Investment property: Belize

Updated 5 October 2026

Belize: we find a property for your goal, check its legal title and see the deal through to registration.

Belize is a small English-speaking Central American country with common law, and that is the main convenience for a foreign buyer: non-residents own property on the same terms as citizens, including full freehold title to land, and all documents are in English. The market is compact and mostly resort-focused - Ambergris Caye with the town of San Pedro, the Placencia peninsula and the Cayo district near the Guatemalan border. The Belize dollar is pegged to the US dollar at 2 to 1, and prices are usually quoted in US dollars.

Where people buy and why

• Ambergris Caye and San Pedro - seafront condos and villas, the most liquid tourist rental market.
• Placencia - a beach peninsula in the south, homes and plots for living and seasonal rentals.
• Cayo and San Ignacio - inland areas with lower prices, plots and farms.
• Corozal near the Mexican border - affordable homes popular with retirees.

The area shapes not only price and demand but also the type of land title, so we start checks before choosing a specific property.

Purchase costs

There is no capital gains tax on sale in Belize. Each year the owner pays land tax or municipal property tax, which is small and depends on the area and plot value.

How to check title

Belize has two kinds of land title: registered land with a land certificate in the land registry, and unregistered land where title rests on a chain of deeds. For registered land the attorney checks the entry at the Lands Department of the Ministry of Natural Resources: owner, mortgages, liens. For unregistered land the whole chain of documents is checked, so the risk is higher. On the coast we also check permits for building in the coastal zone and for mangrove clearing.

How the deal works

• An offer and a sale agreement with due diligence conditions.
• A deposit into the attorney's trust account, usually 10%.
• Checks of title, survey, tax arrears and permits.
• Wiring the balance in dollars to the trust account and paying stamp duty.
• Registering the transfer in the land registry.

From agreement to registration usually takes 4-10 weeks, longer for unregistered land.

Letting and taxes

Rental income is subject to business tax on gross receipts, and short-term tourist rentals must register as hotel accommodation and pay the guest tax. On Ambergris Caye demand for tourist rentals is high but seasonal, so we calculate returns month by month.

Property and residence

Buying property gives neither residence nor citizenship. To live in Belize, foreigners use the Qualified Retired Persons programme for those aged 45+ with monthly income of at least $2,000, or permanent residence after a year in the country. Property covers housing and helps the application.

Common buyer mistakes

• Buying unregistered land without checking the whole chain of deeds.
• A coastal plot without building and mangrove clearing permits.
• Paying the seller directly instead of through the attorney's trust account.
• Budgeting without the 8% stamp duty for foreigners.

What we do

We choose a property for your goal: a home, tourist rental or preserving capital. We check title and permits with a local attorney, calculate duties and taxes, handle the deal and registration, help with a Belize bank account and, if needed, the retiree programme.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account

FAQ