Buying a house in Belize: the notice to the central bank, two land registers and the stamp duty
As a foreigner you may buy a house or land in Belize. If you buy from a resident of Belize, you notify the Central Bank of Belize of the transfer in writing beforehand. Two land registers exist side by side, and a judgment of April 2026 shows what goes wrong if you only check one. On the deed you pay stamp duty, calculated on the price or the value, whichever is higher.
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As a foreigner you may buy a house or land in Belize. The QRP programme says so explicitly: members may buy land to build a home, or a house to live in themselves. What makes the purchase different from the Netherlands comes down to three things: a notice to the central bank, two land registers side by side, and the stamp duty on the deed.
What does a purchase involve?
| Part | What applies | Deadline or amount |
|---|---|---|
| Notice to the Central Bank | in writing beforehand, for a transfer between a resident and a non-resident | confirmation by email within 24 hours |
| Stamp duty | on the value of the land or the price, whichever is higher | 0% up to BZ$ 20,000; above that 8% for a Dutch national, 5% for a Belizean |
| GST | the sale of an existing home is exempt; a new home is not | 12.5% if the seller is registered |
| Property tax in San Pedro | occupied: at most 12.5% of the annual value; vacant: at most 2% of the value | payable on 1 April |
| Temporary residence | investment in Belize of at least BZ$ 500,000, including in property | one year, renewable |
Why do you notify the central bank of the purchase?
Belize has exchange control. The Central Bank of Belize guards the fixed rate of two Belize dollars to the US dollar, and therefore wants to know which capital enters and leaves the country. Since Statutory Instrument 106 of 2020, a transfer of land between a resident and a non-resident must be notified to the central bank in writing beforehand.
You send the form "Notice for Transfer of Land in Belize" with a certified copy of your passport to the Exchange Control department. If a company buys, the passports of everyone holding more than 10% of the shares go along. The confirmation comes by email within 24 hours. Have your lawyer make the notice before the deed is signed.
Why do you check two registers?
In Belize two systems exist side by side. Older, unregistered land passes by deed under the General Registry Act. In areas the minister declares a compulsory registration area, the land enters the Land Register under the Registered Land Act, with a land certificate.
In April 2026 the High Court ruled on a lot on Ambergris Caye that had been sold twice: in 2006 by deed under the General Registry Act, and in 2014 after registration under the Registered Land Act, for US$ 60,000. The judge declared the first buyers the owners and had the register rectified. The second buyer, holding a land certificate, lost the lot and was awarded damages, still to be assessed.
So have your lawyer search both registers: the Land Register and the deeds under the General Registry Act. Also ask about the original grant of the land by the state.
What do you pay on the deed?
The Stamp Duties Act levies stamp duty on a transfer of land, by sale, exchange, gift or inheritance. Section 72 charges it on the value of the land or on the amount of the consideration, whichever is greater. Section 73 requires the deed to be submitted to the Commissioner of Stamps for an opinion. Putting too low a price in the deed is therefore pointless: the Commissioner may go by the value.
The rate is in section 72 itself:
- The first BZ$ 20,000 are exempt.
- On the amount above that a Belizean or a Belizean company pays 5%.
- A Dutch national, and anyone else the Act doesn't name separately, pays 8%.
That also applies if you inherit land or receive it as a gift.
With a newly built home GST may be added. The GST Act only exempts the sale of homes that are not new. A new home is one that has not been sold as a home or let on a long lease before.
What do you pay every year after that?
Property tax is a matter for the municipality. In San Pedro, on Ambergris Caye, the Town's Property Evaluation Act applies: for an occupied property at most 12.5% a year of the annual value, for a vacant property at most 2% a year of the value. The tax is payable on 1 April. In another municipality the tax may work out differently; ask the municipality for it before you buy.
The title deed with that assessment later also serves as your proof of address with the immigration department.
What do you watch for in the location?
Look at water and wind. Tropical storms come mainly from June to November, writes NederlandWereldwijd. A house on a caye or on the coast lies in the first zone to be evacuated in a hurricane. Ask about the construction, the roof, the shutters and the insurance.
If you buy with money from the Netherlands, first read banking and paying in Belize. If you want to live first and buy later, start with renting in Belize.
In Vertrekklaar this is phase 5 of 5 of the journey, step 5.6: the same steps, but for your situation — in your order, tickable, and with the deadlines watched. See the whole journey to Belize or go straight to step 5.6 in the open plan.
What this rests on
The facts in this article come from these official pages. Rules change. When in doubt, go by the source, not this article.
- Central Bank of Belize — the notice for a transfer of land between a resident and a non-resident — centralbank.org.bz
- Central Bank of Belize — exchange control and the fixed rate — centralbank.org.bz
- High Court Claim No. 744 of 2021, Roqueta v A.B 8601 ACB Ltd (April 2026) — a lot on Ambergris Caye, sold twice under two registers — belizejudiciary.org
- Stamp Duties Act, Cap. 64 (revised edition 2020), section 72 — 0% up to BZ$ 20,000, above that 5% for a Belizean and 8% for others — belizefsc.org.bz
- Court of Appeal, Civil Appeal No. 1 of 2019 — the Stamp Duties Act, sections 72 and 73, on the transfer of land — belizejudiciary.org
- General Sales Tax Act, Cap. 63 (revised edition 2011), Fourth Schedule — the sale of an existing home is exempt — media.bts.gov.bz
- San Pedro Town Council — property tax, with the rates from the Town's Property Evaluation Act — sanpedrotowncouncil.org
- Belize Tourism Board — QRP members may buy land or a house to live in themselves — belizetourismboard.org
- Immigration and Nationality Department — temporary residence with an investment of BZ$ 500,000 — immigration.gov.bz
- NederlandWereldwijd — travel advice for Belize, with the tropical storms — nederlandwereldwijd.nl
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