Antigua's Property Market in 2026:
What Agents Report and What Is Missing

Antigua is described by almost everyone who sells property there as a strong market. The more useful question is who is describing it, and what evidence they offer.

What the agencies say

Chestertons Antigua calls 2026 a seller's market, with prime coastal inventory down about 20%. A second local agency says prime coastal values have risen about 17% since 2021. For the last year, some agents report price rises of 8% to 12% in prime areas, while another describes steady growth of 4% to 7% a year and about 5% a year since 2019. These accounts cannot all be right, and none comes from a source without an interest in the answer.

Jolly Harbour as an example

One Jolly Harbour agent gives the clearest illustration. Renovated waterfront villas are now coming to market at up to US$765,000, where five years ago most waterfront villas sold for under US$350,000. The same agent's own estimates run from about US$638 per square foot for a two-bedroom waterfront villa to US$798 for a waterfront home at The Gardens, US$1,125 on Jolly Beach and up to US$2,100 for Nikki Beach's branded residences. The agent describes these as estimates, and Nikki Beach is described as forthcoming but with a firm launch in the next few months. Agencies also quote two bed villas in Jolly Harbour at US$300,000 to US$450,000.

Prices across the island

At the top end, one property site puts typical luxury asking prices at US$1.5 million to US$6 million for coastal villas in places such as Jolly Harbour, English Harbour, Galley Bay Heights, Hodges Bay and Nonsuch Bay. Agents quote gross rental yields of 5% to 8% for well-positioned villas, a range covered in the rental article earlier in this series.

What is being built

The pipeline supports the idea of upmarket demand. Pearns Point reported 26 lots sold for US$50 million, with homesites from US$2 million, when it announced its resort, and Nobu Beach Inn on Barbuda is expected to open in late 2026. Both are covered in the developments article earlier in this series. Buyers are drawn from the United States, the United Kingdom and Canada, and the Citizenship by Investment real estate route, from US$300,000 with a five-year hold, adds a further source of demand.

What is missing

No independent price index or published series of completed sales is available for Antigua but this is where Pan Caribbean does have an advantage and with no skin in the game it allows for a clearer picture to be seen. Every figure above is an asking price, an agent's estimate or a marketing claim but those asking prices are very much dependant on what is being offered. A listing price is not a sale price, and a seller's market is exactly where the gap between the two is hardest to see but what is often missed even more in the Caribbean market is how prices can vary so much within tens of meters. Jolly Harbour as above has a huge range of prices for the standard two bed "Jolly Villa" from US$300,000 up to and over US$450,000.

How to use it

So what does all this confusion mean to a buyer, its not that the agents are not informed it is that prices vary a lot over very small distances. Rather than trying to make sense of it all this issue really compounds the requirement to find an expert in that market and find out exactly what is what for any particular property. Ask any agent for recent sold comparables on the specific road and type of property, and compare them with asking prices and ask a lot of questions and take your time. Budget for the 7% Non-Citizen Land Holding Licence fee and other costs covered earlier in this series. And of course, if you are not sure which agents to contact then contact us at Pan Caribbean and we will point you in the right direction, we have already done the research and we do not take commission from agents or from resulting sales.