Marina Residences & Villas, Anguilla
This is a one-bedroom residence in a planned marina and oceanfront development in Anguilla, held freehold, with delivery expected in the fourth quarter of 2028. Nothing is built yet, and every image is a developer rendering. It suits a lock-and-leave buyer who can leave money committed for roughly three years in a jurisdiction with no personal income tax and no capital gains tax, and it clears Anguilla's US$750,000 residency threshold with room to spare.
What you own, and the licence you need
Title is freehold and the register is sound, but no non-belonger completes without an Alien Land Holding Licence from the Department of Lands and Surveys. The fee is EC$1,075 (US$400) per application, approval commonly takes two to six months, and the licence must be collected within two months of the Executive Council decision or it cancels and you begin again.
There is a trap specific to off-plan. Where land is bought for construction, a deposit of 10% of the freehold value is required before the licence issues and refunded only on completion, and residences built by aliens must be no less than 2,000 square feet. At roughly 1,500 square feet, this one sits under that floor. Have your own attorney confirm in writing whether your purchase is treated as a completed unit or as land plus construction.
What it costs to buy and hold
Anguilla is light annually and heavy at the closing table. The statutory position for a foreign buyer is 5% stamp duty on the transfer plus 12.5% stamp duty on the Alien Land Holding Licence, so 17.5% in total, or roughly US$262,500 here, with legal fees of 1% to 2% on top.
You will probably be quoted less, because concessions have cut the licence component to 5% on developed property. The version I can document ran to 31 December 2025 and I cannot confirm it was extended, and the rate that binds you is the one in force when the transfer is registered. Budget the statutory figure. Annual property tax is 0.075% of value, paid in two instalments. The service charge is unpublished: ask for a line-item budget with a stated reserve, and ask how windstorm cover and its deductible are placed.
This property qualifies for the Anguilla Residency by Investment program.
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Interested in Marina Residences & Villas, Anguilla?
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Frequently asked questions
Can I rent it out?
Only with specific permission, which is not automatic for a non-belonger, and the published fee is US$2,500 (EC$6,750) for the first 2,000 square feet, with the rental certificate renewed annually. You also need a business licence and GST registration, mandatory for short-term accommodation since 1 July 2022 regardless of booking platform. There is an optional hotel-managed program, but none of its commercial terms are published and there is no operating history to test a projection against.
Does it qualify for citizenship or residency?
Residency only. Anguilla is a British Overseas Territory and runs no citizenship-by-investment program; the real-estate route requires property of at least US$750,000 including land for a family of up to four, plus US$100,000 per additional member, with a US$3,000 processing fee, US$7,500 due diligence per adult and a permit fee of US$10,000 for a single applicant or US$20,000 for a family of four. There is no physical presence requirement, but the property cannot be sold within five years of purchase or the permit can be revoked.
I am a US citizen. Does the zero-tax position help me?
Not with your US liability. US citizens and resident aliens are taxed on worldwide income wherever they live, and Anguillian residency changes neither your filing obligations nor foreign-account reporting. Anyone who implies otherwise is selling you something.
What is the catch?
It is unbuilt, so the live risks are delivery and deposit: ask for a defined long-stop date with a right to walk and recover your money, and ask whether funds sit with an independent stakeholder or go straight into construction. On resale you will likely be competing with the developer's own remaining inventory, at prices it sets.