Legal basis for investing and owning

The Belizean Government has established a series of laws and incentives to promote foreign investment and Belize real estate ownership. Foreigners are able to own land and property in their own name with equal rights as Belizeans.

Both residents and non-residents may hold foreign exchange accounts subject to government approval. The central bank controls some payments and requires that repatriation be made through an authorized dealer. All capital transactions must be approved by the central bank.

Types of property ownership

Title to property in Belize can be held in three different ways; (1) Deed of Conveyance; (2) Transfer Certificate of Title and (3) Land Certificate.

A Deed of Conveyance originates from the British colonial days and is a registered instrument of ownership. A Deed of Conveyance is a valid legal title once an attorney has confirmed that the seller has good title to the property. This form of ownership can be converted to a Certificate of Title via an application for first registration. Any subsequent buyer is issued a Transfer Certificate of Title. A Land Certificate is an absolute title and applies in new or specially designated areas. Under the Registered land Act of 1987, the government is convertting all freehold land (held under Conveyance) to Land Certificate titles to achieve a uniform system as areas are being surveyed.   

Purchasing and registering property

Belize is part of the British Commonwealth and the legal system is based on British common law. As an English speaking country, most investors from North America will not require translation of contracts.  When purchasing Beize real estate you will need the services of a qualified attorney.

The process of legal due diligence involves a review of the property title at the Lands Department, confirmation of tax clearance and an investigation to determine whether the property is free of mortgages, debt or pending legal cases. For certain transactions a technical due diligence runs in parallel and considers (for example) boundaries and topography, water availability, energy availability, analysis of permissions and permits, highest and best use studies, market studies.

Once the due diligence periods have been completed and the property is cleared for sale, the closing is scheduled.  At the closing a new property title is drawn, signed and funds transferred.

In order to register the property a valuation is carried out by the Valuation Department and the transfer attested by the Justice of the Peace.  Registration takes place at the Lands Registry at which time registration fees and stamp duty are paid.

Closing costs and property taxes

The costs assocated with Belize real estate transfers include stamp duty, registration fee, legal fees, realtor commissions and annual property taxes.

• Stamp duty - 5% on the declared property value at the time of transfer.


• Registration (or recording) fee - US $7.00.


• Legal fees (title search, closing and registration) - Between 1.5 to 3% of purchase price (escrow fee of 0.5%).


• Realtors commission - Between 5-10% of purchase price


• Property taxes - Property taxes outside cities are based on land value rather than the developed value. Tax rates vary between 1% and 1.5% of the value of the undeveloped land.

The Doing business project by The World Bank Group calculated the official costs for registering a property in Belize in 2008 as 4.7% of purchase price, based on a business to business purchase.  The project reports that the time taken to register a property in Belize is 66 days.

Title insurance

International Title Insurance is available for Belize real estate affording similar levels of protection as a standard policy in the United States.   There are two main US companies offering title insurance in Belize: First American Title Insurance Company (NYSE-FAF) and Stuart (NYSE-STC).