# Exit — Caribbean

> Part of [Exit — universal contract](../exit.md). Cross-region patterns + liquidity heatmap live there.

## 🇩🇴 Dominican Republic

- **DOM**: Punta Cana/Bávaro 120-250 / Cap Cana 150-300 / Santo Domingo (Piantini/Naco) 100-180 / Las Terrenas/Samaná 150-300+
- **Commission**: seller-pays 3-6% (5% common; luxury negotiable to 3-4%) + 18% ITBIS on commission only
- **Contract**: contrato de exclusividad 3-6 mo
- **MLS**: no formal MLS; AEI (Asociación de Empresas Inmobiliarias) members share informally; Encuentra24 + Punta Cana-specific portals
- **Discount**: 10-20% off asking; CONFOTUR developments may transact closer to ask
- **Sell-side**: residents capital gains 27% on net gain; **non-residents 27% withholding on gain** (or 1% of sale price advance, lower of two); **CONFOTUR exempt zones for first sale within program**; commission 3-6%
- **Liquidity**: 🟠 MEDIUM Punta Cana/Cap Cana tourist core (USD-priced); 🟠 LOW-MEDIUM Santo Domingo prime; 🔴 LOW interior / Samaná off-peak
- **Quirks**: **CONFOTUR (Law 158-01) tax incentives** for tourism-zone properties — verify eligibility transfers; USD-priced coastal markets, DOP-priced inland (FX exposure on inland exit); title irregularities common — Jurisdicción Inmobiliaria certificates required

## 🇯🇲 Jamaica

- **DOM**: Kingston (New Kingston / Cherry Gardens / Norbrook / Stony Hill) ~120-240 / Montego Bay (Tryall / Round Hill / Iron Shore / Coral Gardens) 150-365+ (highly seasonal — winter Nov-Apr peak) / Negril cliff villas 180-365+ / Ocho Rios beachfronts 150-300 / Falmouth historic 200-365+ / interior 250-500+ [verify with NLA / agency advisory]
- **Commission**: **5-7% seller-pays typical** (Realtors Association of Jamaica — RAJ regulated; Real Estate Board licensure) + 15% GCT on commission for commercial / commission on sale of residences GCT-exempt — verify per transaction
- **Contract**: bilateral Sale Agreement with deposit (10% standard) → conveyance via Jamaican attorney → registration at NLA (National Land Agency); **TRN (Taxpayer Registration Number) mandatory for foreign sellers** to receive proceeds + register clearance; foreign-ownership PARITY (no nationality bar — Registration of Titles Act)
- **MLS**: NO formal MLS; **JamaicaProperties.com + RealEstateJamaica.com + Coldwell Banker Jamaica + Sotheby's International Realty Jamaica + Century 21 Jamaica** dominate; ~40% of land remains UNREGISTERED (common-law possessory title — verify Torrens vs unregistered chain)
- **Discount**: 8-15% off asking typical; **post-Hurricane Melissa (Cat 5, 28 Oct 2025) Westmoreland properties trading at significant discounts 2026-2027** as insurance-market hardens + reconstruction supply absorption; tourist-corridor (Montego Bay / Negril / Ocho Rios) stronger; Kingston upper-tier sticky
- **Sell-side**: **2% Transfer Tax + JMD 5,000 flat Stamp Duty** post-2019 reform (was 5% transfer + 4% stamp pre-2019 — material reduction); **CGT 0% individuals (UNIQUE)**; commission 5-7% + GCT-on-commercial; legal/conveyance ~2% (1% buyer + 1% seller convention); **non-residents face POCA AML scrutiny on large wires**
- **Liquidity**: 🟢 HIGH Montego Bay tourist-corridor villas (Tryall / Round Hill / Negril / Ocho Rios) — UK/US/CA/diaspora demand strong; 🟠 MEDIUM Kingston upper-tier (New Kingston / Cherry Gardens / Norbrook); 🟠 MEDIUM Falmouth historic; 🔴 LOW Kingston inner-city (security premium); VERY LOW rural unregistered; **Hurricane Melissa Cat 5 28 Oct 2025** (Westmoreland) — strongest Atlantic hurricane in Jamaican history; insurance market hardening expected through 2026-2027
- **Quirks**: **Foreign-ownership PARITY** 🟢 — UNIQUE in Caribbean (no nationality restrictions, no border zone, no maritime setback, no quotas); only mandatory step: TRN from TAJ; tourist-corridor villa transactions widely USD-denominated (Montego Bay / Tryall / Round Hill / Negril / Ocho Rios / Kingston upper-tier); local-market + middle-tier housing typically priced in JMD; **CGT 0% individuals (UNIQUE)**; ~2.83M pop (Kingston Metro 1M+, Montego Bay 110k); 5-character postcodes (Universal Postal District 2007 incomplete rollout); English official + Jamaican Patois (Patwa); **NO formal RBI / CBI via real estate** — standard residency via PICA Work Permit / Marriage / Investor (case-by-case discretion); Hurricane Melissa Cat 5 28 Oct 2025 + 1907 Kingston M6.5 + 1692 Port Royal M7.0 baseline; Cane River + Hope River + Rio Cobre flooding; BSJ JNBC building-code review + insurance market hardening expected through 2026-2027

## 🇧🇸 The Bahamas

- **DOM**: New Providence (Lyford Cay / Albany / Old Fort Bay / Ocean Club Estates / Cable Beach prime) ~90-180 / New Providence secondary (Sandyport / Westridge / Eastern Road) 120-240 / Grand Bahama (Lucaya / Freeport) 180-365+ / Family Islands (Abaco / Eleuthera / Exuma / Harbour Island) 120-300+ (highly seasonal — winter Nov-Apr peak) / Baker's Bay private-island 150-365+ [verify with BREA — Bahamas Real Estate Association]
- **Commission**: **6% seller-pays** (BREA standard, regulated since 1995) + 10% VAT on commission; luxury private-island negotiable to 4-5%; off-MLS + private-treaty 3-4% common at HNW tier
- **Contract**: bilateral Sale Agreement → IPLA REGISTRATION at BIA (single-family ≤2 acres) OR IPLA PERMIT (>2 acres / commercial / undeveloped land >5 acres for commercial use) → conveyance via Bahamian attorney → Stamp Duty + VAT-on-conveyance at DIR → registration at Registrar General; **CBOB Exchange Control Permission letters customary at significant non-resident-purchase size**
- **MLS**: **BREA MLS exists** (regulated multi-listing service — UNIQUE in Caribbean for private-broker-network MLS); **Damianos Sotheby's International / HG Christie / Christie's International / Coldwell Banker Lightbourn / Mackey-Daly + ERA Dupuch / Bahamas Realty** dominate prime; foreign-buyer-friendly broker network well-developed
- **Discount**: 5-15% off asking typical; **post-Hurricane Dorian (Sep 2019) Abaco + Grand Bahama recovery still incomplete** — insurance-driven price discovery distortions persist 6+ years; private-island enclaves (Lyford Cay / Albany / Old Fort Bay / Ocean Club Estates / Baker's Bay) trade closer to ask; HNW tier sticky
- **Sell-side**: **Stamp Duty + VAT-on-conveyance combined ~10%** above B$100k (split by convention 50/50 buyer/seller — verify exact split at contract); **NO PIT, NO CGT, NO inheritance/estate, NO gift, NO wealth tax** (UNIQUE — no exit tax on sale); commission 6% + 10% VAT; legal ~2.5% (1.25% each side); **CBOB Exchange Control endorsement at non-resident sale enables reverse-repatriation of original USD-import basis** — verify documentation chain at sale
- **Liquidity**: 🟢 HIGH New Providence Lyford Cay / Albany / Old Fort Bay / Ocean Club Estates / Baker's Bay (US/CA/UK/global HNW demand); 🟠 MEDIUM Cable Beach / Sandyport / Westridge prime; 🟠 MEDIUM Family Islands premium (Abaco / Eleuthera / Exuma / Harbour Island); 🔴 LOW Grand Bahama Freeport; VERY LOW Family Islands rural; **Hurricane risk DOMINANT physical risk** — Atlantic belt traverses archipelago annually; Dorian 2019 calibration event (~75% home destruction Abaco / Grand Bahama)
- **Quirks**: **IPLA 1993 (International Persons Landholding Act, Cap 140)** liberal regime — single-family ≤2 acres by REGISTRATION (not permit); >2 acres OR commercial = PERMIT from BIA; **NO PIT, NO CGT, NO inheritance/estate, NO gift, NO wealth tax** (UNIQUE — uniquely light tax stack); **annual Real Property Tax (RPT) bands budget-revisable** — verify current bands at DIR before any transaction-cost computation; **VAT 10% standard since 2022** (raised 7.5%→10%); **BSD pegged 1:1 USD since 1973** (CBOB) — USD universally accepted; high-end Lyford Cay / Albany / Old Fort Bay / Ocean Club Estates / Baker's Bay USD-denominated by default; **Property-Acquired Visa Program (BIA): B$750k → PR consideration / B$1.5M → expedited ~21-day review**; ~412k pop (~70% New Providence, ~14% Grand Bahama, ~16% Family Islands); 4-digit postcodes; English official; **Hurricane Dorian (Sep 2019)** destroyed ~75%+ of homes on parts of Abaco + Grand Bahama — calibration event for insurance + building-code conversations; **NO universal national parcel ID** (deed-based common-law conveyancing) — Survey plans lodged with DLS authoritative

## 🇧🇧 Barbados

- **DOM**: West Coast "Platinum Coast" prime (Sandy Lane / Royal Westmoreland / Apes Hill / Port Ferdinand / Port St. Charles / Holetown / Mullins) ~120-300 / South Coast (Christ Church — Hastings / Worthing / Dover / St. Lawrence Gap) 120-240 / North-West (Speightstown St. Peter prime) 150-300 / Bridgetown + St. Michael CBD 150-300 / Interior parishes (St. Thomas / St. George / St. Joseph / St. John / St. Andrew) 200-365+ [verify with Lands and Surveys Department + Land Registry]
- **Commission**: **5% seller-pays typical** (Barbados Real Estate Association — BREA-affiliated agencies); 17.5% VAT on commission services (RE sale itself VAT-EXEMPT); luxury private-treaty negotiable to 3-4%
- **Contract**: bilateral Sale Agreement with deposit (10% standard) → conveyance via Barbadian attorney → registration at Land Registry under Property Act Cap. 236 OR Title Registration Act Cap. 229 (1979) for opt-in Torrens; **CBB Exchange Control registration of incoming foreign currency mandatory** at purchase under Exchange Control Act Cap. 71 — administrative not gatekeeping but is the legal precondition for capital + gains repatriation on resale
- **MLS**: NO formal MLS; **Realtors Limited / Christie's International / Sotheby's International / RE/MAX Caribbean / Coldwell Banker / Sandy Lane Real Estate** dominate prime; **Bajan Realtor Association + BREA**-affiliated agencies; deeds-recording vs Title Registration parallel systems
- **Discount**: 5-15% off asking typical; **post-Hurricane Beryl (1 July 2024 Cat 3)** insurance cost is material to the DCF — post-Beryl re-rating not documented by a primary source; verify with 3+ carrier quotes and FSC Barbados; ECLAC-assessed effects ~BBD 193M; tourist-corridor (West Coast Platinum + South Coast) sticky on the upside; interior parishes deeper discount tolerance
- **Sell-side**: **Stamp Duty 1% on seller** + **PTT 2.5%** above BBD 150,000 (where building exists; vacant land no exemption — buyer pays PTT) + commission 5% + 17.5% VAT on commission = combined seller-side ~7-9% of sale price; **NO individual CGT** (UNIQUE selling-point); **CBB Exchange Control endorsement at non-resident sale enables reverse-repatriation** of original FX-import basis — verify documentation chain at sale; legal/conveyance ~1-2%
- **Liquidity**: 🟢 HIGH West Coast Platinum (Sandy Lane / Royal Westmoreland / Apes Hill / Port Ferdinand / Port St. Charles) — UK/US/CA/global HNW demand strong; 🟢 HIGH Bridgetown CBD high-rise + South Coast Christ Church (Hastings / Worthing / Dover / St. Lawrence Gap) DNV-friendly; 🟠 MEDIUM Speightstown + North-West St. Peter; 🔴 LOW interior parishes (St. Thomas / St. George / St. Joseph / St. John / St. Andrew); **Hurricane risk Atlantic basin** — Beryl 1 Jul 2024 Cat 3 passed ~150 km south; prior comparable pass Hurricane Ivan 7 Sep 2004 (Cat 3 ~165 km south, est. from NHC best track); post-Beryl insurance re-rating not documented by a primary source — verify with carriers and FSC Barbados
- **Quirks**: **Foreign-ownership PARITY** 🟢 — no nationality bar on residential / commercial / agricultural freehold; **CBB Exchange Control registration is the gating step** (administrative, not gatekeeping in normal cases — but is the legal precondition for capital + gains repatriation on resale); **NO CITIZENSHIP-BY-INVESTMENT** (distinguishes from KN/DM/AG/LC/GD which DO offer CBI); residency routes: **Welcome Stamp 12-month DNV USD 50,000+ income** (renewed by Cabinet to 31 Dec 2026; tax-exempt on Barbados-sourced foreign-employer income) + **SERP 5-yr renewable** (Cat. 2 property-owner threshold USD 300k+); **2025 Budget**: PTT removed for deeds of gift to children/dependants for land <1 acre; Resilience and Regeneration Fund employee contribution raised 0.10% → 0.25% effective 1 Apr 2025; **PIT band reduction announced** for income year 2026 (BRA Policy Note 20 Apr 2026 — verify exact bands when gazetted); **BBD pegged 2:1 USD since 5 July 1975** (CBB) — unbroken peg through 2026; **Hurricane Beryl 1 Jul 2024 Cat 3** ECLAC effects ~BBD 193M — post-Beryl insurance re-rating not documented by a primary source — verify with carriers and FSC Barbados; ~282,500 pop / English official + Bajan Creole; CCJ final court of appeal since 2005; republic 30 Nov 2021 — no property-law effect; deeds-recording vs Torrens-style Title Registration parallel systems

## 🇧🇿 Belize

- **DOM**: San Pedro Town (Ambergris Caye) ~90-180 (highly seasonal — winter Nov-Apr peak) / Caye Caulker 120-240 / Placencia (Stann Creek) 90-180 / Cayo District (San Ignacio / Spanish Lookout / Bullet Tree expat) 150-300 / Belize City (Marine Parade / Buttonwood Bay) 200-365+ / Belmopan 200-365+ / Toledo District (Punta Gorda) 250-500+ / interior 365+ [verify with Lands and Surveys Department / Land Registry]
- **Commission**: **5-7% seller-pays typical** (informal market — Belize Real Estate Brokers Association nascent regulatory framework); some buyer-pays in tourist-corridor; no formal VAT on commission (Belize's GST 12.5% applies to commercial commission but residential commission generally exempt)
- **Contract**: bilateral Sale Agreement → conveyance via Belize-licensed attorney → registration at **Land Titles Unit** (Registered Land Act Cap. 194 — declared lands modern Torrens-style title) OR **Titles Registry** (older system handling undeclared lands via Deed of Conveyance + indenture chain); **Stamp Duty Act + Land Tax Act** transactional charges
- **MLS**: NO formal MLS; **RE/MAX Belize / Coldwell Banker / Sotheby's International Realty / Century 21 / Caye Realtors / 7th Heaven Properties / Belize Property Center / IMS** dominate; **Ambergris Caye-focused brokers** (San Pedro Real Estate / Tropical Properties / Pristine Bay); declared-vs-undeclared land split critical
- **Discount**: 10-20% off asking typical; **tourist-corridor (Ambergris Caye / Caye Caulker / Placencia / Cayo)** stronger; interior + Toledo deeper discount tolerance; **post-Hurricane Lisa Cat 1 (2 Nov 2022)** Belize District 2020-or-older builds priced for structural-condition diligence; **Maya communal-land disputes Toledo District** complete deal-breaker for affected parcels
- **Sell-side**: **General Sales Tax / Stamp Duty 8% on >USD 10k value** (consider primary-residence + first-time-buyer exemptions — verify with attorney); **CGT 0% individuals** on residential disposals (UNIQUE); commission 5-7%; legal/conveyance ~2-3%; **non-residents face standard scrutiny** but no specific withholding (Belize foreign-buyer-friendly post-2001 ALA repeal)
- **Liquidity**: 🟢 MEDIUM-HIGH San Pedro Ambergris Caye + Placencia tourist-corridor (US/CA/UK/expat retirement demand); 🟠 MEDIUM Caye Caulker + Cayo expat-corridor; 🟠 LOW-MEDIUM Belize City prime (Marine Parade / Buttonwood Bay) + Belmopan; 🔴 LOW Belize City secondary; VERY LOW Toledo District (Maya customary-land-overlay barred for foreigners de facto pending policy formalization); VERY LOW interior + rural; **Hurricane Lisa Cat 1 (2 Nov 2022)** + Atlantic belt seasonal exposure
- **Quirks**: **Foreign-ownership PARITY since 2001 Aliens Landholding Act repeal** 🟢 — no permit / quota / nationality bar for residential / commercial / agricultural freehold (one of the most foreigner-friendly jurisdictions in the Americas); **DEAL-BREAKER**: Maya communal customary tenure in Toledo District (CCJ 2015 Maya Leaders Alliance v AG ruling) — **Government 2024 draft Maya Customary Land Tenure Policy still in consultation** (verify before any Toledo deal); declared-vs-undeclared land split: declared = Torrens-style modern title; **undeclared = materially weaker Deed of Conveyance**; **Stamp Duties (Amendment) Act 2024 (Act No. 33 of 2024)** taxes share transfers under new s.64(12) at 5 % (company incorporated in Belize) / 7 % (incorporated outside Belize) — the Act does not mention IBCs; **Income Tax exemption raised BZD 26k → BZD 29k effective 1 Jan 2025**; **QRP age threshold lowered 45 → 40** (Belize Tourism Board); **BZD pegged 2:1 USD since May 1976** (Central Bank of Belize) — peg cornerstone of monetary regime; tourist-corridor + foreign-buyer transactions widely USD-denominated (Ambergris Caye / Caye Caulker / Placencia / Cayo expat parcels); local-market BZD-priced; ~410k pop / NO nationwide postcode (street/lot, town/village, district addressing); English sole official + Spanish ~50% L1 in Cayo/Corozal/Orange Walk + Kriol lingua franca + Maya (Kekchi/Mopan/Yucatec) Toledo + Garifuna southern coast; conveyancing in English; **Hurricane Lisa Cat 1 (2 Nov 2022)** ~5,000 homes damaged + 500 destroyed + ~USD 100M losses (most recent direct major-impact event)

## 🇰🇾 Cayman Islands

- **DOM**: Seven Mile Beach (SMB) corridor beachfront condos ~120-365+ (highest-value, thinnest pool) / George Town + South Sound mid-condo ~120-240 / single-family Grand Cayman ~120-300 / residential land 180-365+ / Sister Islands (Cayman Brac / Little Cayman) 300-700+ [CIREBA 2025: condos ~186 days avg time-to-sell, secondary; per local practice — verify with 2-3 CIREBA brokers per micro-market]
- **Commission**: **seller-pays; CIREBA fixed sliding scale 4% (consideration ≥ US$9.95M) → 10% (lower-value property)** — typically **5-7%** mid-market (CIREBA Code of Ethics mandates the scale; members cannot discount — "price-fixing" scrutiny raised by Cayman Compass 2023-2024; a competing non-CIREBA association formed Jan 2024) — verify current scale + which side at broker
- **Contract**: listing agreement via CIREBA member; conveyance by Cayman attorney; **registration (not deed) passes title** under Registered Land Act (2018 Revision), Torrens-style state-guaranteed register
- **MLS**: **CIREBA MLS exists** (broker-controlled multi-listing — most listings syndicate); Sotheby's / ERA Cayman / RE/MAX Cayman / Provenance (Christie's) dominate prime; no public parcel-level price index (Lands & Survey Valuation & Estates Office does valuations, not a HPI)
- **Discount**: ⚠️ no published asking-to-sale gap series — `data not publicly available`; high-end SMB beachfront is sticky on the upside; per local practice — verify against ≥3 active CIREBA listings same district + waterfront-status
- **Sell-side**: **NO CGT, NO income tax, NO inheritance tax, NO annual property tax — no exit tax on sale** (the defining feature); the only transaction lever is **stamp duty on transfer (7.5% standard; 10% on consideration ≥ CI$2M from 1 Jan 2026, slab on whole value)** — payable by the BUYER (so not a seller-side cost, but materially narrows the high-value buyer pool from 1 Jan 2026); seller-side cost = **commission 5-7% (CIREBA scale) + legal ~1.5-2%**; **no foreign-seller withholding**
- **Liquidity**: 🟢 HIGH SMB corridor + George Town prime condos (deep US/CA/UK/global buyer pool, USD-denominated via CI$1=US$1.20 peg); 🟠 MEDIUM West Bay / South Sound / Rum Point-Cayman Kai waterfront; 🔴 LOW residential land + interior; VERY LOW Sister Islands (Cayman Brac / Little Cayman — thin formal market, air-evac medical); **Hurricane Ivan (Sept 2004, Cat 4/5, >80% buildings damaged) is the calibration catastrophe** — catastrophe-insurance cost + availability is the binding carrying-cost constraint (collapses ~6-7% gross yield to ~2% net)
- **Quirks**: **Foreign-buyer PARITY** 🟢 — no licence / consent / quota / size limit for non-Caymanians (one of the most foreign-buyer-friendly regimes in the Caribbean; gate is AML/KYC + source-of-funds, NOT FX or licence); **USD-denominated market** (CI$/US$ peg since 1974); **1 Jan 2026 stamp-duty 10% band ≥ CI$2M** is a new buyer-side cliff at the luxury end — model the cost to the resale buyer when pricing exit; **STR requires Tourism Accommodation Licence + 13% Tourist Accommodation Tax** (affects buy-to-let exit thesis); Caymanian-only first-time-buyer stamp-duty concessions cannot be used by foreign buyers

## 🇧🇲 Bermuda

> ⚠️ **Geography note**: Bermuda is a **North Atlantic** British Overseas Territory (~1,035 km ESE of Cape Hatteras, NC) — **NOT in the Caribbean**. Grouped in this region file per the backfill request; do not describe Bermuda as Caribbean in client output.

- **DOM**: ⚠️ **no primary sale-price index or DOM series exists** (`data not publicly available`); the licence-eligible non-Bermudian segment (top-ARV houses + a slice of condos) is structurally **very thin and slow** — multi-million-USD entry, narrow buyer pool — `per local practice — verify`; island-wide average home ~US$1m (Royal Gazette press 28 May 2025, secondary) but a foreign buyer shops only the top ARV tier (Paget ~$3-10m; Tucker's Town frequently $10m+)
- **Commission**: **~5% seller-pays** (guideline set by the **Bermuda Chamber of Commerce Real Estate Division** Real Estate Handbook; listing office ~2.5%, listing agent ~half of that ~1.25%) — verify current at Chamber of Commerce
- **Contract**: bilateral sale agreement; conveyance by Bermudian attorney; **non-Bermudian sale requires the buyer to clear the ARV floor + obtain an Alien Landholding Licence (ALL)** — this gates who the seller can sell TO (a non-Bermudian reselling can only sell to another licence-eligible buyer or a Bermudian); registered electronic title via Land Title Registry Office (LTRO) under the Land Title Registration Act 2011
- **MLS**: NO formal public MLS; **Coldwell Banker Bermuda Realty / Rego Sotheby's International Realty / Sinclair Realty** dominate; **no primary government sale-price index** (Bermuda publishes ARV — Annual Rental Value — not a sale-price HPI)
- **Discount**: ⚠️ `data not publicly available` — no published asking-to-sale gap; per local practice — verify against current listings + Land Valuation ARV
- **Sell-side**: **NO CGT, NO income tax, NO inheritance/estate tax — no exit tax on the gain** (government revenue is payroll tax, customs duty, annual Land Tax, and conveyance stamp duty); seller-side cost = **commission ~5% + legal ~1.5-2%**; **conveyance stamp duty (marginal bands 2.1 → 7.35%, ~7.35% on the slice > $1.5m) is buyer-side** but the **Alien Landholding Licence fee (~12.5% house / ~8% condo / ~6.5% resort / ~6% PRC-holder of price, SECONDARY — verify at Dept of Immigration)** is the headline buyer-side cost that **structurally suppresses the foreign-resale buyer pool** — a ~15-22% buyer transaction load is THE liquidity constraint on exit
- **Liquidity**: 🔴 **LOW-to-VERY-LOW for the non-Bermudian-eligible segment** — one of the world's most restrictive foreign-buyer regimes (statutory ARV floor + discretionary Ministerial licence + ~12.5% licence fee) shrinks the resale buyer pool to other licence-eligible HNW non-Bermudians + Bermudians; 🟠 MEDIUM for the Bermudian-eligible mainstream market (deeper local pool); prime enclaves (Tucker's Town, Paget, Fairmont/resort-linked) trade among global ultra-wealthy but **slowly**; **North Atlantic hurricane HAZARD is high but VULNERABILITY is low** (reef-limestone/concrete + Bermuda-roof construction + strict code + top-3 global reinsurance hub = resilient, well-insured stock — insurance is NOT the liquidity drag that it is on low-lying Caribbean islands)
- **Quirks**: **One of the most RESTRICTIVE foreign-buyer regimes globally** 🔴 — non-Bermudian resale is gated by the ARV floor + ALL licence + ~12.5% licence fee; **anti-fronting provisions** (Immigration and Protection Act 1956 Part VI) block trust/nominee circumvention; **BMD pegged 1:1 USD** (no FX risk, USD circulates at par); **no island-wide piped mains water** — each home collects potable supply via the white stepped Bermuda roof into an underground tank (a genuine condition/cost line on any sale — buyers diligence tank condition); first-time-buyer stamp-duty relief generally targets Bermudians, not foreign buyers

## 🇹🇨 Turks and Caicos Islands

- **DOM**: Grace Bay (Providenciales — premium beachfront resort condos) ~120-365+ (thin top-end pool, highly seasonal) / Provo developed villas/condos ~120-300 / archipelago-wide median 2-bed home ~US$995k (2025, visittci, secondary) / outer islands (Grand Turk / North-Middle-South Caicos / Salt Cay) 300-700+ (thin volume) [no government sold-price register — `per local practice — verify with licensed TCI agent`]
- **Commission**: **seller-pays; TCREA (Turks & Caicos Real Estate Association) standard ~6% on developed property (villas/condos), up to 10% on vacant/undeveloped plots** — verify current TCREA schedule + which side at agent
- **Contract**: sale agreement; conveyance by TCI attorney; **registration passes title** under the Registered Land Ordinance, Ch. 9.01 (Torrens-style — use "Ordinance" not "Act"); stamp duty payable within 30 days of execution
- **MLS**: NO formal public MLS; **Turks & Caicos Sotheby's International Realty / RE/MAX Turks and Caicos / Coldwell Banker TCI** dominate; visittci real-estate aggregation (secondary); **no primary government house-price index** — all $/sqft + medians are brokerage/secondary-aggregator sourced
- **Discount**: ⚠️ no published asking-to-sale gap series — `data not publicly available`; Grace Bay frontage sticky on the upside; per local practice — verify against ≥3 active listings same island + community + waterfront-status
- **Sell-side**: **NO CGT, NO income tax, NO inheritance tax, NO annual property/real-estate tax — no exit tax on sale** (the entire transaction tax is one-time stamp duty, paid by the buyer: Provo slab 6.5%/8%/10% at $25k/$250k/$500k thresholds; outer islands 5%/6.5% — bands SECONDARY, verify at Stamp Duty Ordinance Ch. 19.05); seller-side cost = **commission ~6% (developed) + legal ~1% of value**; **no foreign-seller withholding**; **currency is the US Dollar (sole legal tender)** — zero FX risk on exit
- **Liquidity**: 🟢 MEDIUM-HIGH Grace Bay / Providenciales prime beachfront resort condos (deep US/CA/UK HNW + branded-residence demand, USD-priced); 🟠 MEDIUM Provo developed villas + non-beachfront; 🔴 LOW-to-VERY-LOW outer islands (Grand Turk / Caicos cays / Salt Cay — thin volume, no reliable $/sqft series); **Hurricane Irma (Sept 2017, Cat 5, followed ~2 weeks later by Maria) is the calibration event** — catastrophe insurance + ~$0.45/kWh power (Jan 2026, among the highest regionally) are the binding carrying-cost lines
- **Quirks**: **Foreign-buyer PARITY** 🟢 — among the most foreign-buyer-friendly in the Caribbean (no ownership restriction, no alien-landholding licence, no prior consent; foreign companies must incorporate a TCI entity first); only foreign-buyer friction = **stamp-duty waivers are NOT available to foreigners** (only TCI Status Card / BOTC holders qualify under the Citizen Homeowner Policy); **USD legal tender**; **STR carries a 12% Hotel & Tourism Accommodation Tax (HTT)** — affects buy-to-let exit thesis; property ownership confers NO residence/work/status rights (separate immigration tracks)

## 🇻🇬 British Virgin Islands

- **DOM**: ⚠️ **small, illiquid, USD-denominated, high-end-skewed market — no government median or DOM series** (`data not publicly available`); Tortola avg home ~$1.66M (range ~$495k → ~$14.9M, secondary listing aggregation 2025); Virgin Gorda cliff/beach villas from ~$2.8M; **resale pool is thin (USD-millions, small buyer base)** — `price in a longer hold + slower exit; per local practice — verify`
- **Commission**: **seller-pays; typically ~10% of selling price** (split between listing + buyer's agents/brokers) — **NO regulatory regime for agents** beyond general trade-licensing, so the 10% is convention and **negotiable** — verify with the instructed broker
- **Contract**: Instrument of Transfer (registered-land, NOT a deed of conveyance); conveyance by BVI attorney; **the non-Belonger buyer's NBLHL (Non-Belongers Land Holding Licence) is the #1 deal-timeline driver** — Cabinet-granted, buyer-AND-property-specific, non-transferable, with a **4-consecutive-week local-newspaper advertising requirement** (Belonger/Resident first-refusal at the same price) + a development commitment on undeveloped land — gov. quotes 8-12 weeks, practitioners report 3-5 months, agreements commonly allow up to 12 months; title under the Registered Land Act / Ordinance 1970 (CAP.229)
- **MLS**: NO formal public MLS; **BVI Sotheby's International Realty / Christie's International Real Estate BVI (CIRE) / Smiths Gore** dominate; international aggregators (JamesEdition) syndicate luxury listings; **no government house-price index** — listings + agent data only (seller-controlled, often outdated)
- **Discount**: ⚠️ `data not publicly available` — no published asking-to-sale gap; thin pool implies wider price-discovery spread; per local practice — verify against ≥3 active listings same island + community
- **Sell-side**: **NO CGT, NO income tax, NO inheritance/estate tax, NO corporation tax, NO VAT/GST — no exit tax on the gain** (near-zero direct-tax jurisdiction); seller-side cost = **commission ~10% (convention, negotiable) + legal**; **stamp duty on transfer is buyer-side: 4% Belonger / 12% non-Belonger** (of higher of price or market value — the 12% non-Belonger rate sits in the Non-Belongers Land Holding Regulation Act CAP.122, not the Stamps Act) — the **12% buyer-side duty + ~3-yr development commitment + NBLHL advertising/timeline structurally suppress the foreign-resale buyer pool**, the binding liquidity constraint; **annual house tax 1.5% of notional annual rental value + modest land tax** are holding costs
- **Liquidity**: 🟠 **LOW** — small illiquid USD-millions market, thin buyer pool; the **NBLHL process (4-week advertising + Cabinet grant + development commitment) + 12% non-Belonger stamp duty are the structural exit-liquidity drags** (a non-Belonger reselling to another non-Belonger triggers a fresh NBLHL + 12% duty for that buyer); Virgin Gorda / Tortola prime trade among global yachting HNW but **slowly**; **Hurricane Irma (direct Cat-5 hit 6 Sept 2017, ~70% of buildings lost/damaged) is the calibration event** — post-Irma code targets Cat-5+ resilience; **insurance is expensive and scarce** (a binding carrying-cost + sometimes a sale-blocker)
- **Quirks**: **Non-Belonger ownership gated by a mandatory Cabinet NBLHL** 🟠 — buyer-AND-property-specific, non-transferable, with a 4-week local-advertising first-refusal step + (on undeveloped land) a development commitment generally over USD 250,000 within ~3 years; **USD sole legal tender since 1959** (zero FX risk); major offshore-finance centre = rigorous AML/KYC + source-of-funds; dispute forum is the High Court (Virgin Islands), a division of the Eastern Caribbean Supreme Court (ECSC); price in a **longer hold + slower exit** on any BVI thesis

## 🇰🇳 St. Kitts and Nevis

- **DOM**: ⚠️ **no government sold-price register or DOM series** (`data not publicly available`); CBI developer condos (Frigate Bay near Marriott / Royal St. Kitts) cluster at the **~US$325,000 CBI floor**; Frigate Bay villas entry ~US$235k-300k, mid 4-bed ~US$800k (St. Kitts Realty 2025, secondary); resale is **hold-gated** — see quirks; `per local practice — verify with 7th Heaven / St. Kitts Realty / Christophe Harbour`
- **Commission**: **~6% seller-pays** (customarily; negotiable) — verify per transaction
- **Contract**: TWO title systems run side-by-side — **unregistered (Deed of Conveyance, Conveyancing and Law of Property Act)** vs **registered (Certificate of Title, Title by Registration Act, cleaner guarantee)** — confirm which the parcel sits under before relying on title; conveyance by SKN attorney; foreign open-market buyer needs an Alien Land Holding Licence (ALHL ~10%) — **CBI-approved developments are ALHL-EXEMPT**
- **MLS**: NO formal MLS; **7th Heaven Properties / St. Kitts Realty / Christophe Harbour + Sotheby's International / Knight Frank Caribbean** (high-end syndication, secondary); all listing platforms seller-controlled
- **Discount**: ⚠️ `data not publicly available`; CBI-floor pricing (~US$325k) is a regulatory price floor on the CBI-eligible segment, NOT a market-clearing valuation — discount for the 7-yr resale lock; per local practice — verify ≥3 live listings same area
- **Sell-side**: **NO CGT, NO income tax, NO inheritance/estate tax — no exit tax on the gain** (a core CBI pitch); modest annual property tax (St. Kitts ~0.2% building + ~0.2% land; Nevis ~0.156% building + ~0.75% land); **stamp duty / transfer was shifted to the BUYER in a 2023 reform** (~6% freehold / ~5% condo / ~14% Special Development Areas / ~18.5% South East Peninsula — `MEDIUM confidence, verify at sknird.com`) — so not a seller-side cash cost, but the high SE-Peninsula/SDA bands narrow the buyer pool there; seller-side cost = **commission ~6% + legal ~1-2% + Land Assurance Fund ~0.5% (registered land)**; no foreign-seller withholding
- **Liquidity**: 🟠 **LOW-MEDIUM, hold-gated** — the **CBI 7-year hold + resale-to-the-next-CBI-applicant dynamic is the structural liquidity feature**: after 7 years a developer unit can be resold and the next buyer can themselves claim citizenship on it (recyclability underpins the resale market); 🟠 MEDIUM Frigate Bay / Christophe Harbour resort strip + Nevis (US/UK/global CBI + villa demand, USD-priced at the peg EC$2.70=US$1); 🔴 LOW interior + local-market; **Atlantic hurricane belt** (CUBiC ~125 mph design wind) — catastrophe insurance is the binding carrying cost
- **Quirks**: **Resale market is partly CBI-driven** — world's oldest CBI programme (est. 1984); **7-year mandatory hold** locks the unit, and **early resale (before 7 years) BREAKS CBI-recyclability** for the next applicant *"unless the Federal Cabinet is satisfied substantial further investment was injected"* (VERIFIED CIU caveat) — so you cannot freely flip within the window without destroying the unit's headline resale feature; foreign open-market (non-CBI) buyers pay the ~10% ALHL, **CBI-approved purchases avoid it** (a large part of why CBI structures dominate the foreign market); XCD pegged EC$2.70=US$1 since 1976; tourist/resort zones USD-priced

## 🇦🇬 Antigua and Barbuda

- **DOM**: ⚠️ **no official A&B house-price index or DOM series** (`data not publicly available`; screen out Antigua-Guatemala aggregator contamination); Jolly Harbour (west, marina/golf, expat+CBI) ~$340k-1.2M (~$321-479/sqft); English Harbour/Falmouth (south, yachting prestige) ~$650k-2.6M+ (~$325-695/sqft) [Jan 2026 listings, secondary]; CBI-development resale is hold-gated — see quirks; `per local practice — verify`
- **Commission**: **~5-7% seller-pays** (customarily; negotiable) — verify per transaction
- **Contract**: bilateral sale agreement; conveyance by A&B attorney; **registration passes title** (Torrens-style under the Registered Land Act No. 17 of 1975, on Landfolio software since 2004 — in-office search at the Land Registry Department, legalaffairs.gov.ag; no public online search); foreign (non-citizen) open-market buyer needs a **Non-Citizens Land Holding Licence (NCLHL ~5% of value, ~3-6 mo, SECONDARY — verify at legalaffairs.gov.ag)** — **CBI-approved developments do NOT need it**
- **MLS**: NO formal MLS; **Sotheby's International Realty — Caribbean (Antigua) + 7th Heaven / Luxury Locations / Stanley's / Absolute Properties / RE/MAX 365 Antigua** dominate; all secondary, seller-controlled; no official HPI
- **Discount**: ⚠️ `data not publicly available`; CBI-development asking prices cluster at/above the US$300,000 CBI floor (a regulatory floor, not a market-clearing valuation — discount for the 5-yr resale lock); per local practice — verify ≥3 live listings same area
- **Sell-side**: **NO personal income tax since April 2016** (widely reported — verify at IRD); **NO CGT on the gain generally**, BUT **non-citizen vendors reportedly pay a ~5% Land Value Appreciation Tax on the gain on disposal** (SECONDARY — verify at IRD) — model this into the foreign-seller exit; **transfer stamp duty commonly cited seller 7.5% / buyer 2.5%** (SECONDARY/IRD — verify) — so the **seller carries the 7.5% stamp duty** (unusually high seller-side); plus **commission ~5-7% + legal ~1-2% (up to ~2.5%)**; combined seller-side load is material (~13-15%+)
- **Liquidity**: 🟠 **LOW-MEDIUM** — 🟠 MEDIUM Jolly Harbour + English Harbour/Falmouth (UK/US/CA expat + CBI + yachting demand, USD-priced at peg EC$2.70=US$1); 🔴 LOW interior + local-market; **CBI-development resale trades in a constrained sub-market** (5-yr hold + largely CBI-buyer-only secondary pool — resale pricing not comparable to open-market Jolly Harbour/English Harbour stock); **Hurricane Irma (Sept 2017, Cat 5) destroyed/damaged ~95% of buildings on Barbuda** and forced full-population evacuation — catastrophe insurance is the binding carrying cost
- **Quirks**: **Resale market is partly CBI-driven** — A&B operates a CBI programme; the **real-estate route requires US$300,000 in a government-approved project with a 5-year resale lock** (VERIFIED cip.gov.ag; NDF donation route US$230,000 single/family-of-4 effective 1 Aug 2024 — do NOT use superseded $200k/$400k figures); a CBI-purchased unit **cannot be resold for 5 years** (but CAN be rented during the hold); **Barbuda is a fundamentally different + contested land regime** — historically held in COMMON (communal, no individual freehold), post-Irma leasehold introduced to enable lending — **do NOT assume Barbuda land is freehold or freely sellable**; XCD pegged EC$2.70=US$1 since 1976

## 🇱🇨 Saint Lucia

- **DOM**: ⚠️ **no government house-price index or DOM series** (`data not publicly available`); Cap Estate (Gros Islet NW, prime expat/luxury) ~US$550k-5M; Rodney Bay (NW, marina/expat) ~US$450k-1.5M; Castries + suburbs local-market (no reliable benchmark) [secondary listings 2025]; CBI-route resale hold-gated — see quirks; `per local practice — verify`
- **Commission**: **~5-6% seller-pays** (vendor customarily pays unless otherwise agreed) — verify per transaction
- **Contract**: hybrid civil-law/common-law conveyancing (Saint Lucia retains a Quebec/Code-Napoléon-derived Civil Code overlaid with English common law — notarial form retained); conveyance by attorney; foreign buyer outside an approved CBI project MUST obtain an **Alien Landholding Licence (ALHL** — fee schedule aggregator-derived, verify at AG's chambers**)** — **CBI-route purchases are ALHL-EXEMPT**
- **MLS**: NO formal MLS; **Terra Caribbean / Realty St Lucia / Sotheby's / Knight Frank Caribbean** (high-end syndication, secondary); no national land-value register (Land Registry holds a registered-title valuation only at conveyancing)
- **Discount**: ⚠️ `data not publicly available`; CBI-eligible "investment villa/branded-residence" stock clusters at/above the US$300,000 CBI floor (regulatory floor on the CBI segment ONLY — non-CBI resale can list well below US$300,000 via the ALHL route); per local practice — verify ≥3 live listings same corridor
- **Sell-side**: **stamp duty on transfer is 2% buyer-side**, but the **VENDOR-side stamp duty is a FLAT 10% for a non-citizen seller** (citizens are banded: first $50k exempt / next $25k 2.5% / next $75k 3.5% / remainder 5% — likely EC$, verify) (VERIFIED at IRD) — **a foreign owner reselling pays the 10% vendor stamp duty: build it into the exit/hold model** (it is NOT a buyer surcharge); plus **commission ~5-6% + attorney conveyancing fee** (`data not publicly available — verify in engagement letter`); "no CGT on property" widely cited but **UNVERIFIED against IRD — flag**; annual property tax 0.25% residential of open market value
- **Liquidity**: 🟠 **LOW-MEDIUM** — 🟢 HIGH-ish NW gated/branded developments (Cap Estate, Rodney Bay marina enclaves) for the US/UK/CA expat + CBI buyer pool, USD-priced at peg EC$2.70=US$1; 🔴 LOW Castries periphery + local-market + SW coast; **a 10% non-citizen vendor stamp duty is a direct drag on foreign-seller net proceeds** — the single most material exit-cost differentiator vs the BOT markets; **Atlantic hurricane belt + localised volcanic/geothermal hazard at the Soufrière/Qualibou depression (SW)** — the NW expat corridor is well clear of the volcanic centre; catastrophe insurance is the binding carrying cost
- **Quirks**: **Resale market is partly CBI-driven** — Saint Lucia operates a CBI programme; the **real-estate route minimum is US$300,000 (effective 1 July 2024, raised from US$200,000 under the OECS MoA — CIU /faqs page STILL shows a stale "US$200,000"; use US$300,000 and flag the conflict) with a 5-year minimum hold**, after which a subsequent buyer can ALSO apply for citizenship via the real-estate route (recyclability — secondary guidance, verify); **final appellate court is the Caribbean Court of Justice (CCJ) since 20 July 2023** (NOT the Privy Council); XCD pegged EC$2.70=US$1 since 1976; the **10% non-citizen vendor stamp duty is the load-bearing exit fact**

## 🇬🇩 Grenada

- **DOM**: ⚠️ **no public official residential price index or DOM series** (`data not publicly available`; PTT + ALHL are assessed on market value, so commission an independent IRD valuation before relying on any listing); Grand Anse / Morne Rouge (St. George SW — prime beach corridor, sea-view villas) ~USD 500,000 → several million; Grand-Anse-area land ~USD 13/sqft (single data point — NOT a market average); [secondary listings 2025]; CBI-route resale hold-gated — see quirks; `per listing — verify with independent valuer + cadastre`
- **Commission**: **~5% seller-pays + 15% VAT on the commission** (≈5.75% all-in to the seller) — verify per transaction
- **Contract**: **deeds-registration (NOT Torrens)** system — Deed of Conveyance + Abstract of Title chain at the Deeds & Land Registry (ECSC), under the Deeds and Land Registry Act Cap. 79; **2019 reform cut the good-title search period 60 → 30 years**; conveyancing must be by a Grenada-admitted attorney (no DIY); foreign non-citizen open-market buyer needs an **Alien Landholding Licence (ALHL ≈ 10% of value, ~3 mo)** — **CBI-approved real estate WAIVES the ALHL**
- **MLS**: NO formal MLS; listing platforms / advisory aggregators (C21 Grenada + secondary seller-tier); IRD Property Valuation service is the official valuation reference (NOT a market index); no public HPI
- **Discount**: ⚠️ `data not publicly available`; PTT (10% purchaser) + ALHL (~10%) both assessed on market value, so inflated listings inflate the buyer's acquisition tax stack — an independent valuation is a cost-control step; per listing — verify
- **Sell-side**: **NO CGT, NO inheritance/estate tax generally** — but **Property Transfer Tax (PTT) is VENDOR-side too: a NON-CITIZEN VENDOR pays 15% PTT** (citizen vendor 5%) on consideration or market value whichever higher (Act No. 37/1998) — **a foreign owner reselling pays 15% PTT: the load-bearing exit cost** (for non-land/other property, vendor 10%); plus **commission ~5% + 15% VAT-on-commission + legal ~2%**; **non-resident landlords face rental-income withholding** (rate `verify at IRD`); annual property tax ~0.2% land / 0.3% building residential
- **Liquidity**: 🟠 **LOW-MEDIUM** — 🟠 MEDIUM Grand Anse / Morne Rouge beach corridor + sea-view villas (US/UK/CA expat + CBI demand, USD-quoted at peg EC$2.70=US$1) + the **St. George's University (SGU) medical-school rental anchor** (True Blue / Lance aux Épines / Grand Anse faculty+student lets underpin buy-to-let demand); 🔴 LOW interior + Carriacou/Petite Martinique; **the 15% non-citizen vendor PTT is a heavy direct drag on foreign-seller net proceeds**; **Hurricane Ivan (7 Sept 2004) caused damage ≈ 200% of GDP, hit ~89-90% of homes** — pre-2005 building stock is a red flag, OECS Building Code 2015 compliance is the diligence bar; catastrophe insurance is the binding carrying cost
- **Quirks**: **Resale market is partly CBI-driven** — Grenada operates a CBI programme (real-estate qualifying-share minimum USD 270,000 + USD 50,000 govt fee / full-unit USD 350,000 / NTF donation USD 235,000, all 5-year hold, effective 1 July 2024 — do NOT quote the old USD 220k); **guaranteed buy-backs / discounts / rebates are now PROHIBITED** by the 2024 amendment — **treat any promised fixed CBI rental return or guaranteed resale with suspicion; it may breach the regulations** (a real resale-liquidity red-flag check); Grenada is the **only Caribbean CBI state with a US E-2 Treaty-Investor relationship** — BUT the AMIGOS Act (Dec 2022) now requires 3 years' Grenada residence before a CBI-naturalised citizen can use the E-2; **deeds-registration (NOT Torrens) title** — abstract-of-title chain diligence required; final appeal to the UK Privy Council (Grenada rejected the CCJ at a 2018 referendum); XCD pegged EC$2.70=US$1 since 1976

## 🇹🇹 Trinidad and Tobago

- **DOM**: ⚠️ **no published DOM series**; the **CBTT Residential Property Price Index (RPPI)** is the authoritative domestic price series (pull the latest dated value before quoting — not extracted this pass) + **Terra Caribbean "Let's Talk Property Prices"** brokerage report for segment medians (secondary); **no verified per-m² benchmark** is published here (`data not publicly available` — Global Property Guide 403'd; verify at CBTT RPPI / Terra Caribbean); prestige West Trinidad (Westmoorings / Maraval / St. Clair / Goodwood Park) + Tobago coastal (Mt. Irvine / Black Rock / Bacolet) top the market; per local practice — verify ≥3 active listings same area + waterfront status
- **Commission**: **`data not publicly available` — verify per agency** (no commission norm or statutory tariff located this pass)
- **Contract**: bilateral sale → conveyance by a T&T attorney; **DUAL title system** — most land (~75–80%, *est.*) is **Old-Law deeds** with NO state title guarantee (an attorney must trace the chain of title / good root ≥20 yrs), the minority is **RPA/Torrens Certificate of Title (indefeasible)** — confirm which at the Registrar General (it materially affects diligence cost + timeline); foreign buyers face a **threshold + licence regime** under the **Foreign Investment Act, Chap. 70:07** — Trinidad residential ≤1 acre is licence-free, **above that OR ANY Tobago land of any size needs a President's licence**; a licence-free foreign buyer must still **pay in hard currency through an authorised dealer** (FIA s.10(1)) + file a Third-Schedule notice (s.8(2)); **CARICOM nationals are treated as NATIONALS, not foreign investors**
- **MLS**: NO formal MLS; **Terra Caribbean / Massy Realty / RE/MAX / Veridian + the major brokerages** dominate; the **CBTT RPPI** is the primary price reference (no public sold-price register); listing platforms seller-controlled
- **Discount**: ⚠️ `data not publicly available` — no published asking-to-sale gap; values have been **relatively flat in real terms** given the energy-driven macro + FX drag (per brokerage commentary — verify with CBTT RPPI); per local practice — verify
- **Sell-side**: **CGT applies ONLY to disposals within 12 months of acquisition** (then taxed as ordinary income at 25%/30%); **disposals after 12 months are NOT subject to CGT** (PwC, reviewed 02 Jun 2026) — so a longer hold has no CGT, a foreign flipper selling <12 months pays income tax on the gain; **no inheritance/estate tax** (abolished decades ago — verify at IRD/BIR) + **no general wealth tax**; stamp duty on transfer is **BUYER-side** (first-time buyer TT$0 up to TT$2,000,000; foreign-buyer eligibility for that exemption `data not publicly available — verify at IRD/BIR`); seller-side commission `data not publicly available`; annual **property tax: statutory residential 2% of Annual Taxable Value (ARV after a 10% deduction, ≈1.8% effective; cut from 3% by Act No. 3 of 2024)** reintroduced 2024, collection HALTED per the FY2026 Budget Statement (13 Oct 2025) (a holding cost — confirm no arrears at the seller's Notice of Valuation)
- **Liquidity**: 🟠 MEDIUM West Trinidad prestige corridor (Westmoorings / Maraval / St. Clair — corporate/diplomatic/energy-expat pool, often USD-rent-denominated) + Tobago coastal (Mt. Irvine / Black Rock / Bacolet — holiday/long-stay, NW-hemisphere winter ~Dec–Apr stronger); 🔴 LOW East-West Corridor mid-market + interior; **high seismic activity** (~260 earthquakes >M2.0/yr; historical M7.9 1766) makes seismic build-quality the #1 physical-diligence item (hurricane direct-strike risk comparatively low — south of the main Atlantic belt; wet-season flooding material)
- **Quirks**: **The single biggest practical exit risk is USD AVAILABILITY (rationing)** 🟠 — the TTD is a **managed float with a de facto soft USD anchor (~TTD 6.74–6.78/USD, 2025–2026)** and there is **NO legal capital-repatriation bar** (the Exchange Control Act Chap. 79:50 exists but was substantively liberalised from April 1993), BUT a genuine multi-year **USD shortage means authorised dealers RATION forex** — a foreign seller is paid in TTD and must source USD through a rationing dealer to repatriate ("even from USD accounts held in T&T"), slow/uncertain (EUROCHAMTT; IMF 2026 Art IV); inbound is cleaner (FIA s.10(1) requires hard-currency settlement, creating a paper trail that helps but does NOT guarantee later repatriation); **NO Citizenship-by-Investment** and buying property confers **NO residency/work/citizenship right** — do NOT list T&T among Caribbean CBI countries; **final appeal = UK Judicial Committee of the Privy Council (JCPC), NOT the CCJ** (T&T acceded only to the CCJ's Original Jurisdiction); **anti-nominee** FIA s.11 blocks trust/nominee workarounds; **T&T is a Hague Apostille party (acceded 1999)** — POA/document legalisation for a remote purchase needs only an apostille