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At Terra Caribbean, you receive all-encompassing real estate services. Whether you’re looking to purchase, sell, or rent a home or commercial real estate in the Caribbean, our team of agents will streamline the entire process from the initial meeting to the final closing.

We are the full-service real estate leader in the Caribbean and continue to invest in knowledge and resources that empower you to make more informed decisions.

Buying Process

Our experienced team at Terra Caribbean is here to guide you through every step of the buying process. Questions are answered without hesitation, so feel free to lean on us. Below are a few Saint Lucia real estate market insights worth noting.

Property Ownership Requirements:

Transaction Costs as a Saint Lucian and CARICOM national:

Legal Fees: Approx. 2% – 5% of the Purchase Price + 2.5% HCSL + 12.5% VAT
Stamp Duty: 2% of the Purchase Price
Out-of-pocket expenses: Approx. US$500

Required documents by Saint Lucian and CARICOM national:

A letter from Inland Revenue for Property Tax Clearance and Income Tax Clearance.
A letter from National Insurance for Clearance.

Transaction Costs as a non-national

All non-Saint Lucian corporations and non-nationals (other than CARICOM nationals) are required by the Alien Landholding (Licensing) Act to apply for and obtain an Alien Landholding Licence (ALL) before purchasing a property. The process is done through a local Attorney and application forms are available from the Purchaser’s Attorney. Ownership of the property may be in the name of an individual, a corporation, a foreign company, a trust, or another entity. More information on ALL is here.

Alien Landholding Licence Process & Fees:
- Application for the Certificate of Eligibility (COE) (per person) – a non-refundable one-time fee of US $3,000 (per person) valid for one year. This COE may be applied for even before the applicant identifies the property that is intended to be the subject of the ALL.
- Application for the ALL (per property) – once the property has been identified, an application for the ALL is to be made for the property. This is a tiered rate based on the acreage of property and ranges from US $100 – US $20,000. The ALL application is made immediately after a Sale Agreement has been entered into and a deposit paid by the purchaser.

Alien Landholding Licence under sections 15 (2)(c)(vi), 18 and 22(3) of the Act.

	Fee
To hold a subdivided lot	US $100
To hold one acre or less	US $2,500
To hold more than one acre and up to five acres	US 5,000
To hold more than five acres and up to ten acres	US 10,500
To hold more than ten acres	US 10,000

Application for Alien Investor Entrance Permit – the successful application is immediately eligible to apply for an Alien Investor Entrance Permit that allows the holder to enter and remain in Saint Lucia indefinitely as per the conditions set out within the ALL Act, obviating the need to obtain continuous permission from the Immigration Department to remain in Saint Lucia.
Legal Fees: Approx. 2% – 5% of the Purchase Price + 2.5% HCSL + 12.5% VAT
Stamp Duty: 2% of the Purchase Price
Out-of-pocket expenses: Approx. US$500

Standard Purchase Procedure:

The agent prepares a written Offer & Acceptance Letter for signing by both the vendor and purchaser.
Appointment of an Attorney.
The Purchaser’s Attorney prepares the Sale Agreement.
Exchange of and signing of the Sale Agreement and payment of a 10% deposit by the purchaser to the vendor’s Attorney.
For non-nationals only, an application for an Alien Landholding License is completed by the purchaser and is submitted to Cabinet for approval. This process is facilitated by the Purchaser’s Attorney.
**Conveyance is prepared by the Purchaser’s Attorney and executed upon satisfactory completion of any matters pertaining to good title.
Payment of the 90% remaining balance is due typically within 3 months of signing the Sale Agreement, after the conveyance, and after the signing of the Deed of the Sale.
The purchase process can take 1-4 months, depending on whether or not an Alien Landholding Licence is required.

**Conveyance is the process of transferring property ownership from one party to another. This process includes:

A title search on the property to ensure that the property is free and clear and can be sold/transferred. This is carried out by the Purchaser’s Attorney.
Confirmation of the purchaser’s financing.
Signing the Deed of Sale, which is the legal document that proves that the deed (or title) was transferred from one property owner to another.
Lodging of the signed Deed of Sale at the Land Registry Department which takes 2-3 months.

Selling Process

Our experienced team at Terra Caribbean is here to guide you through every step of the selling process. Questions are answered without hesitation, so feel free to lean on us. Below are a few St. Lucia real estate market insights worth noting.

Transaction Costs:

Vendors (Property) Transfer Tax:
- Saint Lucian and CARICOM national – There is a sliding scale with a maximum of 5% of the selling price.
  - The first EC$50,000 is exempt from transfer tax.
  - Next EC $25,000 is at 2.5%
  - Next EC $75,000 is at 3.5%
  - Remainder is at 5%
- Non-national – 10% of the selling price of the property. There is no capital gains tax in Saint Lucia.
Legal Fees: Approx. 1% – 2% of the Selling Price + 2.5% HCSL + 12.5% VAT
Real Estate Commission: Approx. 5% of the Selling Price + 2.5% HCSL + 12.5% VAT
Out-of-pocket expenses: Approx. EC$1,500 for your 3 “Tax Clearances” – Income Tax, Property Tax, and NIC (National Insurance).

Standard Sales Procedure:

The vendor should sign a Listing Agreement provided by the real estate firm or provide written instructions to the agency to sell their property.
Upon a sale, the agent prepares a written Offer and Acceptance Letter for signing by both the vendor and purchaser.
Appointment of an Attorney.
Vendor to provide the Purchaser’s Attorney with copies of the Title Deed, Survey Plan & current copy of the Land Register.
The Purchaser’s Attorney prepares the Sale Agreement.
Exchange of and signing of the Sale Agreement and payment of a 10% deposit by the purchaser to the Vendor’s Attorney.
Signing of **conveyance that is prepared by the Purchaser’s Attorney.
All property tax, personal tax, and national insurance contributions plus utility bills and condominium fees (if applicable) must be fully paid before closing.
Payment of the 90% remaining balance is due typically within 3 months of signing the Sale Agreement, after the conveyance, and after the signing of the Deed of the Sale.
The selling process can take 1-4 months, depending on whether or not an Alien Landholding Licence is required.

Who pays Real Estate Agency Commission?

The vendor pays the real estate agency commission. There is no fee charged to the purchaser.