Manuel Garrido
With tourism ascending gradually over the last four years, reaching over 380,000 arrivals in 2023, St Lucia real estate investment is a prime opportunity for foreign buyers to purchase property in the Caribbean. This guide will provide insights into St Lucia’s real estate market and how to buy property in the country as a foreign national.
St Lucia Real Estate Market Overview
St Lucia’s property market investments have gained traction among international investors over the last few years. These investments have been heavily linked to the country’s citizenship by investment program, established in 2015. With real estate investment as one of the qualifying investments, the St Lucia citizenship by investment program offers the combined advantage of securing a real estate asset alongside citizenship acquisition.
The Central Statistical Office of Saint Lucia reported 380,791 stay-over arrivals in 2023, approaching pre-COVID figures and reflecting St Lucia’s re-emergence as a key tourist destination in the Eastern Caribbean.
The St Lucia Citizenship by Investment Unit (CIU) revealed that almost $15 million was invested in approved real estate between 2021 and 2022–more than double the previous year and coinciding with the rise in tourism.
According to research by Savills, St Lucia is a popular tourist destination among Brits, echoed by almost 90 percent of international buyers being British.
Property types
Different types of residential and commercial properties are for sale in St Lucia. You can find traditional family houses, townhomes, apartment buildings, luxury villas, modern condos, bungalows, and former colonial estates.
Land in St Lucia is viewed as a valuable investment, given several strategic locations for developing tourist accommodations such as beachfront villas and boutique hotels.
Market trends
Tourists spent EC $3.07 billion ($1.13 billion) in St Lucia in 2022, an increase of over EC $200 million compared to the previous year, despite a small decrease in the average length of stay to 7.9 days. These statistics indicate that visitors spent more during shorter trips, potentially opting for more luxury accommodation.
It proposes that demand for quality amenities and high-end lodging could rise, encouraging investment in boutique hotels and luxury vacation rentals.
Why buy St Lucia real estate?
 | A stable economy and with lower property prices than most other popular Caribbean tourist destinations. |
 | Opportunity to invest in diverse types of in-demand property located in sought-after towns, including hotels, villas, and beachfront land lots. |
 | Foreign investors pay no worldwide income tax or capital gains, wealth, or inheritance taxes. |
 | Property investments in approved real estate projects are a path toward citizenship for investors and their families. |
 | A relaxing lifestyle in a safe and peaceful Caribbean nation. |
 | Annual rental yields range from three to five percent, depending on the property. |
Take a look at our St Lucia citizenship by investment ultimate guide
Where to buy St Lucia real estate?
- Rodney Bay: A charming town on the north coast, Rodney Bay sits by several points of interest, including Reduit Beach and Pigeon Island National Park, making it ideal for hotels and short-term rentals.
- Castries: The capital city of St Lucia is the country’s economic heart, offering the most urban real estate opportunities, including apartment buildings and commercial properties.
- Soufrière: One of St Lucia’s most beautiful bays, the fishing village of St Lucia attracts eco-tourists and luxury travelers. Several tourist attractions are a short drive from the town, including Diamond Falls Botanical Gardens and Mineral Baths, and the Pitons UNESCO World Heritage Site.
- Gros Islet: Gros Islet sits beside Rodney Bay and is great for rental properties designed for both tourists and expats. The town is a popular nightlight spot in northern St Lucia and hosts several cultural events.
- Vieux Fort: Close to Hewanorra International Airport, land development in Vieux Fort has become increasingly popular due to its accessibility and large areas of land for sale.
Step-by-Step Guide for Buying Real Estate for Sale in St Lucia
- Explore the real estate options that align with your goals. You may consider rental demand and potential rental income if it’s a rental property. If it’s a vacation or second home, you may consider accessibility to amenities and the local culture and lifestyle.
- Once you’ve identified an eligible property, have an attorney assess the deed and ensure no encumbrances on the property prevent a purchase.
- After establishing the property’s legality, your attorney can prepare the Sales and Purchase Agreement.
- You must apply for an Alien Landholding License (ALHL) from the Ministry of Physical Development to complete the purchase. Non-citizens buying approved real estate to obtain St Lucia citizenship by investment do not require an ALHL.
- ALHLs typically take three to five months to prepare; in the meantime, secure the property by paying a 10 percent deposit to the seller.
- You can ask your attorney to register a restriction blocking others from tampering with the property without your consent.
- After receiving your ALHL, complete the purchase by paying the amount agreed in the Sales and Purchase Agreement, as well as the stamp duty, which is two percent of the property value.
- Once all payments and documents are finalized, your attorney will register the sale with the Land Registry Section, transferring your name to the title deed.
Alien Landholding License
Foreigners buying Caribbean real estate in St Lucia must apply for an Alien Landholding License (ALHL), which has the following charges:
- Subdivided lot: $100
- One acre or less: $2,500
- One to five acres: $5,000
- Five to ten acres: $10,500
- Ten acres or more: $10,000
CBI real estate
Investing in St Lucia property approved under St Lucia’s CBI program for at least $300,000 waives the requirement to obtain an ALHL.
Tips for buying investment rental property
- Research potential rental demand in different towns, considering the potential for development in infrastructure, attractions, and local amenities.
- Seek advice from a real estate agent familiar with the local market and investment property.
- Consider the property’s long-term rental potential by evaluating rental trends and the ability to attract future tenants.
- Prepare for challenges, such as unexpected maintenance, tenant turnover, and legal requirements.
- Contemplate employing the services of a property management company to handle tenant issues and maintenance.
- Assess long-term profitability by calculating expenses against expected rental yield, including annual property tax, maintenance, and property management fees.
Finding Property for Sale in St Lucia
Several websites offer St Lucia real estate listings, including spacious homes to buy on the island. International real estate websites list real estate development approved by the St Lucia Citizenship by Investment Unit (CIU), including:
- Realtor
- 7th Heaven Properties
- Sotheby’s
- Realty St Lucia
Pre-approved St Lucia CBI properties for sale
Vieux Fort: The Pearl of the Caribbean development offers shares in the Alpina Saint Lucia Hotel and Alpina Square starting at $300,000.
Rouame: The Canelles Resort offers property investment in paradise through the Caribbean Galaxy Real Estate Ltd, from $300,000 for shared ownership.
Other real estate listings in St Lucia
Emerald Vista, Vieux Fort | |
Property Type: | Modern home |
Description: | This three-bedroom, 2,500-square-foot home in Vieux Fort is situated on an almost 19,000-square-foot plot, providing spectacular views of Savannes Bay. It features three en-suite bedrooms, a pool, and an outdoor kitchen. |
Bedrooms: | Three |
Total Area: | 18,956 sq ft (internal area 2,500 sq ft) |
Price: | USD $393,000 |
Soufriere | |
Property Type: | Beachfront land |
Description: | This 1.5-acre beachfront lot near Soufriere is ideal for a boutique resort or high-end villa. Despite its remote location, it is close to Hewanorra International Airport and the Piton Mountains. |
Bedrooms: | N/A |
Total Area: | 65,340 SQ FT |
Price: | USD $750,000 |
La Clery, Castries | |
Property Type: | Commercial building |
Description: | This multiple-purpose building features office spaces on the top level and a three-bedroom apartment at the rear. It is strategically located in La Clery, between George F. L. Charles Airport and the center of Castries. |
Bedrooms | Three |
Total Area: | 15,709 sq ft (internal area: 4,326 sq ft) |
Price: | USD $515,000 |
The Harbour, Rodney Bay | |
Property Type: | Waterfront townhouse |
Description: | This townhouse is located in The Harbour, a gated community on Rodney Bay's waterfront. The property has three levels with three en-suites. The development features a communal pool and gardens and is ideal for yachters, with a private dock for boats up to 40 feet. |
Bedrooms: | Three |
Total Area: | 3,035 sq ft |
Price: | USD $725,000 |
Cas en Bas Beach Resort, Cap Estate | |
Property Type: | Studio residence |
Description: | This suite is located within the Hyatt-branded Cas en Bas Beach Resort in Gros Islet. Ideally located, it is just a short walk from the beach and a golf and country club, and all the resort amenities are included. |
Bedrooms: | One |
Total Area: | 366 sq ft (internal space: 326 sq ft) |
Price: | USD $395,000 |
Purchasing Property to Obtain St Lucia Citizenship
Buying property in St Lucia through the citizenship by investment program is a path to Caribbean citizenship and a St Lucia passport. Investors have two options to purchase pre-approved property:
- Option one: $300,000 purchase of shares in government- approved high-end hotel and resort suites.
- Option two: $300,000 purchase of shares in boutique properties such as eco-friendly hotels and luxury villas.
St Lucia Property Prices
The cost of St Lucia houses varies. Starting from $200,000, you can buy a beautiful home in nature. Modern condo and bungalow prices in popular towns on the western coast, like Rodney Bay and Gros Islet on the island’s western coast or the north coast, like Cap Estate, start at around $300,000. Beachfront villa costs can fetch upwards of $1 million.
Additionally, you can find apartments in gated Caribbean sea-front developments, historic colonial homes, and cottages for diverse prices.
Through the citizenship by investment program, approved St Lucia real estate citizenship shares start at $300,000 and are mostly high-end branded hotels and resorts or boutique properties.
St Lucia property transaction costs
Below are the buyers’ required fees, including real estate agent fees, to purchase St Lucia real estate based on the property value:
- Stamp duty: 2 percent
- Legal fees: 2 to 5 percent
- Health and Security Levy (HCSL): 2.5 percent
- VAT 12.5 percent
Taxes for international buyers
Additional fees international buyers must pay in St Lucia include:
- Alien Landholding Licence fee: $100 to $10,000, depending on the lot size
- Stamp duty: 10 percent for non-citizens and non-residents
St Lucia banks may also charge a transfer fee.
Maintenance costs of St Lucia real estate
Besides purchase costs, there are expenses and fees to maintain ownership of St Lucia property.
Annual property tax: The St Lucia Inland Revenue Department imposes property as a percentage of the property’s open market value, which is 0.25 percent for residential property and 0.4 percent for commercial property. Special Exemptions apply under Chapter 15.13 of the Land and House Tax Act, one of which exempts owners aged 60 or older from paying annual property tax if the residential property is their primary residence.
Management fee: Real estate owners can hire a property management company to maintain and lease their property. This typically costs 40 to 50 percent of the property’s rental income.
Mortgages for international buyers
International property buyers may be able to finance property purchases in St Lucia’s real estate market through local banks or international institutions, though the process will differ from residents. Generally, banks require non-residents to pay larger down payments of 30 to 50 percent of the property’s value, along with higher interest rates than local buyers are subject to. Loan terms are also typically shorter. Given the higher risk factors involved in lending to non-residents, lenders tend to approve mortgages for those with considerable wealth or assets.
How much can you earn from renting out property in St Lucia?
There are various opportunities to rent out real estate in St Lucia, including suites in resort hotels, apartment units, beachfront villas, and commercial office space. According to St Lucia real estate websites like Realty St. Lucia, owners can expect an annual rental yield of two to five percent in the low season and up to nine or ten percent in the high season.
For example, an owner renting out a furnished beachfront villa valued at $1.3 million will earn a monthly rental income between $2,000 and $5,500 in the low season and as high as $11,000 in the high season.
Is it worth purchasing St Lucia real estate?
It is worth buying St Lucia property. Foreigners can build dream St Lucia homes at affordable prices in one of the most beautiful Caribbean islands while benefitting from a high quality of life. St Lucia taxes do not include capital gains, wealth, or inheritance tax. Additionally, the country has no council tax surcharge for owners of second homes.
Why use Global Citizen Solutions?
Global Citizen Solutions is a multidisciplinary firm offering bespoke residence and citizenship solutions in Europe and the Caribbean. In a world where the economy and politics are unpredictable, having a second citizenship opens up opportunities and creates flexibility for you and your family.
So, why work with Global Citizen Solutions to obtain St Lucia citizenship?
- Authorized International Marketing Agent. Global Citizen Solutions have official certification by the Government of St Lucia to promote and market their Citizenship by Investment program. You can find a copy of our certificate by clicking the image on the right
- Global approach by local experts. We are corporate members of the Investment Migration Council, with local expertise in all five Caribbean CBI programs.
- 100 percent approval rate. We have never had a case rejected and will offer you an initial, free-of-charge, due diligence assessment before signing any contract.
- Independent service and full transparency. We will present to you all the investment options available, and all expenses will be discussed in advance, with no hidden fees.
- An all-encompassing solution. A multidisciplinary team of immigration lawyers, investment specialists, and tax experts will take into consideration all your and your family's mobility, tax, and lifestyle needs.
- Confidential service and secure data management. All private data is stored within a GDPR-compliant database on a secure SSL-encrypted server.
Frequently Asked Questions about St Lucia Real Estate
What kind of St Lucia homes can I find?
A real estate company lists and extensive selection of residential houses, apartments, and commercial properties for sale in St Lucia. St Lucia real estate listings with breathtaking views in popular destinations like Marigot Bay include family homes and pre-construction homes, luxury villas, modern condos and bungalows, and historic colonial estates for sale.
Can a foreigner buy real estate for sale in St Lucia?
Regardless of nationality, St Lucia passport requirements allow any foreigner to buy and own Saint Lucia real estate by obtaining an Alien Landholding License. The St Lucia citizenship by investment program allows foreigners to purchase property in St Lucia-approved areas without a license.
What is the real estate investment needed to get St Lucia citizenship by investment?
You can get Saint Lucia citizenship by making a $300,000 investment in a dream home.
What are Caribbean real estate prices like?
The price to buy Caribbean property in the Caribbean depends on the country. The price of spacious homes with sea-views in St Lucia to add to a diverse portfolio are comparatively low at around $1,860 per square meter.
Is property expensive in St Lucia?
The average price of three-bedroom St Lucia homes ranges from $200,000 to $400,000. St Lucia houses facing the beach on the island’s western coast or with an Atlantic Ocean view on the eastern coast often sell for over $1 million.
Do you pay property taxes in St Lucia?
Foreigners investing in St Lucia property must pay property tax. The tax rate is a percent of the market value, which is 0.25 percent on residential property and 0.4 percent on commercial property.
