Buying Property in the British Virgin Islands

Buying Property in the British Virgin Islands

In the shimmering waves at the top of the chain of Caribbean islands, Virgin Gorda is a breathtaking oasis that attracts those seeking a tranquil and idyllic slice of paradise to call their very own. The allure of pristine beaches, crystal-clear waters, and a laid-back lifestyle draws in prospective property owners from around the globe. However, purchasing a property in this Caribbean haven comes with its own unique set of considerations, especially for overseas investors.

Read on to explore the essential steps and factors to consider when buying a home in Virgin Gorda.

The Essential Steps of a Home Purchase

Letter of Intent (Head of Terms)

Your estate agent drafts a Letter of Intent (LOI), also known as the Head of Terms. This document outlines the conditions and timeframe of the potential property transaction once a purchaser and vendor have verbally agreed upon a sale price and terms.

The LOI typically covers key elements, such as the proposed purchase price, the timeline for the transaction, and any conditions that both parties must meet.

10% Deposit

Once the LOI is agreed upon, the buyer must provide a 10% earnest deposit. This earnest money demonstrates the buyer's commitment to the transaction and is held by the vendor’s agent until closing. It acts as a form of security for the seller. Should the deal fall through due to reasons outlined in the agreement, the earnest deposit may be fully refunded to the buyer.

Local Advertisements

If the buyer is a Non-Belonger, the property and its agreed-upon sale price must be advertised in both an online and print version of the local paper for four consecutive weeks. This gives any interested resident of the BVI a chance to purchase the property. In addition, the property is listed at the Ministry of Natural Resources and Labour.

Due Diligence

This step involves a comprehensive investigation into the legal and physical aspects of the property. Buyers obtain reports ensuring there are no outstanding liens or legal issues tied to the property. An inspection may be done to investigate maintenance needs or repairs. Additionally, a surveyor may be hired to verify the property boundaries and structure and assess its overall condition. This due diligence is crucial to uncover any potential obstacles that may hinder the smooth progress of the transaction.

Sale & Purchase Agreement (SPA)

Once the due diligence phase is successfully completed, the vendor’s lawyer will prepare the Sale & Purchase Agreement (SPA). This comprehensive legal document outlines the terms and conditions of the property sale in detail and is contingent upon proper financing and the purchaser receiving a Non-Belonger’s Landholding License, discussed below. The SPA covers everything from the final purchase price and payment structure to specific obligations of both the buyer and the seller. Once the SPA is signed, the transaction is legally binding.

Application for the Non-Belonger's Land Holding License (NBLHL)

Virgin Gorda, like many other Caribbean destinations, has restrictions on non-residents purchasing property. To address this, Non-Belongers must apply for a Non-Belonger's Land Holding License. This license grants the right to own and hold land on the island.

After the SPA is signed, the purchaser must apply for the NBLHL, if applicable. This license is a prerequisite for all overseas investors, including UK citizens, and must be secured before the property acquisition process can begin. The NBLHL may take 3 to 9 months to process, so it’s essential for prospective buyers to plan accordingly.

The purchaser’s lawyer prepares the NBLHL application and submits it to the Ministry of Natural Resources and Labour, who will then assess the application before forwarding it to the Cabinet. Once approved, your lawyer will send a draft license to the Ministry for further review, and the final license will be sent to the Governor.

Application for Consent to Sell

The seller must apply for Consent to Sell from the government. This process ensures that the government is aware of the impending transaction and has the opportunity to review and approve the sale. It's a regulatory step in the real estate process to maintain transparency and comply with local laws. The seller's application includes details about the property, the buyer, and the terms of the sale.


Within 30 days of all SPA conditions being satisfied, completion occurs. Upon receiving approval for the NBLHL and Consent to Sell, the transaction moves to the completion stage. This is the moment when the final payment is made, and the ownership of the property officially transfers from the seller to the buyer.

Stamp Duty and Registration

The transfer is then presented to the Inland Revenue for stamp duty payment. Stamp duty is a government tax levied on the transfer of property ownership and is calculated based on a percentage of the purchase price or the appraised market value, whichever is higher. For Belongers, the stamp duty is 4%, while Non-Belongers pay a stamp duty of 12%. After the stamp duty has been paid, the transfer is stamped and submitted to the Land Registry.

It’s crucial to work with a local law firm and a trusted real estate agency to ensure a streamlined process of buying a home in Virgin Gorda. Property transactions in the BVI require careful consideration and finesse, attention to detail, and adherence to local regulations. Your lawyers will prepare and negotiate the SPA, investigate the property title, and aid in registering the title upon completion.

For exceptional results and expert guidance, team up with CIRE | British Virgin Islands. As industry leaders, this top team focuses on your success at every turn. They are ready to help you buy the perfect property in this amazing island paradise.

Follow Us on Instagram