How to Secure a Caribbean Mortgage as an International Buyer

There is no single answer to how a foreigner finances a Caribbean home, because the Caribbean is not one market. Buy in the Cayman Islands and the ownership process differs from that in Antigua, where additional licensing requirements may apply. What holds true across many markets is that international and foreign buyers may be able to obtain mortgage finance for Caribbean property through local banks, private banks and international lenders, subject to lender criteria and the circumstances of the transaction. This guide sets out some of the financing considerations and ownership rules that international buyers should be aware of when approaching a Caribbean property purchase.

Can foreigners get a mortgage in the Caribbean?

Yes. Foreign and non-resident buyers may have several routes to financing a Caribbean property:

• Local Caribbean banks, which offer standard mortgages assessed on income and credit, usually with different criteria and deposit requirements for non-residents.
• Private banks and international lenders, which can provide flexible, bespoke solutions including interest-only loans, construction finance and multi-currency options, subject to lender appetite and eligibility.
• Borrowing against assets held elsewhere, using an investment portfolio or other property in the buyer's home country as security rather than financing the property locally.

For high-net-worth buyers, private banks and international lenders may offer greater flexibility where a transaction involves large loan sizes, complex income or cross-border structures. However, the most appropriate route will depend on the borrower's circumstances, the property and the lender's criteria.

Deposits, rates and terms for international buyers

Terms vary significantly by island, lender and borrower profile. As an indicative guide, international buyers may encounter:

• Deposit and loan-to-value: some lenders may offer around 60% to 70% LTV to international buyers, meaning a deposit of approximately 30% to 40%. Development and construction finance can have different LTV structures and may be assessed against project costs and other factors.
• Interest rates: rates vary by island, lender, currency, LTV and borrower profile, and may be fixed or variable. Current pricing should be confirmed with the relevant lender at the time of application.
• Term: mortgage terms can vary, with both interest-only and capital repayment structures potentially available depending on the lender and borrower's circumstances.
• Currency: many Caribbean markets transact in or are linked to the US dollar, while multi-currency facilities may be available for buyers whose income or assets are held in another currency. Currency exposure should be carefully considered before choosing a mortgage structure.

All figures are indicative only and subject to lender criteria, individual circumstances, market conditions and the jurisdiction in which the property is located.

Can foreigners buy property in the Caribbean? Ownership rules by island

Most Caribbean nations allow foreign nationals to own property, but the process differs between jurisdictions. Some islands impose relatively few restrictions, while several in the Eastern Caribbean require foreign buyers to obtain an Alien Landholding Licence or equivalent permission.

Some jurisdictions also operate citizenship-by-investment programmes, under which qualifying property purchases may form part of an approved investment route. The requirements and eligibility criteria vary and can change over time.

The table below summarises some considerations in popular Caribbean markets:

Island	Foreign buyers	Licence required?	Currency	Notes
Jamaica	Yes	Generally no	JMD (USD common in real estate)	Local banks may lend to non-residents, subject to their criteria
Barbados	Yes	Generally no	BBD (USD often used)	Additional requirements may apply when bringing funds into the country
Bahamas	Yes	Registration and permits may apply depending on the property	BSD (USD-pegged)	Foreign ownership is governed by the International Persons Landholding Act
Cayman Islands	Yes, freehold	Generally no	KYD (USD-pegged)	Property ownership is open to foreign purchasers, subject to applicable requirements
Turks and Caicos	Yes, freehold	Generally no	USD	British Overseas Territory with a USD-based property market
Antigua and Barbuda	Yes	Alien Landholding Licence may apply	XCD (USD-pegged)	Citizenship-by-investment and residency options may also be available subject to eligibility
St Lucia	Yes	Landholding licence may apply	XCD (USD-pegged)	Licensing requirements can depend on the nature and size of the purchase
British Virgin Islands	Yes	Non-Belonger Land Holding Licence may apply	USD	Non-belonger purchasers should confirm the applicable requirements before proceeding

Ownership rules, licensing requirements, fees, taxes and eligibility thresholds can change. Buyers should always confirm the current position with appropriately qualified local legal and tax advisers before committing to a purchase.

Getting a mortgage island by island

Jamaica. Foreigners can generally buy property in Jamaica, and both local and international lenders may finance non-resident purchases, subject to their individual criteria. Local banks may apply different deposit and underwriting requirements to overseas buyers. The National Housing Trust is a contributory scheme for Jamaican workers rather than a standard route for overseas buyers, so international purchasers should explore private banking or specialist lending options where appropriate.

Barbados. Barbados has a well-established market for international buyers, particularly along the west coast. Financing may be available through local and international lenders, with private banking potentially suited to larger or more complex purchases. Buyers should confirm any requirements relating to bringing funds into Barbados and repatriating proceeds with local professional advisers.

Bahamas. Foreign ownership in the Bahamas is governed by the International Persons Landholding Act, with registration and, depending on the nature and size of the property, additional permissions potentially required. Its US dollar peg and proximity to the United States make it a popular market for international buyers. Financing may be available through Bahamian banks and international private lenders, subject to their respective criteria.

Cayman Islands and Turks and Caicos. Both markets are popular with international purchasers and generally permit foreign ownership, subject to the applicable local requirements. Financing may be available through local and international lenders, with private banks potentially suitable for higher-value purchases.

Antigua, St Lucia and the wider Eastern Caribbean. These jurisdictions can involve additional licensing requirements for foreign purchasers. Some also operate citizenship-by-investment programmes with specific eligibility and investment requirements. Buyers should establish the applicable ownership, licensing and immigration requirements alongside their proposed financing structure to help avoid delays.

Local banks or private banks?

Local Caribbean banks offer conventional mortgages based on factors such as income, credit history, deposit and affordability. These facilities can work well for straightforward purchases, but criteria for non-residents vary between lenders.

Private banks and international lenders may take a broader view of a buyer's global assets and income. Depending on the lender, they may consider structures such as interest-only facilities, construction finance and multi-currency borrowing.

Private banking is generally relationship-led, and some lenders may require assets under management or another banking relationship. The suitability and availability of these structures will depend on the borrower's financial profile and the lender's criteria.

How to secure a Caribbean mortgage as an international buyer

Enness Global arranges bespoke international mortgages for high-net-worth and ultra-high-net-worth clients buying property internationally. We work with private banks and international lenders to help structure large, complex and cross-border transactions, including private bank mortgages, foreign currency mortgages, and short-term international bridging finance, where appropriate.

Because international transactions can involve multiple jurisdictions, currencies and lender requirements, Enness can help identify potential financing routes and manage discussions with lenders through the application process. Any finance remains subject to lender approval, underwriting and the individual circumstances of the transaction.

To discuss financing a Caribbean property purchase, contact Enness or speak to Islay Robinson about international property finance.

FAQs

Can a foreigner get a mortgage in the Caribbean?

Yes. Local banks, private banks and international lenders may finance non-resident purchases, although deposits, terms and eligibility vary by island, lender and borrower profile. High-value buyers may wish to explore private banking and international lending options where appropriate.

Can a foreigner get a mortgage in Jamaica?

Yes. Foreigners can generally buy property in Jamaica, and both local and international lenders may finance non-resident purchases, subject to lender criteria. The National Housing Trust is a scheme for Jamaican workers rather than a standard mortgage route for overseas buyers.

How much deposit do international buyers need in the Caribbean?

Deposit requirements vary between lenders and transactions. Some lenders may offer around 60% to 70% LTV to international buyers, implying a deposit of approximately 30% to 40%, although the available LTV will depend on the property, borrower, jurisdiction and lender.

What interest rates apply to Caribbean mortgages?

Mortgage rates vary by island, lender, currency, LTV, borrower profile and the structure of the facility. Current pricing should be confirmed with the relevant lender because market conditions and lender appetite can change.

Can non-residents get a mortgage in Barbados or the Bahamas?

Yes, financing may be available to non-resident buyers in both markets, subject to lender criteria. Barbados and the Bahamas both have established property markets for international purchasers, although ownership, registration and funding requirements should be confirmed locally.

Do foreign buyers need an Alien Landholding Licence?

Requirements vary by jurisdiction. Some Eastern Caribbean islands require foreign purchasers to obtain an Alien Landholding Licence or equivalent permission, while other markets have fewer restrictions. Buyers should confirm the current requirements with qualified local legal advisers before committing to a purchase.

Important Information

This article is for general information purposes only and does not constitute financial, mortgage, legal, tax or investment advice. Finance is subject to status, underwriting, asset suitability, lender criteria and the circumstances of the transaction. The information relating to property ownership, licensing, citizenship, taxation and other jurisdiction-specific matters is general guidance only. Laws, regulations, fees and eligibility requirements can change, and buyers should obtain independent legal and tax advice in the relevant jurisdiction before proceeding.

Figures and lending ranges included in this article are indicative only and may vary according to lender appetite, market conditions, property type, jurisdiction, currency, loan-to-value and individual circumstances.

Property values can fall as well as rise, and you may not get back the amount originally invested. Property can be illiquid and may take time to sell. Where borrowing is used, your property may be repossessed if you do not keep up repayments on your mortgage or other loan secured against it.

Certain international mortgage and lending activities may fall outside the scope of UK regulation. Enness conducts both regulated and unregulated business, and the regulatory status of a particular product or service will be confirmed before you proceed.

Enness Limited is authorised and regulated by the Financial Conduct Authority (FCA), firm reference number 565120. Enness Global is a trading name of Enness Limited. Enness is a credit broker and protection intermediary, not a lender.