Cat 4–5 share trending up — **Ivan 2004 + Beryl 2024 as calibration events** for a southern-Windwards island previously considered "south of the main track."
  - **Sea-level rise**: +0.20 → +0.85 m by 2100 SSP5-8.5 — exposure for low-lying south-coast parcels + St. George's lagoon frontages.
  - **Rainfall**: drier-season drier; wet-season more intense convective events — flash-flood + landslide risk on steep interior slopes.
  - **Coral bleaching**: increasing — affects beach + reef-tourism economics.
- **Acute-event flags**:
  - 🔴 Hurricane Cat 3–5 risk (Ivan 2004 = the calibration catastrophe; pre-2005 stock structurally vulnerable)
  - 🟠 Landslide / flash-flood risk on steep interior slopes in intense rainfall
  - 🟠 Insurance market cost — catastrophe premiums material + escalating
  - 🟡 Sea-level rise — 2050+ exposure for sub-5 m coastal parcels
  - 🟡 Heat stress increasing — cooling (and thus GRENLEC) cost escalation

### Climate verdict (typical south-coast residential, post-2005 OECS-code build)

🟡–🟠 **Watch / Adapt** — hurricane risk is the binding constraint (Ivan 2004 calibration); require OECS Building Code 2015 compliance + funded catastrophe insurance + storm-resilient detailing; SLR a 2050+ issue for sub-5 m coastal parcels.

### Climate verdict (pre-2005 / pre-Ivan stock, or Carriacou/Petite Martinique post-Beryl)

🟠–🔴 **Adapt / High caution** — pre-Ivan stock predates modern wind detailing; Carriacou/Petite Martinique took direct Beryl 2024 damage. Only acquire with engineered retrofit to OECS Building Code 2015 + funded insurance + verified rebuild status.

### Confidence

HIGH for IPCC AR6 + CCCCC regional projections; MEDIUM for parcel-level storm-surge / landslide specificity (no public parcel-level hazard map captured).

---

## Section: `--finance`

### Mortgage market

- **Regulator**: **[Eastern Caribbean Central Bank (ECCB)](https://www.eccb-centralbank.org/)** — regional prudential framework for the ECCU; commercial banks set product terms.
- **Major lenders**:
  - **Republic Bank (Grenada)** — `https://republicgrenada.com/`
  - **CIBC FirstCaribbean International Bank** — `https://www.cibcfcib.com/`
  - **Grenada Co-operative Bank** — `https://www.grenadaco-opbank.com/`
  - **RBC / RBTT Caribbean**

### LTV + tenor (typical — verify with lender at quote)

| Borrower | LTV cap (typical) | Tenor (typical) |
|---|---:|---:|
| **Grenadian resident, salaried** | 80–90% primary residence | 20–30 years |
| **Foreign / non-resident** | **~50–70%** typical | 10–20 years |

- **Rate structure**: ECCU mortgage rates are set off commercial-bank spreads; *verify the current rate at the lender's quote stage — no single authoritative public mortgage-rate index captured here*.
- **Many foreign buyers structure a cash purchase** (USD-funded, given the 2.70 peg) rather than financing Grenada-side, especially for CBI-approved property where speed matters.

### Banking access

- **Account opening**: passport + proof of address + reference letters + source-of-funds; CRS + FATCA self-certification mandatory.
- **CBI applicants** open local banking as part of the migration process.
- **XCD vs USD accounts**: both available; FX is a non-issue given the hard 2.70 peg + USD acceptance in the property market.

---

## Section: `--currency`

- **Currency**: **Eastern Caribbean Dollar (EC$ / XCD)** — issued by the [ECCB](https://www.eccb-centralbank.org/), shared by the 8-member OECS/ECCU.
- **Peg**: **XCD 2.70 = USD 1.00 since 1976** — a hard regional peg, one of the long-standing fixed pegs (since 1976); unbroken through 2026.
- **USD circulates in parallel**: tourism + real-estate transactions are commonly **USD-denominated or USD-equivalent**; CBI-eligible villas are quoted in USD by design.
- **Practical effect for buyer**: **near-zero structural FX risk for USD-base buyers**; minimal risk for EUR/GBP/CAD buyers (USD-correlated). The 1976 peg has held through multiple external shocks; ECCB pooled reserves underpin credibility — but, like any peg, it is a **policy choice, not a structural certainty**.
- **No exchange-control gating** equivalent to Barbados' CBB registration is documented for Grenada property purchases — *but confirm any current capital-flow / repatriation rule with your attorney + bank before completion* (the gating step in Grenada is the **ALHL**, not FX registration).

---

## Section: `--visa` (CBI deep-dive)

Grenada's residency/citizenship hook is its **Citizenship-by-Investment (CBI)** programme — and uniquely among Caribbean CBI states, the **US E-2 Treaty-Investor pathway** (with the AMIGOS 3-year-residence caveat). See **Foreign buyer eligibility** above for the buyer matrix.

### CBI routes (VERIFIED — effective 1 July 2024)

| Route | Threshold | Hold / notes |
|---|---|---|
| **Real-estate qualifying share** | **USD 270,000** + **USD 50,000 government fee** | **5-year hold**; up from USD 220,000 (1 Jul 2024) |
| **Real-estate full unit** | **USD 350,000** | **5-year hold**; unchanged in 2024 reform |
| **NTF donation** | **USD 235,000** (single applicant) | Family bands differ — *verify at IMA* |
| **Enterprise route** | USD 1.5M single / USD 350k per investor in ≥ USD 5M JV | Less common |

- **Administered by**: [Investment Migration Agency (IMA) Grenada](https://imagrenada.gd/citizenship-by-investment/). Statutory basis: Citizenship by Investment Act 2013 (as amended) + Citizenship by Investment (Amendment) Regulations 2024.
- **2024 OECS price-floor harmonisation**: gives effect to the 2024 OECS CBI Memorandum of Agreement (Antigua & Barbuda, Dominica, Grenada, St. Kitts & Nevis, St. Lucia).
- **Anti-undercutting clause**: **discounting, rebates, and guaranteed buy-back arrangements are PROHIBITED** across all CBI routes (treat any "guaranteed return / guaranteed buy-back" CBI offer as a red flag).
- **5-year hold**: the approved real-estate investment may be resold after 5 years (potentially to the next CBI applicant — who typically must re-qualify).

(Source: [IMA Grenada](https://imagrenada.gd/citizenship-by-investment/) + Circular No. 3 of 2024 + UNCTAD Investment Policy Monitor measure #5026 — VERIFIED, audit 2026-05-28. **Do NOT cite the old USD 220,000 figure.** *Verify exact NTF family-size bands at IMA before relying.*)

### US E-2 Treaty-Investor visa — the marquee differentiator + its caveat

- **Treaty in force since 3 March 1989** (US Dept of State E-2 treaty-country list — VERIFIED, audit 2026-05-28). Grenada is the **ONLY Caribbean CBI state with E-2 access** (none of St. Kitts, Dominica, Antigua & Barbuda, St. Lucia have it).
- **⚠️ AMIGOS Act (Dec 2022, FY23 NDAA, Pub. L. 117-263)**: CBI-naturalised citizens (Grenada + Turkey named) must have **resided in the treaty country ≥ 3 continuous years** before an E-2 application. **The "instant E-2" pitch is false.** (VERIFIED, audit 2026-05-28.)
- **Practical sequence**: CBI grant → genuine 3-year Grenada residence → E-2 application with an active, qualifying US business investment. The E-2 is a **nonimmigrant** visa — not a green card, not US citizenship.

(Source: [US Dept of State — E-2 treaty list](https://travel.state.gov/content/travel/en/us-visas/visa-information-resources/fees/treaty.html) + [State Dept Grenada reciprocity](https://travel.state.gov/content/travel/en/us-visas/Visa-Reciprocity-and-Civil-Documents-by-Country/Grenada.html) + AMIGOS Act / FY23 NDAA — VERIFIED.)

### Conveyancing + Land Registry (non-CBI flow)

- **Court / registry**: title + deeds recorded at the **Deeds and Land Registry of the Supreme Court of Grenada** (administered by the Supreme Court Registry; the superior court is the resident **High Court** division of the ECSC). Governing statute: **Deeds and Land Registry Act, Cap. 79** ([Laws of Grenada — Chapter 79 Deeds and Land Registry Act](https://laws.gov.gd/index.php/chapters/d-76-84a/133-chapter-79-deeds-and-land-registry-act)) + Conveyancing and Law of Property Act.
- **Online access**: **[eLandRegistry](https://elandregistry.gov.gd)** (Grenada Land Agency).
- **2019 reform**: good-title search period reduced **60 → 30 years**; original title deeds held in the Supreme Court Registry.
- **Mandatory attorney**: deeds of sale/transfer must be **prepared + executed by an attorney-at-law** (no DIY conveyancing).
- **Legal fees**: per the **Grenada Bar Association Scale of Fees** — conveyances start ~**2% of price** (sliding down as price rises; minimum ~XCD 1,000; some firms quote 1–3.5%). **Plus 15% VAT on the legal fee.**
- **Title-system caveat**: Grenada is a **deeds-registration (NOT Torrens)** jurisdiction; title reform is "long overdue," and statutory-declaration / adverse-possession ("squatter") + old undivided **"family land"** claims exist. **Insist on a full 30-year registry search by the attorney.**

**Foreign-buyer transaction flow (non-CBI):**
1. Agree price → sign sale agreement (deposit ~10%, held by attorney).
2. Attorney applies for the **Alien Landholding Licence** (~10% of value; ~3 months — police certificate, 2 character references, banker's reference).
3. On ALHL grant: pay **PTT 10% (non-citizen purchaser)** + legal fees + 15% VAT-on-fees.
4. Deed executed by attorney + recorded at the Deeds & Land Registry.

- **CBI route bypasses step 2 (ALHL waived)** but the property must be a government-approved CBI project.

---

## Cost benchmarks (GD 2026)

| Item | Cost |
|---|---:|
| **Property Transfer Tax — non-citizen PURCHASER** | **10%** of consideration / market value |
| Property Transfer Tax — non-citizen VENDOR | 15% |
| Property Transfer Tax — citizen vendor | 5% |
| **Alien Landholding Licence (non-CBI foreign buyer)** | **~10% of property value** — **WAIVED for CBI-approved property** |
| Buyer/conveyancing attorney's fees | **~2% of price** (sliding; 1–3.5%) **+ 15% VAT on fee** |
| **Non-CBI foreign-buyer acquisition stack** | **~22%+ of value** (10% PTT + ~10% ALHL + ~2% legal + 15% VAT-on-fees) |
| **Annual property tax (residential)** | **~0.2% land / 0.3% building** (homestead exemption XCD 100k on owner-occupied building) |
| **CBI — real-estate qualifying share** | **USD 270,000 + USD 50,000 govt fee** (5-yr hold) |
| **CBI — full unit** | **USD 350,000** (5-yr hold) |
| **CBI — NTF donation (single applicant)** | **USD 235,000** (verify family bands at IMA) |
| Catastrophe (hurricane) insurance | Material recurring cost — **% of value: verify with 3+ Grenada insurer quotes** (flagged) |
| Electricity (GRENLEC residential avg) | **~EC$0.63/kWh** (~USD 0.23/kWh) — *verify current PURC tariff* |
| Generator + inverter + battery package | USD **8,000–35,000** |
| Hurricane window/shutter retrofit | USD **12,000–45,000+** |

---

## Active fiscal incentives + CBI programs (2025–2026)

### Tax position (real-estate-relevant)

- **NO capital gains tax / NO general inheritance tax / NO wealth tax** (deed-of-gift PTT applies above XCD 150,000) — *verify current treatment at [IRD](https://ird.gd)*.
- **Annual property tax** low by international standards (~0.2% land / 0.3% building, residential; homestead exemption XCD 100k).
- **CBI-approved property**: **ALHL waived** — the single biggest entry-cost saving vs the non-CBI route.

### Citizenship / residency

- **CBI — real estate**: USD 270k qualifying share (+ USD 50k govt fee) / USD 350k full unit; 5-year hold.
- **CBI — NTF donation**: USD 235k single applicant.
- **CBI — enterprise**: USD 1.5M single / USD 350k per investor in ≥ USD 5M JV.
- **US E-2 Treaty-Investor**: available to Grenadian citizens — **but AMIGOS Act requires 3 years' Grenada residence for CBI-naturalised citizens** before E-2 eligibility (the load-bearing caveat).
- **Work Permit / CARICOM Skills Certificate**: standard non-CBI work routes.

---

## Common listing platforms

> All listing platforms are **seller-controlled / aggregator tier** — cross-check ≥ 3 active listings + an independent valuation before relying.

- **Century 21 Grenada** — `https://c21grenada.com/en/`
- **Coldwell Banker Grenada / regional Caribbean desks**
- **Terra Caribbean (regional)** — `https://www.terracaribbean.com/`
- **7th Heaven Properties** (UK-aggregator, Caribbean) — secondary
- **Caribbean Property Group / One Caribbean Estates** — UK-aggregator, secondary
- **Local agencies** — Grenada Property Management, Down Island Villa Rentals (also long/short-let)
- **CBI-developer direct listings** — government-approved resort projects (verify approval status with IMA Grenada)

---

## Caveats unique to GD

- **Non-CBI foreign-buyer acquisition stack ~22%+**: **10% PTT (purchaser) + ~10% Alien Landholding Licence + ~2% legal + 15% VAT-on-fees**. The **CBI route waives the ALHL** — materially cheaper on entry for those buying government-approved projects. This single decision (CBI-approved vs ordinary purchase) is the biggest cost lever in a Grenada transaction.
- **🔴 Hurricane exposure is the defining structural risk**: Ivan 2004 = ~200% of GDP in damage, ~90% of homes hit. **Pre-2005 building stock is a structural red flag.** Beryl (2024) devastated Carriacou & Petite Martinique. Catastrophe insurance is mandatory + costly. Demand **OECS Building Code 2015** compliance.
- **🟠 E-2 is NOT instant**: the **AMIGOS Act (Dec 2022)** imposes a **3-year Grenada residence requirement** on CBI-acquired nationals before E-2 eligibility. The "passport-to-E-2" pitch is misleading without the residence step — though Grenada's E-2 treaty (since 1989) genuinely IS unique among Caribbean CBI states.
- **🟡 CBI minimum is USD 270k (real-estate share) / USD 350k (full unit) since 1 July 2024** — **do NOT quote the old USD 220k.** 5-year hold. NTF donation USD 235k (+ USD 50k govt fee on the RE share). **Guaranteed buy-backs PROHIBITED** — treat fixed-yield / guaranteed-resale CBI offers as a red flag.
- **🟡 Deeds-registration (NOT Torrens)**: title chain, **"family land,"** adverse-possession / statutory-declaration claims, and boundary issues require a full 30-year attorney registry search ([eLandRegistry](https://elandregistry.gov.gd)). Title reform is pending.
- **🟡 High utility cost**: electricity ~EC$0.63/kWh avg (diesel grid) — factor into rental NET yield; water reliability varies (check for a cistern). **PURC 2026 tariff study pending — verify current GRENLEC schedule.**
- **St. George's University (SGU)** is the structural rental anchor on the southern peninsula (True Blue / Lance aux Épines / Grand Anse) — the deepest non-tourism rental-demand engine.
- **Wire fraud against international buyers** is a rising regional pattern — verify wire instructions verbally with the attorney via a known phone before sending funds.
- **Final appeal = UK Privy Council (JCPC)** — Grenada has NOT acceded to the CCJ (rejected 2018 referendum).
- **Figures flagged for local re-verification before advising**: exact **NTF family-size bands**, **non-resident rental withholding rate**, **VAT-on-short-let threshold**, exact **ALHL statutory chapter**, **homeowner catastrophe-insurance premium %**, **current GRENLEC tariff** (PURC 2026 study pending), **Beryl impact specifics for Carriacou/Petite Martinique listings**, and **current homicide-rate figures**. All marked inline above.

---

## Reddit / forum sources

- **r/Grenada** — primary Grenada community (thin but active)
- **r/SGU** / **St. George's University** student forums — SGU rental + cost-of-living intel (key for the southern-peninsula rental market)
- **r/expats** + **r/IWantOut** Grenada / CBI threads
- **r/PassportPorn** + CBI-focused forums — Grenada CBI + E-2 discussion (treat all CBI-agent marketing as seller-tier; cross-check the AMIGOS caveat)
- **TripAdvisor Grenada Forum** — practical visitor + relocation Q&A
- **NOW Grenada** (`https://nowgrenada.com/`) — local news (policy, CBI, hurricane, real estate)

## Verification authorities

| Authority | When to call |
|---|---|
| **Investment Migration Agency (IMA) Grenada** | CBI thresholds + approved projects + 5-yr hold + NTF bands |
| **Inland Revenue Division (IRD)** | PTT + annual property tax + VAT + rental-income withholding |
| **Laws of Grenada** | Statutory basis (Cap. 79; ALHL chapter; PTT Act No. 37/1998) |
| **Deeds & Land Registry / eLandRegistry** | Title chain + deeds search + boundary verification |
| **Government of Grenada** | Infrastructure + general government services |
| **GRENLEC** | Electricity account + current tariff |
| **PURC** | Utilities regulator (tariff study 2026) |
| **NAWASA** | Water + sewerage connection + rates |
| **NaDMA** | Hurricane plans + flood/Beryl impact |
| **Grenada Central Statistical Office** | Census + demographic + labour market |
| **Royal Grenada Police Force** | Crime statistics + safety |
| **US Dept of State / US Embassy (Bridgetown)** | E-2 treaty + AMIGOS Act + reciprocity |
| **UWI Seismic Research Centre** | Seismic + Kick-'em-Jenny submarine volcano |

## Source URL templates

| Source | URL pattern |
|---|---|
| Government of Grenada | `https://www.gov.gd` |
| Investment Migration Agency (IMA) Grenada — CBI | `https://imagrenada.gd/citizenship-by-investment/` |
| Inland Revenue Division (IRD) | `https://ird.gd` |
| IRD — Property Transfer Tax (Act No. 37/1998) | `https://ird.gd/taxes/property-transfer-tax` |
| IRD — Property Tax | `https://ird.gd/taxes/property-tax` |
| IRD — Property Valuation | `https://ird.gd/taxes/property-tax` |
| Laws of Grenada (Cap. 79 Deeds & Land Registry Act) | `https://www.laws.gov.gd/index.php/chapters/d-76-84a/133-chapter-79-deeds-and-land-registry-act` |
| eLandRegistry | `https://elandregistry.gov.gd` |
| GRENLEC — rates | `https://grenlec.com/customers/ratesandfees/` |
| PURC (utilities regulator) | `https://purc.gd` |
| NAWASA — rates | `https://nawasa.gd/customer-care/our-rates` |
| Eastern Caribbean Central Bank (ECCB) | `https://www.eccb-centralbank.org/` |
| NaDMA (disaster management) | `https://www.gov.gd/resident/nadma` |
| Climate-Resilient Buildings (ICCAS) | `https://climateresilience.gov.gd/` |
| US Dept of State — E-2 treaty list | `https://travel.state.gov/content/travel/en/us-visas/visa-information-resources/fees/treaty.html` |
| US Dept of State — Grenada reciprocity | `https://travel.state.gov/content/travel/en/us-visas/Visa-Reciprocity-and-Civil-Documents-by-Country/Grenada.html` |
| World Bank — "A Nation Rebuilding: Hurricane Ivan" | `https://documents1.worldbank.org/curated/en/538951468030331426/pdf/355660GD0rebuilding0hurricane0ivan.pdf` |
| OECS Building Code | `https://oecs.int/en/our-work/knowledge/library/sustainable-energy/oecs-building-codes` |
| US National Hurricane Center (Atlantic basin) | `https://www.nhc.noaa.gov/` |
| UWI Seismic Research Centre | `https://www.uwiseismic.com/` |

---

## Status

**Status**: ✅ fully populated as of 2026-05-28
**Confidence**: MEDIUM-HIGH —
- **HIGH** for the central CBI hook: real-estate qualifying share **USD 270,000 + USD 50k govt fee** / full unit **USD 350,000** / NTF **USD 235,000**, **5-year hold**, **guaranteed buy-backs prohibited**, all **effective 1 July 2024** — VERIFIED against [IMA Grenada](https://imagrenada.gd/) + Circular No. 3 of 2024 + UNCTAD IPM #5026 (independent audit, 2026-05-28).
- **HIGH** for the **US E-2 treaty (since 3 March 1989) + AMIGOS Act 3-year-residence caveat** — VERIFIED against US State Dept treaty list + AMIGOS Act / FY23 NDAA Pub. L. 117-263 (audit 2026-05-28). The marquee E-2 hook is correctly caveated.
- **HIGH** for Property Transfer Tax (non-citizen purchaser 10% / vendor 15%; citizen 5%) + annual property tax (~0.2% land / 0.3% building) — IRD primary (Act No. 37/1998).
- **HIGH** for the conveyancing / Land Registry framework (Cap. 79; deeds-recording NOT Torrens; 2019 60→30-yr search reform; mandatory attorney; JCPC final appeal) — laws.gov.gd + gov.gd primary.
- **HIGH** for the XCD 2.70 = USD 1.00 peg since 1976 (ECCB).
- **HIGH** for Hurricane Ivan 2004 calibration (~200% of GDP damage, ~90% of homes hit) — World Bank / OECS authoritative secondary.
- **MEDIUM** for the Alien Landholding Licence ~10% fee + ~3-month timeline — multiple conveyancing-firm secondary sources agree; exact statutory rate + chapter flagged for verification at laws.gov.gd.
- **MEDIUM** for GRENLEC ~EC$0.63/kWh average tariff — GRENLEC rates page + interim-tariff reporting; PURC 2026 cost-of-service study pending; verify current schedule.
- **MEDIUM** for 2025–2026 price benchmarks — listing/aggregator tier only (no official residential price index); cross-check ≥ 3 live listings + independent valuation.
- **LOW** for: exact NTF family-size bands, non-resident rental withholding rate, VAT-on-short-let threshold, homeowner catastrophe-insurance premium %, Beryl 2024 specifics for Carriacou/Petite Martinique listings, and current homicide-rate figures — all flagged inline for local re-verification.
- **LOW** for traffic AADT — no public AADT portal; OSM + on-site observation is the practical method.
**Last verified**: 2026-05-28

## Extension TODOs

- [ ] IMA Grenada — confirm exact NTF family-size bands + any post-2024 CBI threshold revisions
- [ ] IRD — confirm non-resident rental-income withholding rate + VAT-on-short-let registration threshold
- [ ] laws.gov.gd — confirm exact Alien Landholding Regulation Act chapter + statutory ALHL fee rate
- [ ] GRENLEC / PURC — track 2026 cost-of-service / tariff study outcome
- [ ] NaDMA / NOW Grenada — Beryl 2024 rebuild status for Carriacou & Petite Martinique listings
- [ ] Royal Grenada Police Force / UNODC — current homicide-rate figures
- [ ] Grenada insurers — typical homeowner catastrophe-insurance premium % of value (3+ quotes)
- [ ] US State Dept — monitor any AMIGOS Act amendment to the 3-year CBI-domicile bar
- [ ] OECS Building Code — track updates beyond the 2015 edition
- [ ] IPCC AR7 + CCCCC — Caribbean SIDS SLR + hurricane trajectory update