Cuba attracts tourists and investors with its exoticism, ocean and relatively affordable housing prices. However, the rules for buying real estate for foreigners here are among the toughest in the Caribbean, and the real opportunities are significantly limited. Find out more about whether foreigners can legally buy real estate in Cuba and what nuances they will face

Buying real estate in Cuba seems to be an attractive idea for many foreigners: warm climate, ocean, unique culture, and prices that at first glance look much lower than in Europe or North America. The Internet often features stories about “cheap houses by the sea” and the opportunity to invest in Caribbean real estate.

However, the reality is much more complicated. Cuba remains a country with tight state control over the housing market, and the rules for foreigners have many legal restrictions and practical nuances. In this article, we will analyze whether foreigners can buy real estate in Cuba, how much it really costs, what the purchase procedure looks like, and what risks buyers face in practice.

In our previous article, we told you that Georgia is raising the minimum threshold for a real estate investor visa to $150,000.

Buying or selling real estate is not only a financial decision, but also a complex legal process. A real estate lawyer from Visit World accompanies the transaction at all stages: from checking documents to protecting your interests when signing the contract.

Cooperation with a specialist will help:

- Save time and money;

- Avoid typical mistakes and hidden risks;

- Protect yourself from fraudulent schemes;

- Confidently conclude a transaction in any country in the world.

Learn more about the “Real Estate Lawyer” consultation service on the Visit World portal.

Can foreigners legally buy real estate in Cuba?

Cuba remains one of the few countries in the Caribbean region where the residential real estate market is tightly controlled by the state. Unlike most popular tourist destinations, foreigners here do not have free access to buying apartments or houses on the secondary market. The mere fact of staying in the country, having funds or a desire to invest does not automatically give a foreigner the right to become a homeowner.

The general rule is that foreign nationals cannot directly purchase residential real estate from Cuban nationals. Cuban law does not provide for a mechanism by which a foreigner could apply for, receive an individual permit from the state and purchase any apartment or house. The right of foreigners to own real estate is limited to narrow exceptions that do not form a fully-fledged open market.

In fact, only certain scenarios of real estate ownership are available to foreigners. First, it is the acquisition of objects within special investment or tourism projects, which are initially created with the possibility of foreign participation and approved by government agencies. Secondly, a foreigner can purchase real estate from another foreigner if it is an object that has already had a legal status for foreign ownership. Such offers are few and far between, and they are mostly concentrated in certain districts of Havana or tourist complexes.

The “workarounds” commonly used in practice, such as registering housing for a Cuban citizen, informal arrangements or verbal agreements, do not provide a foreigner with any legal guarantees. In such cases, the foreigner is not actually the owner of the real estate and has no legal protection in the event of a conflict, change in relations with the formal owner, or interference by government agencies.

Legislative regulation and the role of the state

The residential real estate market in Cuba is still under strict state control, which was formed after the nationalization of property in the second half of the twentieth century. Despite partial reforms, the state retains a key role in determining who can own housing and under what conditions.

Cuban law allows foreigners to participate in the real estate sector only within the framework of specific investment or tourism projects approved by state authorities. This does not create free access for foreigners to the secondary housing market and does not allow them to buy ordinary apartments or houses from Cuban citizens.

Any real estate transactions are subject to an official valuation of the property, notarization, and registration with the state authorities. For foreigners, this means additional checks, bureaucratic procedures, and a lack of flexibility inherent in most open real estate markets.

In the article by the link, we have considered the possibilities of obtaining citizenship for investments in the Caribbean.

How much does real estate in Cuba cost in 2026?

Real estate prices in Cuba for foreigners look attractive compared to other Caribbean resort countries, but most of the “cheap” offers from the local market are not actually available for legal purchase by foreigners. Therefore, the real budget for a foreign buyer is usually higher than it seems from the ads for locals.

Approximate real estate prices:

1. A small apartment in Havana in residential condition - from about USD 30,000-60,000 depending on the neighborhood and the condition of the building;

2. An apartment in the central areas of Havana or near the ocean - on average from 70,000 to 150,000 USD;

3. Apartments in tourist complexes aimed at foreigners - approximately from 120,000-200,000 USD and above;

4. Villas or houses in resort locations - from 200,000-300,000 USD, premium properties can cost much more.

In addition to the cost of the property itself, additional expenses should be included:

- Taxes and mandatory government fees upon purchase;

- Notary fees and transaction registration costs;

- Repairs and bringing the property into a usable condition, which often requires significant investments due to the deterioration of buildings and limited access to materials.

As a result, the actual budget for buying real estate in Cuba for a foreigner is often 20-40% higher than the starting price of the property, taking into account related expenses and repairs.

Earlier we told you which Golden Visa programs brought the highest returns to investors in 2025.

The procedure for buying real estate in Cuba for a foreigner

The process of buying real estate in Cuba for foreigners differs significantly from standard transactions in most European countries. The transaction goes through government agencies and includes several mandatory stages, without which the transfer of ownership is not recognized as valid.

The main stages of the purchase procedure:

- Checking the legal status of the property and whether it can be alienated to a foreigner;

- Official real estate appraisal by authorized state bodies;

- Preparation and negotiation of the purchase and sale agreement;

- Notarization of the transaction;

- Registration of the transfer of ownership in the state registers;

- Payment of the purchase price through a Cuban bank in accordance with the established rules.

The procedure may take longer than regular real estate transactions in other countries due to inspections, approvals and bureaucratic formalities. For foreigners, this means that they need to plan the timing of the transaction in advance and be prepared for additional time spent on paperwork.

Taxes, payments and restrictions for foreigners

The financial side of buying real estate in Cuba has many peculiarities that may come as a surprise to foreigners. In addition to the price of the property, the buyer needs to take into account taxes, the format of payments, and currency restrictions.

The main financial nuances when buying real estate:

1. Transaction tax for the buyer and seller - usually about 4% of the appraised value for each party;

2. Settlements are made through Cuban banks, international mortgage programs are not available for foreigners;

3. Real estate is usually purchased without credit - the buyer must have the full amount of their own funds;

4. Currency transactions are regulated by the state, and there may be restrictions on the transfer of funds and conversion;

5. Withdrawal of funds abroad after the sale of real estate may be complicated and require additional approvals.

Due to financial and currency restrictions, real estate transactions in Cuba require careful planning. For foreigners, this means not only preparing a budget for the purchase, but also thinking through the mechanism of legal transfer of funds and possible difficulties with their subsequent withdrawal from the country.

Restrictions for US and other nationals

Separate rules and practical restrictions apply to US citizens due to the sanctions legislation governing financial and property transactions with Cuba. Even if the property formally falls within the categories permitted for foreigners, U.S. citizens face additional prohibitions on making payments, transferring funds, and entering into transactions related to the acquisition of property on the island. In practice, this means that purchasing real estate in Cuba for personal use by U.S. citizens is extremely difficult and often impossible in terms of compliance with U.S. law.

For citizens of other countries, there are no formal sanctions prohibitions, but they may also face restrictions from banks and payment systems. Due to international sanctions and financial restrictions, not all banks are ready to conduct transactions related to Cuba, and some transactions may be blocked or delayed. This complicates the process of paying for the purchase, as well as the further management of the property or withdrawal of funds in case of sale.

In addition to financial restrictions, foreigners should also consider political risks. Regulatory rules in Cuba are subject to change, and government decisions are not always predictable for foreign investors. Therefore, buying real estate on the island requires not only financial readiness, but also an understanding that the conditions for owning and disposing of property may change over time.

Risks of buying real estate in Cuba for foreigners

Despite the attractive prices and exotic location, buying real estate in Cuba for foreigners involves increased risks. The key factor is the limited and unstable legal status of foreign property, which complicates both the purchase of housing and its further disposal. Due to tight government control, rules may be interpreted or applied differently depending on the circumstances and specific decisions of the authorities.

Limited market liquidity is a serious risk. The range of potential buyers for properties available to foreigners is very narrow, so resale of real estate may take a long time or be possible only at a significant discount. This is compounded by the uncertainty of withdrawing funds abroad after the sale, which reduces the investment attractiveness of such transactions.

Particular attention should be paid to the technical condition of housing. Many buildings in Cuba are worn out and in need of major repairs, and access to materials and services is limited. This means additional costs and difficulties in maintaining the property after purchase. The combination of legal, financial, and technical risks makes buying a home in Cuba a non-standard and high-risk decision rather than a classic real estate investment.

When investing in real estate under the Golden Visa program, the customer often faces a number of complex issues, since transactions in another jurisdiction are associated with different legal norms, property conditions and regulatory requirements. Errors in contracts, problems with ownership, debts or violations of the program terms can cost the investor not only money, but also migration status.

A Visit World real estate lawyer will help:

- resolve disputes between the parties to the transaction;

- check the legality of the object and the history of ownership;

- protect the investor in case of conflicts or claims;

- minimize risks when buying real estate for Golden Visa.

Contact Visit World specialists to invest calmly, safely and with legal guarantees.

We remind you! Andorra has updated its investment residence permit rules in 2026. Read more about how the investment threshold has changed, why deposits have become non-refundable, and who can benefit from the Housing Fund from €400,000.

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