Anguilla property for sale
61 homes for sale in Anguilla, from $365K to $13M, median $2.5M.
Flat, dry, sixteen miles long, and almost entirely low-rise by design. The beaches are the reason anyone comes and the reason the building rules stayed strict.
Explore the local character.
A sample of what is for sale here. We confirm availability when you enquire.
Penthouse17 photos3-bedroom penthouse at Tranquility Beach, Meads Bay
Tranquility Beach
- 3 beds
- 3 baths
- 1,798 ft²
Villa16 photos5-bedroom beachfront villa in Shoal Bay West, Anguilla
- 5 beds
- 5 baths
- 12,002 ft²
Condo27 photos2-bedroom condo in Sandy Hill Bay, Anguilla
- 2 beds
- 2 baths
Villa26 photos4-bedroom villa in Aurora Golf & Beach Resort, Anguilla
- 4 beds
- 4 baths
- 4,801 ft²
Villa4BR villa Anguilla House Anguilla
Beach Enclave Anguilla
- 4 beds
- 4 baths
- 5,963 ft²
House12 photos4-bedroom house in Shoal Bay East, Anguilla
- 4 beds
- 3.5 baths
- 5,995 ft²
Villa6 photosMarina Residences & Villas, Anguilla
- 1 bed
- 1 bath
- 1,507 ft²
Villa18 photosBoutique Villas with Saltwater Pool, Cove Bay
- 2 beds
- 2.5 baths
- 3,175 ft²
Villa18 photosFour Seasons Beachfront Villas in Anguilla
Four Seasons Anguilla
- 4 beds
- 4.5 baths
- 4,338 ft²
Villa26 photos8 Bedroom Ultra-Luxury Beachfront Home for Sale, Meads Bay, Anguilla
- 8 beds
- 10 baths
- 10,000 ft²
Villa20 photos3 Bedroom Villa for Sale, North Hill, Anguilla
- 3 beds
- 3 baths
- 27,997 ft²
Villa19 photos2 Bedroom Luxury Waterfront Home for Sale, Sandy Hill Bay, Anguilla
- 2 beds
- 2 baths
- 5,995 ft²
Penthouse27 photos3 Bedroom Penthouse Condo for Sale, Tranquility Beach, Meads Bay, Anguilla
Tranquility Beach
- 3 beds
- 3 baths
- 1,798 ft²
Villa15 photos4 Bedroom Ocean-View Villas for Sale, Morgan Hill, Anguilla
- 4 beds
- 4 baths
- 8,202 ft²
Villa30 photos6 Bedroom Luxury Waterfront Villa for Sale, Lockrum, Anguilla
- 6 beds
- 8 baths
- 6,501 ft²
House40 photos5 Bedroom House for Sale, South Hill, Anguilla
- 5 beds
- 4 baths
- 14,499 ft²
Villa40 photos5 Bedroom Villa for Sale, Ce Blue Resort, Crocus Bay, Anguilla
- 5 beds
- 5 baths
Villa23 photos3 Bedroom Waterfront Villa for Sale, Sandy Hill Bay, Anguilla
- 3 beds
- 2 baths
- 2,497 ft²
Villa40 photos6 Bedroom Villa for Sale, South Hill, Anguilla
- 6 beds
- 6 baths
- 5,995 ft²
Villa40 photos3 Bedroom Villa for Sale, Blowing Point, Anguilla
- 3 beds
- 3 baths
- 20,785 ft²
Villa35 photos4 Bedroom Oceanfront Villa for Sale, Lockrum, Anguilla
- 4 beds
- 4 baths
Villa28 photosNew 2 Bedroom Luxury Villas for Sale, Tides at the Cove, Cove Bay, Anguilla
Tides at the Cove
- 2 beds
- 3 baths
- 1,604 ft²
Villa28 photos4 Bedroom Luxury Villas for Sale, Tides at the Cove, Cove Bay, Anguilla
Tides at the Cove
- 4 beds
- 5 baths
- 2,400 ft²
Villa11 photos1 Bedroom Duplex Villa for Sale, Altamer Villas, Shoal Bay West, Anguilla
- 1 bed
- 1 bath
- 1,345 ft²
Condo34 photos2 Bedroom Condo for Sale, Fountain Anguilla, Shoal Bay East, Anguilla
- 2 beds
- 2 baths
- 1,744 ft²
Condo36 photos1 Bedroom Condo A6 for Sale, Sandy Hill Bay Condos, Anguilla
- 1 bed
- 1 bath
- 883 ft²
Apartment33 photos3-Unit Waterfront Investment Property for Sale, Sandy Hill Bay, Anguilla
- 5 beds
- 5 baths
- 4,596 ft²
Villa40 photos5 Bedroom Beachfront Home for Sale, Island Harbour, Anguilla
- 5 beds
- 6 baths
- 37,028 ft²
Villa40 photos5 Bedroom Home for Sale, Sea Feathers, Anguilla
- 5 beds
- 5 baths
- 6,997 ft²
House23 photos4 Bedroom Home for Sale, Katouche Bay, Anguilla
- 4 beds
- 3 baths
- 2,002 ft²
Villa57 photos8 Bedroom Villa in West Shoal Bay, Anguilla
- 8 beds
- 7 baths
- 166,593 ft²
House41 photosHarmony House, Troy Hill, Saba Island
- 2 beds
- 2 baths
Villa3 photos4 Bedroom Villa/Townhouse for Sale - Equinox Anguilla
- 4 beds
- 4 baths
- 3,875 ft²
Villa3 photos2 bedroom Villa/Townhouse for sale in West Bay, Anguilla
- 2 beds
- 2 baths
- 2,454 ft²
Villa13 photos5 Bedroom Villa/Townhouse for Sale in Port Nimara, Anguilla
- 5 beds
- 5 baths
- 5,274 ft²
Villa11 photosAnguilla 3BR Oceanview Villa La Diva at North Hill, Sandy Ground
- 3 beds
- 4 baths
- 7,998 ft²
There is no mountain here and no rainforest — Anguilla is limestone and scrub, which is exactly why the sand is as pale as it is. The island reads as a string of settlements rather than a town, with restaurants that outrank the size of the place and very little else competing for attention.
Who buys here
A small, repeat crowd: people who came for a week, came back, and eventually bought. Most transactions are villas, often on or near a beach, and many are held for private use rather than let out heavily. Non-belonger purchases require government approval, which is a standard part of the process and a reason to involve a local attorney early.
The trade-off
Very few properties are on the market at any one time, and a house can sit for a long while before it finds the one buyer it suits. There is no international airport of consequence; most arrivals come through St Martin and then a ferry or a short flight, which adds an hour or two and an occasional weather problem. Water, food and building materials are all imported, and the island is inside the hurricane belt.
What people say about Anguilla
Summary
Foreign buyers in Anguilla ("non-belongers") need an Alien Land Holding Licence from the government before they can hold land. Sources disagree on what that costs in practice.
Read the full summary
A 2025 law-firm guide says stamp duties for foreign purchasers have been temporarily reduced since 2017 and were extended again in December 2024. A 2026 corporate-services blog and an expat portal still cite a historic 12.5% licence levy on top of the 5% transfer duty, which would be 17.5% in total for developed property, and a 2022 industry article cites a 5% duty on the licence. These look like reduced versus standard rates; confirm the current one with a local attorney. The licence application fee is cited as about US$400. Official guidance says renting out a property needs government permission, but that document dates from 2004 and may be superseded. Sources agree there is no income, capital gains or inheritance tax, and that living costs are high because most goods are imported. Healthcare is described as limited: serious cases go off-island, and a new hospital is a stated aim rather than a funded project. The disaster department urges residents to check insurance each season, and Anguilla was spared major storms in 2025. Since a 2024 amendment, owners of property worth at least US$750,000 can apply for residency after completing the purchase.
- Mixed Foreign buyers need an Alien Land Holding Licence; the application fee is cited at about US$400 · 4
- Mixed Acquisition tax on foreign purchases: reduced rates since 2017 versus a historic 12.5% licence levy plus 5% transfer duty (sources disagree on the current figure) · 5
- Concern Renting out a property requires government permission · 1
- Positive No income, capital gains or inheritance tax · 4
- Concern High cost of living because nearly all goods are imported · 1
- Concern Limited local healthcare; serious cases evacuated; new hospital is an aim, not a funded project · 2
- Mixed Hurricane exposure: recovery from Irma (2017), official calls to check insurance, 2025 season spared · 3
- Positive Residency by investment for owners of property worth at least US$750,000 · 3
- Positive Strong demand, especially luxury villas and short-term rentals · 2
Based on 11 sources
Bought or lived here? Tell us what it is really like.
From around the web
You should be aware that you will not be permitted to rent your property unless express permission is obtained from government.
Where a foreign purchaser acquires developed property, the combined transfer tax and stamp duty has historically reached 17.5% of assessed value, payable in full before title registration.
The department encouraged residents to use the pre-season period to review and update household emergency plans and ensure insurance coverage and important documents are current.
Show all 11 quotes
Anguilla’s senior ministerial advisor for health has said he is “very optimistic” the government will be able to fund a new hospital within the next five years.
Don't forget acquisition taxes: 5% Land Transfer Tax, 12.5% Alien Land Holding Levy for foreigners, and variable Stamp Duty.
Anguilla ranks among the Caribbean's most expensive destinations, with living costs significantly exceeding many Western countries. This expense is primarily explained by insularity and importation of virtually all consumer goods.
With no capital gains tax or inheritance tax, it presents a tax-efficient option for investors seeking to protect and grow their wealth.
Since 2017, the government of Anguilla has implemented reductions in stamp duties on real estate sales to stimulate the market.
Additionally, there is a 5% duty on the Alien Land Holding License plus a 5% transfer tax on the sale of the property.
Foreigners must apply for an Alien Land Holding License with a price tag of $400.
Registered owners of property in Anguilla worth at least US$750,000 can now apply for permanent residency, thanks to recent amendments to the economic residence law.
Data stories that include Anguilla
- A home on St. Barthélemy asks 47 times what one costs in the Dominican Republic
Median asking prices across 22 Caribbean islands, from $14.0 million on St. Barthélemy to $299,000 in the Dominican Republic.
Agent on this island
A licensed agent who works with buyers of new developments and resale homes here.
Developments in Anguilla
Homes by price across the islands
Other islands in the catalogue
- Dominican Republic3,822
- Bahamas1,574
- Cayman Islands771
- Curaçao707
- Turks and Caicos534
- US Virgin Islands395