Cayman's $256M Real Estate Market, Foreign Investment & Residency Incentives

Despite the complex global economic conditions and interest rate rises, real estate sales in the Cayman Islands have increased by 35.07% from Q4 2024. Cayman’s real estate market is at an estimated value of US$256M in Q1 2025, and residential and land sales make up most of the market.

Key drivers of the market growth include an uptick in property listings and relocations to Cayman, a rise in property value, and strong international demand for the relaxed, tropical lifestyle. Cayman continues to attract expatriates every year and has established several pathways to offer permanent residency, which has contributed to its growing real estate market and overall economic growth.

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Cayman’s Real Estate market

In addition to the jurisdiction’s stable environment and tax-neutral status, Cayman is considered one of the most favourable locations for investment in high-value property in the world. The market experienced a 59% increase in property listings from Q4 2024, with an average property value of $ 1.82 million. The year-on-year growth of the property market, coupled with the absence of annual property tax, makes properties highly sought after.

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The Cayman lifestyle

International buyers are also attracted to Cayman’s island lifestyle and stable environment. Many families relocate to Cayman due to its quality education and healthcare, safe environment, and stunning beaches. As an international financial centre, many expatriates relocate to work in family offices, banks and legal practices, in which Cayman is home to many of the largest. It’s also just 4 hours from Miami, making it convenient for business travel to international markets.

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Luxury Property Market

Luxury condos and villas sell for an average of $9.4 million, and the total market value is estimated to be $110 million, indicating a robust segment.

The Cayman Islands offers flexible financing options, including loans from local vendors and banks, a straightforward investment process, transparent real estate regulations, and no obligation to develop, all of which attract foreign investment.

Luxury properties range from modern beachfront villas to private estates with stunning interiors and expansive grounds, including private beaches, as well as property developments offering exclusive, first-class amenities.

There is also continuous development in the jurisdiction's retail and hospitality industry, including luxurious hotels and fine-dining restaurants, which are boosting employment levels among expatriates.

Property investment under foreign ownership

There are no ownership restrictions in the Cayman Islands; therefore, foreigners can purchase property without needing to relocate. Property can be acquired individually or through an incorporation; neither is subject to annual property taxes. There are two types of property ownership available: freehold, which permits the buyer to own the property forever, and leasehold, which indicates a specific period during which the buyer can own the property. There are no restrictions on property size or value, making it an ideal option for foreign owners seeking to purchase high-value properties for investment.

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Relocating to Cayman

Cayman has established several routes for expatriates to settle in Cayman permanently, each with its eligibility and requirements. These include:

Permanent Residency with the Right to Work

Available for expatriates who have lived in Cayman for eight years, or individuals who are the spouse of or child of a permanent resident or spouse of a Caymanian.

Assessed under a points system, applicants must accumulate 110 points through occupation, education, community involvement, local investments, financial stability, and other factors over the years spent on the Island.

Applicants who receive a certificate must submit a declaration regarding their investments, employment, and any dependents, and pay an annual fee to maintain their residency in Cayman.

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Person of Independent Means & Investors (based on investment)

Suitable for foreign nationals who are willing to invest large amounts of capital into a business or property in the Cayman Islands to obtain the Right to Work and permanent residency. Applicants must demonstrate financial stability and invest a minimum of CI$2,000,000 in developed real estate.

The applicants must be residents in Cayman for five years before being eligible for Naturalisation as a British Overseas Territories Citizen (BOTC). After completing five years as a BOTC, they can apply to become Caymanian.

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Person of Independent Means & Investors (no Right to Work)

Appropriate for applicants who wish to reside in Cayman without the right to work.

Applicants must demonstrate at least CI$120,000 in proof of funds or an annual income of CI$120,000 without employment and make a qualifying investment of CI$1,000,000 into a company or property. Applicants are required to make a one-time fee of CI$20,000 and an additional fee of CI$1,000 per dependent.

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Person of Independent Means & Investors (Certificate of Direct Investment)

Suitable for wealthy individuals able to make a minimum investment of CI$1,000,000 in an employment-generating business(s) in Cayman. Successful applicants can reside and work in the companies in which they invest. The direct investment certificate is valid for 25 years and can be renewed thereafter. Spouse and dependents of the holder are also permitted to reside in Cayman during the duration of the certificate.

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Person of Independent Means & Investors (Substantial Business Presence)

Available for individuals who own at least 10% share capital in an approved business that must have a substantial presence in Cayman or be employed in a senior management role within said business.

Approved categories for the business include any company registered as an exempted company under section 164 of the Companies Act (2023 Revision), a company providing fund administration, hedge fund administration, investment banking, brokerage services, investment and fund management services, insurance, family office, and any business in Cayman Brac providing back-office support.

A 25-year residency permit is permitted if the applicant meets the requirements, has a clean criminal record, is in good health and has adequate health insurance. Spouse and dependent children are also permitted to reside during the duration of the certificate, provided they meet the requirements for criminal records and health insurance.

Permanent Residency as a British Overseas Territories Citizen

Any child born in the Cayman Islands to a permanent resident, or who lives in the Cayman Islands for the first ten years of their life, may apply for Registration as a British Overseas Territories Citizen on their tenth birthday. Successful applicants are eligible to reside in the Cayman Islands on a permanent basis.

Why choose the Cayman Islands?

The Cayman Islands offer an offshore tropical paradise with a well-established and transparent finance sector, a thriving real estate market, and a high quality of life. It’s hard to imagine anyone saying no to that opportunity.

Whether you are looking to make a strategic investment or are drawn to the island lifestyle, At Affinity, we can provide the support and guidance you need to navigate the legal and regulatory environment, helping you achieve your goals.

Interested in Permanent Residency in Cayman?

Our Cayman Islands team will assist you with the relevant Cayman residency schemes.

We provide a dedicated, personal service that involves bespoke consultancy on the scheme of your choice, as well as reassurance and support every step of the way. We'll guide you through the application process and liaise with relevant parties to make the process as quick and straightforward as possible.

Our connections in Cayman, combined with our understanding of local regulations and industry experience, ensure that you receive the necessary support and guidance for the residency scheme and beyond.

Interested in Cayman property or investing?

If you’re interested in investing in Cayman property and would like to do so through a company, we can offer bespoke corporate services in Cayman to support your needs. We can also provide guidance and introductions to our local network in the real estate sector.

Contact our Cayman Islands Director, Garry Crossan, to learn more about residency or property or discuss your unique requirements.

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