Cuba (CU)

Cuba is a unique socialist island nation of 11 million people in the Caribbean — a country of vintage American cars, world-famous cigars, Havana salsa, colonial architecture, and extraordinary natural beauty.

Capital: Havana

Region: Americas

Language: Spanish

Currency: CUP ($)

Cost of living: Very affordable (index 20)

Emergency: 106

Buying Property in Cuba

The full buying process, transaction costs, mortgage, and legal requirements.

Foreign nationals generally cannot purchase residential property in Cuba. Cuban law reserves private property ownership for Cuban citizens and — in very limited circumstances — foreigners with official permanent residency (residencia permanente). This is one of the most restrictive property regimes in the world for foreigners. The private property market that opened in 2011 (allowing Cuban citizens to buy and sell among themselves for the first time since the Revolution) remains closed to foreign nationals. A Draft Housing Law under public consultation in early 2026 proposes significant reforms — including formally recognising the rights of permanent residents to purchase property and allowing Cuban emigrants abroad to retain property — but this legislation had not been enacted as of mid-2026. Foreign investors in commercial/tourism real estate operate under a completely separate framework (Law 118, the Foreign Investment Act 2014) administered by MINCEX, which is not individual residential ownership.

Rent vs. Buy

For foreign nationals in Cuba, the choice is not rent vs buy — it is only rent, as residential property purchase is legally prohibited for the overwhelming majority of foreigners. Long-term foreign residents rent from Cuban families through casas particulares (private homestays) or direct rental agreements in CUP. The informal anticrético arrangement (a lump-sum deposit paid in exchange for rent-free occupation for an agreed period, similar to arrangements found in Bolivia and Colombia) exists in practice but has no formal legal standing in Cuban law. All accommodation for foreign nationals is through rental, never ownership, until or unless the Draft Housing Law is enacted and regulations are issued.

Buying Process — Step by Step

Assess legal eligibility — foreigners almost universally ineligible

Before any other step

Only Cuban citizens and foreigners with officially granted permanent residency (residencia permanente) may purchase residential property. Foreign nationals on tourist cards, temporary work visas, student visas, journalist accreditations, or diplomatic credentials cannot purchase. Even a foreign national married to a Cuban citizen has no direct purchase right — property is registered in the Cuban spouse's name only, with no legal protection for the foreign partner. Contact MINJUS (Ministerio de Justicia) to understand whether your specific residency status qualifies.

FOR ELIGIBLE BUYERS ONLY: Property search

Weeks to months

Cuban citizens and permanent residents find property through Revolico (revolico.com — Cuba's main classifieds platform), neighbourhood contacts, and informal word of mouth. Formal real estate agencies in the Western sense do not exist. Sale prices are negotiated privately and expressed in CUP (Cuban Peso), though valuations are informal. Havana premium areas (Miramar, Vedado, Playa) command the highest prices.

FOR ELIGIBLE BUYERS ONLY: Legal due diligence

1–2 weeks

Verify the property's title at the Registro de la Propiedad (Land Registry) for the relevant province. Check for encumbrances, disputes, outstanding debts, and that the seller holds valid title. The Folio Real is the definitive title document. Engage a Bufete Colectivo (state legal collective) lawyer to assist — private legal practice is limited in Cuba.

FOR ELIGIBLE BUYERS ONLY: Notarial transaction

1–3 days

Property transfers are formalised through a Notaría (state notary office). The compra-venta (sale agreement) is prepared by the Notario, both parties appear in person with their Carnet de Identidad, signatures are witnessed, and the document is certified. All transactions must be conducted and declared in CUP. The Notario does not conduct independent due diligence — that is the parties' own responsibility.

FOR ELIGIBLE BUYERS ONLY: Pay transfer tax

1 day

The transfer tax (Impuesto sobre Transmisiones de Propiedad) of approximately 4% of the declared property value is paid to the municipal ONAT (tax office) at the time of transfer. This is payable by eligible buyers only — foreign nationals who cannot legally purchase are not involved in this step.

FOR ELIGIBLE BUYERS ONLY: Registro de la Propiedad registration

2–6 weeks

The Notaría submits the certified compra-venta to the provincial Registro de la Propiedad for official title registration. A new Folio Real is issued in the buyer's name. Processing time varies by province. Historical gaps in the registry due to the Revolution's mass property nationalisations mean thorough prior title research is important.

Transaction Costs

Cost Item	Amount	Notes
Transfer tax (Impuesto sobre Transmisiones de Propiedad)	Approximately 4% of declared transaction value	For eligible buyers (Cuban citizens and permanent residents) only. Paid to the municipal ONAT at time of transfer. Not applicable to foreign nationals who cannot legally purchase.
Notary fees (Notaría)	Approximately 0.5–1% of property value	Covers preparation and witnessing of the compra-venta agreement by the state Notario. For eligible buyers only.
Registro de la Propiedad registration fee	Modest fee varying by province	Payable at the provincial land registry office for title registration. For eligible buyers only.
Legal assistance (Bufete Colectivo lawyer)	Variable — low by international standards	State legal collectives (Bufetes Colectivos) provide legal services at regulated fees. No private law firms operate in the conventional sense.
Property survey or condition inspection	Informal — no formal surveyor profession exists in Cuba	Structural and condition assessment is informal. No licensed surveyor profession operates in Cuba's market.
Total transaction cost estimate (eligible buyers only)	Approximately 5–7% of purchase price	Budget 4% transfer tax + 0.5–1% notary + registration fee + legal assistance. Expressed in CUP. Foreign nationals: not applicable.

The Notary — Mandatory for All Purchases

Notarías (state notary offices) are the central institutions for formalising all property transfers between eligible buyers. The Notario prepares and witnesses the compra-venta agreement, verifies the identity of both parties via Carnet de Identidad, and submits documents for Registro de la Propiedad registration. Notaries are regulated by MINJUS (Ministerio de Justicia). The Notario does not conduct independent title due diligence — this is the parties' or their lawyer's responsibility. For foreigners, the Bufete Internacional (bufeteinternacional.com) handles legal matters involving foreign nationals.

Mortgage

Cuba does not have a functioning residential mortgage market for any buyer, whether Cuban or foreign. All property transactions between Cuban citizens are completed on a full-cash basis in CUP. Banco Metropolitano and BANDEC have experimented with limited residential loan products for Cuban citizens, but a conventional mortgage market — with credit scoring, independent valuations, and a secondary market — does not exist. The 2026 Draft Housing Law proposes introducing mortgage financing for the first time in Cuban legislation, which would be a historic change if enacted.

Typical Deposit Required

Not applicable — all Cuban property transactions between citizens are full-cash payment in CUP. No down-payment/mortgage structure exists.

For Foreign Buyers

Foreign nationals cannot purchase residential property in Cuba regardless of financial capacity. No mortgage, lease-purchase, or financing pathway exists or would be relevant for foreign buyers under current law. The 2026 Draft Housing Law under discussion does not appear to create a pathway for unrestricted foreign ownership.

Recommended Lenders & Brokers

No mortgage market exists in Cuba — all transactions are cash-only in CUPBanco Metropolitano — limited experimental property loan products for Cuban citizens onlyBANDEC — limited residential loan products for Cuban citizens only

Land Registry

The Registro de la Propiedad is the official land registry in Cuba, maintained under MINJUS (Ministerio de Justicia). Provincial offices exist in each Cuban province and handle registration for their territories. The Folio Real is the definitive title document confirming ownership. Historical gaps exist in registry records as a result of the Revolution's property nationalisations — thorough title research tracing back through the registry is essential for any transaction. Foreign investors in approved joint ventures deal with MINCEX (Ministerio de Comercio Exterior e Inversión Extranjera) for commercial real estate under Law 118.

Taxes

Transfer tax: approximately 4% of declared transaction value for eligible buyers (Cuban citizens and permanent residents). Annual property tax (Impuesto Territorial): modest, primarily applying to self-employed TCP (trabajadores por cuenta propia) and MIPYMES operators using property for business purposes. No capital gains tax exists in the Cuban tax system for standard residential sales. Foreign investors under Law 118 joint ventures operate under a separate commercial tax framework — consult MINCEX (mincex.gob.cu). US persons are additionally subject to OFAC (Office of Foreign Assets Control) restrictions on any transactions involving Cuban property.

Selling Property

Cuban citizens sell property through the same informal/notarial process as buying: find a buyer via Revolico or word of mouth, negotiate price in CUP, and complete the compra-venta at a Notaría. The market has no formal agent network. The Cuban property market is relatively illiquid — Havana's premium areas (Miramar, Vedado, Playa) have seen significant price appreciation since 2011 reforms opened private transactions. The 2026 Draft Housing Law, if enacted, would allow Cuban emigrants abroad to retain and transfer property for the first time, which may affect supply dynamics.

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