Caribbean CBI Real Estate Route 2026: Approved Projects, Minimums and Resale

The Caribbean CBI real estate route grants citizenship to investors who buy a qualifying unit in a government-approved development. In 2026 the minimums are USD 200,000 in Dominica, USD 270,000 in Grenada (tourism projects), USD 300,000 in Antigua and Barbuda and St Lucia, and USD 325,000 in St Kitts and Nevis, each with government fees on top and a holding period before resale.

Mirabello Consultancy advises families on all five Eastern Caribbean programmes from Zurich, Dubai and Hong Kong SAR. Below we set out what each citizenship by investment (CBI) unit publishes today on approved projects, fees, holding periods and resale, so you can compare property with the contribution route on equal terms. For the programmes as a whole, see our comparison of all five Caribbean CBI programmes and the best citizenship by investment programmes hub.

What is the Caribbean CBI real estate route?

The Caribbean CBI real estate route is an investment option, written into each country's citizenship by investment rules, under which you buy a unit or share in a development the government has designated as an approved project. The purchase, rather than a donation, is your qualifying investment, and you keep title to the property, subject to a minimum holding period.

Three features distinguish the property route from the contribution route. First, the property must sit inside an approved project: luxury hotels, branded resorts, villa developments and, in some countries, projects outside tourism. Second, governments charge separate fees on the real estate option, and in Dominica and Grenada those fees are substantial. Third, you cannot sell for a set number of years, and in several countries a resale only qualifies the next buyer for citizenship under specific conditions.

Which Caribbean countries offer citizenship through real estate in 2026?

Five Caribbean countries offer citizenship through real estate in 2026: Antigua and Barbuda, St Kitts and Nevis, Dominica, Grenada and St Lucia. Each publishes a minimum purchase price for approved projects, ranging from USD 200,000 in Dominica to USD 600,000 for a private single-family home in St Kitts and Nevis, alongside its non-refundable contribution option.

Visa-free counts are taken from the Mirabello Immigration Intelligence data backbone at the time of writing. The passports differ in one respect that matters for many property buyers: Antigua and Barbuda, St Kitts and Nevis and Grenada citizens visit the United Kingdom visa-free with an Electronic Travel Authorisation, while Dominica citizens have needed a UK visa since 19 July 2023 and St Lucia citizens since 5 March 2026.

How much does the CBI real estate route really cost in each country?

The CBI real estate route costs the property price plus government fees, which vary by country: USD 10,000 processing for a single applicant in Antigua and Barbuda, USD 75,000 for a single applicant in Dominica, USD 50,000 on Grenada's tourism-project tier, and a USD 30,000 administration fee for a main applicant alone in St Lucia. Due diligence fees are charged separately per person.

Antigua and Barbuda

Antigua and Barbuda real estate starts at USD 300,000 in an approved project, and the government processing fee on that route is USD 10,000 for a single applicant, USD 20,000 for a family of up to four, and USD 10,000 more for each additional dependant from the fifth person. Due diligence fees are additional, and 10% of the processing fee is paid with the application, the balance after approval, according to the Antigua and Barbuda Citizenship by Investment Unit.

St Kitts and Nevis

St Kitts and Nevis approved real estate costs from USD 325,000 for a condominium unit or share in a designated development, or from USD 600,000 for a single-family private home designated as Approved Private Real Estate. Due diligence fees are USD 10,000 for the main applicant and USD 7,500 for each dependant aged 16 or over, and the CIU also publishes post-approval government fees per family member for the real estate options, as well as compulsory insurance fund contributions, conveyance costs and stamp duty. See the CIU private real estate page for the current schedule.

Dominica

Dominica's real estate option requires at least USD 200,000 in an approved development, plus a government fee of USD 75,000 for a main applicant or USD 100,000 for a main applicant with up to three dependants. Due diligence fees are USD 7,500 for the main applicant and USD 4,000 for each dependant aged 16 or above, as published by the Dominica Citizenship by Investment Unit.

Dominica therefore illustrates the central trade-off clearly. A single applicant via the Economic Diversification Fund contributes USD 200,000. The same applicant via real estate commits USD 200,000 to the property and pays a further USD 75,000 to government, so the cash outlay is higher, in exchange for owning an asset that can later be sold.

Grenada

Grenada's approved-project real estate tiers are USD 270,000 for an approved project in the tourism sector, paid to the developer together with a USD 50,000 government fee, and USD 350,000 for an approved project outside the tourism sector. Due diligence is USD 5,000 per adult, with application, processing and interview fees on top, according to the Investment Migration Agency of Grenada. Investments in approved projects must be made through an Authorised Local Agent.

St Lucia

St Lucia real estate requires USD 300,000 in an approved high-end branded hotel, resort or boutique property, with the investor receiving the title deed. The administration fee is USD 30,000 for a main applicant alone, USD 45,000 with a spouse, USD 5,000 per dependant under 18 and USD 10,000 per dependant over 18, payable on the grant of citizenship and non-refundable, as set out by the Citizenship by Investment Unit of Saint Lucia.

Beyond government charges, budget for conveyancing, legal fees, transfer taxes, insurance and the developer's own service charges. These vary by project and are not published centrally, which is why we price each project individually before a client signs.

Weighing property against a contribution for your family? Speak to Mirabello Consultancy for a complimentary, project-by-project cost comparison before you commit to a developer.

What is an approved project, and why does it matter?

An approved project is a real estate development that a Caribbean government has formally designated as eligible for citizenship by investment, usually a hotel, branded resort or villa scheme. Only a purchase inside an approved project qualifies: buying a home on the open market, however expensive, does not make you eligible for citizenship in any of the five countries.

Antigua and Barbuda allows you to apply once a binding purchase and sale agreement has been signed with the developer of an approved project, conditional on citizenship being granted. Antigua and Barbuda also permits beneficial ownership through a non-profit company, provided the company has issued all its authorised shares to the applicant or applicants and meets the unit's conditions. St Lucia lists its open approved developments on the CIP website, currently including A'ILA Resorts Villas and Residences and Canelles Resort. Dominica notes that some approved inventory, such as units at the InterContinental Dominica Cabrits Resort and Spa, is now available by resale only.

Approval is a regulatory status, not a quality guarantee. A designated project can still be delayed, over-priced or poorly managed, which is why independent checks on the developer matter as much as the government list. For how agents and developers are vetted, see our guide to Caribbean CBI due diligence and licensed agents.

How long must you hold CBI property, and when can you resell it?

CBI property holding periods differ by country: Antigua and Barbuda requires 5 years from purchase, St Kitts and Nevis 7 years, and Dominica 3 years from the grant of citizenship, rising to 5 years if the buyer is also a CBI applicant. Grenada and St Lucia investors should confirm the holding and resale terms in writing before signing.

The resale question is really two questions. The first is when you may legally sell. The second is to whom: an exit depends on finding a buyer, and in the CBI market a large share of buyers are themselves applicants who need the unit to qualify. The St Kitts and Nevis rule shows why timing matters: a unit sold early loses its value as a CBI qualifying asset for the next purchaser, which narrows the market to ordinary buyers. Dominica's longer 5-year term for resales to CBI applicants has a similar effect. Some developers offer buy-back arrangements; treat any such promise as a private contractual term, check who guarantees it, and never assume a government stands behind it.

Selling before the permitted date breaches the basis on which citizenship was granted, so keep the title, completion documents and the unit's approval letter on file.

Can you rent out a Caribbean CBI property?

Caribbean CBI properties can generally be rented out, and most approved units are hotel or resort residences placed in a managed rental pool, with income shared between owners and the operator after costs. Rental income is never guaranteed: occupancy, management fees, maintenance and local taxes determine the net return, and the unit must stay within the approved project.

Rental pools suit owners who will rarely visit, because the operator handles bookings and upkeep. Independent short-let arrangements are less common in approved projects, since many developments reserve letting to the hotel operator under the sale agreement, so read the management agreement before relying on any income plan. We cover yields, management models and exit timing in detail in our companion guide to CBI property returns, rental income and exit.

Is real estate or the contribution route better value?

The contribution route is better value for most families who want citizenship at the lowest total cost, because the donation is smaller and carries fewer fees. Real estate suits investors who want to hold a tangible asset, plan to use the property, or value a possible resale, accepting a larger upfront commitment and a holding period of 3 to 7 years.

The honest comparison is the contribution against the real cost of the property route, which is the government fees, transaction costs and holding costs, plus any difference between what you pay the developer and what you eventually receive on resale. Approved units are typically priced for the CBI market, and resale values can sit below the original price, so an investor should model a conservative exit rather than assume full recovery. If you would not buy the property without the citizenship attached, the contribution is usually the cleaner choice.

Property makes sense for families who will use a Caribbean home or prefer an asset to a sunk cost. In St Lucia, a separate refundable option exists: a USD 300,000 investment in non-interest-bearing National Action Bonds, held for five years from issue, with a non-refundable USD 50,000 administration fee.

What does each Caribbean real estate route look like?

Each Caribbean real estate route reflects its country's market: Antigua and Barbuda and St Kitts and Nevis centre on established resort developments, Dominica on boutique and eco-tourism hotels, Grenada on tourism and non-tourism projects with an E-2 treaty angle, and St Lucia on branded hotels and boutique properties. The definitions below summarise each programme.

What is Antigua and Barbuda citizenship by investment?

Antigua and Barbuda citizenship by investment is a programme granting citizenship from a USD 230,000 National Development Fund contribution or USD 300,000 in approved real estate. Antigua and Barbuda citizens must spend 5 days in the country within the first 5 years after citizenship. The passport reaches 154 destinations visa-free. See our Antigua and Barbuda citizenship by investment page.

What is St Kitts and Nevis citizenship by investment?

St Kitts and Nevis citizenship by investment is the region's longest-running programme, granting citizenship from a USD 250,000 Sustainable Island State Contribution, or approved real estate from USD 325,000. St Kitts and Nevis passport holders reach 157 destinations visa-free, the highest count among the five. The federation launched national biometric enrolment on 14 April 2026, and existing CBI citizens must enrol by 31 July 2027. Approved developments exist on both St Kitts and Nevis. See St Kitts and Nevis citizenship by investment.

What is Dominica citizenship by investment?

Dominica citizenship by investment grants citizenship from a USD 200,000 Economic Diversification Fund contribution for a single applicant, or USD 200,000 in approved real estate plus government fees. Dominica sets no residence requirement before or after citizenship, and the passport reaches 145 destinations visa-free. Approved inventory leans towards boutique hotels and eco-resorts. See Dominica citizenship by investment.

What is Grenada citizenship by investment?

Grenada citizenship by investment grants citizenship from a USD 235,000 National Transformation Fund donation for a family of four, or through approved real estate from USD 270,000. Grenada has no presence requirement, and the passport reaches 147 destinations visa-free. Grenada is also the only Caribbean CBI country with a United States E-2 treaty, regardless of which route was used. Under US law, a person who acquired the treaty nationality through a financial investment must have been domiciled in that country for a continuous period of at least 3 years at any point before applying for an E visa, as stated in 8 U.S.C. 1101(a)(15)(E), so the E-2 is a long-term option, not an immediate one. See Grenada citizenship by investment.

What is St Lucia citizenship by investment?

St Lucia citizenship by investment grants citizenship from a USD 240,000 National Economic Fund contribution, USD 300,000 in approved real estate, or USD 300,000 in National Action Bonds. St Lucia sets no residence or visit obligation, and the passport reaches 144 destinations visa-free. See St Lucia citizenship by investment.

Does Vanuatu offer a real estate route to citizenship?

Vanuatu does not offer a real estate route to citizenship: its programme runs through the Development Support Programme, a contribution starting at USD 130,000 for a single applicant, and buying property in Vanuatu does not by itself qualify you. Vanuatu citizens have needed a UK visa since 19 July 2023, and the passport reaches 90 destinations visa-free.

Investors who specifically want property as their qualifying investment will therefore look to the Eastern Caribbean. Those who prioritise speed and a lower contribution can compare both regions in our Vanuatu versus Caribbean citizenship guide and on the Vanuatu citizenship by investment page.

What due diligence should you do on a CBI development?

Due diligence on a CBI development should confirm the project's current approved status with the government unit, the developer's track record and finances, construction progress against the schedule, the title or share structure you will receive, the management and rental agreement, and every fee in the sale contract. Government approval of the project is necessary but not sufficient.

A practical checklist we apply for clients:

• Approval status: obtain written confirmation from the unit that the project and the specific unit type are approved for CBI today.
• What you own: a registered title, a strata unit, or a share in a company? St Lucia's real estate option gives the investor the title deed; fractional and share structures elsewhere need careful legal review.
• Completion risk: for off-plan units, check escrow arrangements, the construction timetable and what happens to your application and funds if the project stalls. Grenada requires the applicant to demonstrate completion after approval.
• Exit terms: holding period, any buy-back clause, who may buy, and whether a resale keeps the unit's qualifying status.
• Running costs: service charges, insurance, property taxes and the operator's share of rental revenue.
• Price check: compare the unit price with non-CBI sales of comparable property nearby, where data exists.

Applications in every Caribbean programme go through a licensed authorised agent, and the government's due diligence process screens the main applicant and adult family members, with fees charged per person above a minimum age set by each unit. Source of funds evidence must trace the money used for the property, so prepare it before you sign a reservation.

How does the CBI real estate application work, step by step?

The CBI real estate application follows five steps: choose an approved project, sign a conditional purchase agreement, submit the citizenship application with due diligence fees through a licensed agent, complete the purchase and pay the remaining government fees after approval in principle, then receive the certificate of naturalisation and passport.

1. Eligibility and planning: confirm your family's eligibility, dependants and documents, and compare property with the contribution route.
2. Project selection: shortlist approved projects, run due diligence and agree the unit and price.
3. Conditional agreement: sign a purchase and sale agreement conditional on citizenship being granted, as Antigua and Barbuda explicitly provides.
4. Application: your authorised agent files the application with due diligence fees and any upfront share of government fees; the unit screens every adult and conducts an interview.
5. Approval and completion: after approval in principle you pay the developer and the balance of government fees, complete title registration or share transfer, and the unit issues citizenship and passports.

Which rules apply after you buy, and what is only proposed?

The rules that apply after you buy are national: Antigua and Barbuda's 5 days in the first 5 years, St Kitts and Nevis biometric enrolment, and each country's holding period on the property. Dominica, Grenada and St Lucia impose no presence requirement. Regional proposals, including a 30-day presence rule, are not law today.

The Eastern Caribbean Citizenship by Investment Regulatory Authority (ECCIRA) was created under an agreement signed in September 2025 and established in December 2025, with its office in Grenada. ECCIRA is not yet operating: the Eastern Caribbean Central Bank expects it to begin operating later in 2026, and no start date has been announced. Proposals discussed for the region include 30 days' presence in the first 5 years (at least 5 days in year one), a 5-year initial passport that is upgraded to 10 years, and mandatory regional biometrics. None of these is in force, and a 30-day bill in Antigua and Barbuda is not law. For the detail, see our guides to ECCIRA explained and the Caribbean CBI rules in force country by country.

How Mirabello Consultancy approaches the real estate route

Mirabello Consultancy treats the real estate route as two decisions that must both make sense: the citizenship and the property. We verify every programme rule against the official unit source, compare the full cost of property against the contribution for your family's exact composition, and review approved projects independently of developers' sales materials, including completion risk and exit terms. We work only through licensed authorised agents, prepare source of funds evidence to due diligence standard, and advise in 11 languages from Zurich, Dubai and Hong Kong SAR. Our team is ACAMS certified and Mirabello is an IMC member.