Anguilla: What Buying Property Costs in 2026

Buying in Anguilla costs about 10% to 17.5% in duties, depending on whether the reduced licence rate still applies (October 2026). There is no income or capital gains tax.

Key takeaways

Licence duty: The standard stamp duty on the Alien Land Holding Licence is 12.5%. A reduced 5% (developed) or 6.25% (undeveloped) rate was due to expire in December 2025, and sources disagree on whether it continues.
Transfer duty: A further 5% is customarily paid by the purchaser.
Total duties: That gives about 17.5% at the standard rate or about 10% at the reduced rate, before legal fees of 1% to 2%.
Undeveloped land: A 10% refundable deposit is held until construction is finished within the time on the licence.
Annual tax: Annual property tax is quoted at 0.3% for residential property by one source, 0.75% by another, and none on bare land.

Legal framework

Anguilla is a British Overseas Territory. A UK-appointed Governor represents the Crown, the territory has its own constitution and an elected legislature, and its legal system follows English-tradition common law, with the Judicial Committee of the Privy Council as the final court of appeal for virtually all British Overseas Territories. It is not part of the European Union. In practice, an Anguilla attorney applies for the licence, and a buyer should ask in writing which duty rate applies on the day of purchase and whether it can be negotiated.

Key facts

Legal framework: Anguilla is a British Overseas Territory. A UK-appointed Governor represents the Crown, the territory has its own constitution and an elected legislature, and its legal system follows English-tradition common law, with the Judicial Committee of the Privy Council as the final court of appeal for virtually all British Overseas Territories. It is not part of the European Union. (Verified)
Licence application fee: US$400 (Corroborated)
Licence stamp duty: 12.5% standard; 5% on developed property and 6.25% on undeveloped land under a reduced rate that was due to expire in December 2025 (Disputed)
Transfer duty: 5%, customarily paid by the purchaser; one directory says the seller pays (Disputed)
Undeveloped land deposit: 10% of the price, refundable on completion of construction within the licence period (Corroborated)
Legal fees: about 1% to 2% of the price (Estimate)
Mortgage costs: stamp duty of 1% of the charge plus US$20 on the loan document (Corroborated)
Annual property tax: 0.3% residential, 0.35% commercial, nil on bare land (one source); 0.75% (an older source) (Disputed)
Income, capital gains and estate tax: none (Corroborated)
Inherited property: close family heirs pay 1% stamp duty on assessed value, a US$80 licence for non-Belongers and the US$400 application fee (Estimate)
Comparison with the British Virgin Islands: the BVI charges non-Belongers 12% stamp duty, against an Anguilla standard stack of 17.5% (Corroborated)

What the licence and duties cost

A non-Belonger needs an Alien Land Holding Licence, and it is the main cost of buying. The application fee is US$400. The licence carries stamp duty, which is 12.5% at the standard rate. A Chambers practice guide and a 2026 agency guide describe a reduced rate of 5% for developed property and 6.25% for undeveloped land, and say the duty can be negotiated down to nil. An adviser article published in December 2025 said it was unclear whether the reduction was extended past its stated expiry that month. Transfer duty of 5% is customarily paid by the purchaser, though one directory says the seller pays. At the standard rate the stack is therefore about 17.5%, and at the reduced rate about 10%. By comparison, an adviser puts the British Virgin Islands at 12% stamp duty for a non-Belonger. Legal fees are quoted at 1% to 2%.

Financing and inheritance

A mortgage carries stamp duty of 1% of the charge and US$20 on the loan document, according to a Chambers practice guide. Where a non-Belonger inherits Anguillian property from a spouse, parent or child, a 2026 guide says the licence is a flat US$80 alongside 1% duty on the assessed value and the US$400 application fee.

What owners pay each year

Anguilla charges no income tax, capital gains tax or estate tax. Property tax rates differ between sources. One source quoting Deloitte lists 0.3% for residential property, 0.35% for commercial and nothing on bare land, an older source gives a flat 0.75% of annual land value, and an agency says there is no annual tax if you do not rent the property out. The same tax directory lists a 13% general services tax for businesses above XCD 300,000 of revenue. Confirm the rate on a specific property with the Revenue Department.

What it costs to live there

No reliable cost-of-living data for Anguilla was found in this research, so none is given. Ask local agents and residents for current rents, electricity and grocery costs before relying on any figure.

Worked example: duties on a US$1,000,000 purchase of developed property

Transfer duty at 5% is US$50,000. Licence stamp duty is US$125,000 at the standard 12.5%, so duties total US$175,000, or 17.5%. At the reduced 5% the licence duty is US$50,000, so duties total US$100,000, or 10%. Legal fees of 1% to 2% (US$10,000 to US$20,000) and the US$400 application fee are extra. This is our calculation from the figures above, not a published total.

Where sources disagree

Licence stamp duty: 12.5% against a reduced 5% (developed) and 6.25% (undeveloped) that was due to end in December 2025. The licence duty can reportedly be negotiated, so ask the attorney for the figure that applies to the purchase.
Who pays transfer duty: the purchaser, customarily (a law-firm guide), or the seller (one directory).
Annual property tax: 0.3% residential and 0.35% commercial against 0.75%, or none for owner-occupied property.

Who this suits, and who it does not

Suits: Buyers who accept a high duty bill in return for a low-tax, low-density island, and who can wait for written confirmation of the licence rate.

Does not suit: Buyers who need a low entry cost, a quick resale on a short hold, or certainty about the licence duty before agreeing a price.

Questions and answers

How much is the Alien Land Holding Licence in Anguilla?

The application fee is US$400, and the licence carries stamp duty of 12.5% at the standard rate. A reduced 5% or 6.25% rate was due to expire in December 2025.

How much are duties when buying property in Anguilla?

At the standard rate, about 17.5%: 12.5% on the licence plus 5% transfer duty. At the reduced rate, about 10%.

Who pays transfer duty in Anguilla?

The purchaser, customarily, according to a law-firm guide. One tax directory says the seller pays.

Does Anguilla have property tax?

Sources differ: 0.3% for residential property and nothing on bare land in one, a flat 0.75% in another, and none for owner-occupied property in a third.

Is there capital gains tax in Anguilla?

No. Anguilla charges no income tax, capital gains tax or estate tax.

Related guides

About the data

Figures are the latest available as of October 2026. Next review due January 2027.
This guide draws on 7 sources: 5 agency, adviser or other published source, 2 law or professional firm.
2 figure(s) are marked Estimate and 3 Disputed; see Where sources disagree.
Fact statuses: Verified means stated by a primary or official source (Verified (see note) adds a caveat). Corroborated means several independent sources agree, but no primary source was found. Estimate means a single source, an agency figure or an asking price. Disputed means sources conflict. Calculated by Pan Caribbean means our own arithmetic from the figures shown.

Sources and checks

Chambers: Real Estate 2025, Anguilla (law or professional firm)
Lex Mundi: doing business in Anguilla (law or professional firm)
Dan Merriam: alien landholding licence cost and timeline (agency, adviser or other published source)
Properties in Paradise: Anguilla taxes and fees (agency, adviser or other published source)
Tax Haven Directory: Anguilla zero-tax guide (agency, adviser or other published source)
Expanship: Anguilla inheritance and estate tax (agency, adviser or other published source)
7th Heaven Properties: buying property in Anguilla (agency, adviser or other published source)

About Pan Caribbean

Pan Caribbean is a property listing portal and market data platform covering 23 markets across the Caribbean. Buyers, investors, agents and developers can search, compare and research property throughout the region, all in one place.

This guide gives general information, not legal, tax or financial advice. Pan Caribbean is not an estate agent or broker and does not act in any sale or purchase. Confirm the details with a licensed local adviser before acting.

Anguilla:
What Buying Property Costs in 2026