St Vincent & The Grenadines Island Buying Process

1. Can Foreigners Buy Property? The Legal Framework

The Alien Landholding Licence

Foreign nationals purchasing property anywhere in St Vincent and the Grenadines — including on Mustique, Canouan, Bequia, and all other Grenadine islands — are required to obtain an Alien Landholding Licence (AHL Licence) from the SVG government before completing any property transfer. This is a national licensing requirement that applies across the entire federation and that cannot be bypassed by the private nature of any particular island's governance model. The Mustique Company's management framework does not exempt its villa buyers from the national AHL Licence requirement — Mustique villa purchases require both the AHL Licence under SVG law and compliance with the Mustique Company's own purchase process.

AHL Licence — What It Involves

• • Application through a local attorney: The AHL Licence application is submitted to the relevant SVG government ministry through the buyer's locally qualified attorney. Required documentation typically includes proof of identity, police clearance certificates from all countries of recent residence, personal references, details of the property to be acquired, and the stated purpose of acquisition
• • Government processing: The ministry reviews the application and, upon approval, issues the licence. Processing timelines can vary — your attorney should advise on realistic current timescales and whether any measures can be taken to facilitate timely processing
• • Licence fee: A government fee is payable on approval of the AHL Licence — typically calculated as a percentage of the purchase price. This fee is a material acquisition cost that must be included in the full cost model. Confirm the current AHL Licence fee rate with your attorney before any purchase commitment
• • SPA conditionality: The Sale and Purchase Agreement must be conditional on AHL Licence approval for non-citizen buyers — protecting the buyer's deposit if the licence is not granted. Ensure this condition is explicitly included in your SPA before any deposit payment

English Common Law and the Conveyancing Process

SVG's property law is English common law — the conveyancing process is managed by SVG-qualified attorneys, and the framework is familiar to buyers from the UK, USA, and Canada. Each party to a transaction should have their own independently instructed attorney — sharing a single attorney between buyer and seller creates conflicts of interest that experienced buyers should avoid. For Mustique and Canouan transactions, buyers should additionally engage attorneys with specific experience in the Mustique Company share transfer process and the Canouan Estate development structure respectively, as these involve considerations that go beyond standard conveyancing.

Title Investigation

Your attorney conducts a thorough title investigation at the SVG Land Registry:

• • Verification of the vendor's registered title and right to sell
• • Search for registered encumbrances, mortgages, charges, or cautions affecting the title
• • Confirmation that all property taxes are current — outstanding property tax can affect the ability to complete a transfer
• • Verification of boundaries and any registered easements or rights of way
• • For development properties: review of planning permissions, approvals, and any infrastructure obligations or developer warranties
• • For Mustique: confirmation of the share structure and the Mustique Company share transfer process as part of the title investigation

2. The Property Purchase Process — Step by Step

Step 1: Engage a Local Attorney

Engage an SVG-qualified conveyancing attorney before any payment is made or any document signed. For Mustique purchases, additionally engage an attorney with specific Mustique Company transaction experience. For Canouan purchases, engage an attorney familiar with the Canouan Estate development structure. Your attorney advises on the AHL Licence requirement, conducts title due diligence, drafts or reviews the Sale and Purchase Agreement, and manages the stamping and registration process.

Step 2: Mustique — Engage the Mustique Company

For Mustique purchases specifically, the Mustique Company is the primary point of contact for villa identification, pricing, and purchase process guidance. The Company manages the resale process and vets prospective buyers before the transaction proceeds. Engage directly with the Mustique Company's own team as the first step — they will guide the process from identification through completion in conjunction with the buyer's independent attorney.

Step 3: Sale and Purchase Agreement

Your attorney drafts or reviews the Sale and Purchase Agreement. For non-citizen buyers, the SPA must be conditional on AHL Licence approval. The deposit — typically 10% of the purchase price — is paid to the attorney's escrow account on signing. The SPA sets out the purchase price, completion timeline, and all conditions agreed between buyer and seller. For Mustique purchases, the SPA will also address the Mustique Company share transfer terms.

Step 4: AHL Licence Application

Your attorney submits the AHL Licence application to the relevant SVG ministry with all required documentation. The application period runs in parallel with the title investigation phase. The SPA's AHL Licence condition protects the buyer throughout — the deposit should be refundable in full if the licence is not granted.

Step 5: Title Investigation and Due Diligence

Thorough title investigation at the SVG Land Registry as described in Section 5. For Mustique purchases, your attorney simultaneously verifies the Mustique Company share structure and the share transfer process. For Canouan purchases, review of the development's approvals and the management structure applicable to the specific property.

Step 6: Completion, Stamping, and Registration

At completion, the balance of the purchase price is paid. Stamp duty and the AHL Licence fee are settled with the Inland Revenue Department. The transfer document is stamped and registered at the SVG Land Registry. For Mustique, the Mustique Company share transfer is completed simultaneously. Your attorney provides confirmation of registered ownership. Retain all original documents permanently.

Typical Timeline

A standard SVG property purchase with AHL Licence typically completes in three to five months from SPA signing, depending on AHL Licence processing time. Mustique purchases may take longer given the additional Mustique Company vetting and share transfer process. Canouan Estate development purchases are typically managed by the developer's team on a defined timeline. Discuss realistic timelines explicitly with your attorney from the outset.