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Real Estate in Jamaica | Digital Nomad Exchange
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Treasure Beach, Jamaica

Real Estate in Jamaica

By Betsy Burlingame

Last updated on Aug 09, 2023

Summary: An expat looking to buy a home in Jamaica should start by researching the different areas of the country and deciding which one best suits their needs. They should then contact a local real estate agent to help them find a suitable property. Homes in Jamaica typically include amenities such as air conditioning, a pool, and a garden. Some may also include a garage, a patio, and a balcony. Foreigners are allowed to own property in Jamaica, but there are certain restrictions. For example, foreigners must obtain a permit from the Ministry of Land and Environment before they can purchase land. Additionally, foreigners are not allowed to own more than five acres of land.

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How do I find a place to live in Jamaica?

We asked expats how they chose their neighborhood and found a place to live. They answered:

"I chose my community by asking friends and family for references. I wanted to reside near the airport but not in a commercial zone. I chose Retreat Heights which is located outside of the town of Falmouth but close enough to hotels, airport and entertainment," said one person in Falmouth.

"If you’re looking for a place to live in Jamaica, there are several resources you can use to help in your search. Start by looking online at real estate websites such as Just Landed, JaCAY Properties, Realty Jamaica, or Houses in Jamaica. You can also visit local real estate offices in Jamaica to find out more information on available housing and rental options. Additionally, you can reach out to friends and family who have connections locally in Jamaica who may be able to provide you with information or referrals. Finally, you can also look for postings on classifieds websites like Stush.com or Jamaica Classifieds which often advertise rental properties and real estate listings," said one expat who made the move to Jamaica.

"We wanted to be close to the Montego Bay airport so we looked at a few parishes on the west half of the island. Falmouth is up and coming so we selected Falmouth. My husband and I are real estate agents in the US, so we just felt comfortable contacting a real estate agent to find our current house," explained one foreigner living in Falmouth, Jamaica.

"I made some friends here in Negril and found a place via referral from a friend. You can contact me at http://www.jamaicamax.com and I can help anyone find rental rooms or homes for sale in Jamaica," said one in Negril.

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What is a typical expat home or apartment like in Jamaica?

"I am living in a 3 bedroom, 4 bathroom furnished townhouse in a gated community. It's brand new and beautiful," said one expat in Montego Bay.

"We live in a single family rental house located in a subdivision, called a scheme, here in Jamaica. We have not met a lot of expats yet, but the one couple that we did meet live in a house that they purchased," remarked one member in Falmouth.

"I live in a scheme in Falmouth 2bd, 2bath, furnished & washing machine. Love it," explained one expat living in Jamaica.

"I live in a community in Kingston called Long Mountain Country Club. It is a gated community with 24-hour security in the Liguanea area. The community has apartments and two/three-bedroom townhouses for sale and rent. It also has a pool and a store on the premises. The community also has ex-pats from the USA, Canada, Germany, Isreal, South Africa, Romania, India, China and South America. Great community that is close to the US Embassy, shopping and entertainment," said one person in Jamaica.

"3 bdrm - 2 bth cement block in small village - elec most of the time - have to fill water tank on roof for home water - no hot water. no other ex-pats for miles that I knew of," said one expat who made the move to Calabar.

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What is the average cost of housing in Jamaica?

If you are thinking about moving to Jamaica, cost of living in probably a key consideration. Expats commented about the cost of housing:

"Like any other place it all depends on where you're living. My daughter rents a brand new two bedroom low rise in Kingston for $1100usd...she previously rented a large 2 bedroom in Beverly Hills (Kingston) for $900usd. When she first moved back she rented a townhouse in Montego Bay (gated community) for $1000usd. Nice housing is quite affordable and can be found...connect with a realtor," remarked one member in Jamaica.

"My housing costs are significantly lower than in the US. I am paying 30,000 per month for a two bedrooms with two bathrooms. I was just lucky to get such a deal but the average cost for this apartment is 45,000-65,000 per month. My light bill is 7,000 per month but I run my a/c unit each night just to fall asleep. My water bill is between 500 and 800 per month," explained one expat living in Falmouth, Jamaica.

"Our housing costs are much lower than in the US. My husband and I live in a 2 bedroom, 2 bath furnished home for 60,000 Jamaican dollars (about $480 US dollars a month). Yard maintenance and water is included in the rent. It is a newer house with an open floorplan. Electricity is about $4,000 JMD (about $31 USD). Cable (Westar) is $2,700JMD a month (about $21 USD) and we get tons of good channels. Unfurnished houses here can be found for about $45,000JMD ($352 USD). Ofcourse, if you want to go really budget and talk to the right people, you can find a place for about $250 USD a month," said one person in Falmouth.

"The cost of housing in Jamaica is generally moderate, with a wide range of prices depending on the size, location and type of property. Costs can range from inexpensive one-bedroom apartments to luxury villas with ocean views. Rent for two-bedroom apartments in Kingston can typically start at around $500USD per month and can reach up to $1500USD in more desirable areas. Outside of Kingston, rent can be much lower, with some rural areas offering apartment rentals for as low as $200USD per month," said one expat who made the move to Jamaica.

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Should I buy or rent a home in Jamaica?

If you have not spent a lot of time in Jamaica, you should rent before even thinking about buying. We asked expats there about the buy vs. rent decision:

"Deciding whether to buy or rent a home in Jamaica depends on a variety of factors, such as your long-term plans, budget and lifestyle. Before making the decision to buy, it can be helpful to research the local real estate market, the types of properties available and the general cost of living in the country. You should also consider the financial commitment associated with buying a home and whether you are in a position to make such a commitment. If you are looking for a more cost-effective option, renting may be the better choice, as it gives you the opportunity to explore a variety of different areas before committing to buying a home. Ultimately, the decision to buy or rent a home in Jamaica will depend on your individual circumstances," explained one person living in Jamaica.

What do I need to know when buying property in Jamaica?

When we asked expats what advice they would give a foreigner before buying a property in Jamaica, they said:

"1. Before buying property in Jamaica, it is important to research the laws governing real estate and property transactions in the country. 2. Familiarize yourself with the various types of property available and how to purchase it, such as through a real estate agent or by directly purchasing from an owner. 3. Decide whether you want to buy a single-family home, an apartment, a condo, land, or something else. 4. Research the title history and determine the current zoning for any property you are interested in buying. 5. Consider seeking advice from a local real estate attorney to properly navigate legal issues, such as for the due diligence process, title transfer, and contract reviews. 6. Budget for additional taxes and fees associated with the purchase of a property. 7. Obtain an inspection from a qualified professional to determine the condition and structural integrity of the building. 8. Have proof of funds available to demonstrate your ability to obtain financing if needed. 9. Be prepared to negotiate the price and other details of the purchase to come to an agreement," said one in Jamaica.

"Buying a home here is a process, and you do not want to leave that home empty six months out of the year… It will be vandalized, burglarized, and taken over by squatters… Depending of course, where are you buy a house," explained one expat in Montego Bay.

Are foreigners allowed to own property in Jamaica?

When we asked expats what advice they would give a foreigner before buying a property in Jamaica, they said...

"Yes, foreigners are allowed to own property in Jamaica. The Jamaican government has implemented a number of measures to make it easier for non-residents to purchase property in the country. Foreigners can purchase property in Jamaica through a registered attorney or real estate agent, and they are also allowed to own land and buildings. However, they are not allowed to own more than five acres of land without a special permit from the government. Additionally, foreigners are not allowed to own property in certain areas, such as military bases or areas designated for public use," explained one foreigner living in Jamaica.

What appliances are typically included in a rental?

We asked foreigners in Jamaica what appliances are typically included in a rental, and, if there is anything else included or not included that a newcomer would not expect. Replies included:

"Most rental properties in Jamaica will come with kitchen and laundry appliances such as a refrigerator, oven, stove top, microwave, washing machine, and dryer. In addition, some rentals might also have items like air conditioners, ceiling fans, and televisions. Depending on the property, extra items such as furniture, dishware, and linens may also be provided," remarked one foreigner who made the move to Jamaica.

Additional Information about Searching for a Home in Jamaica:

We asked foreigners in Jamaica what appliances are typically included in a rental, and, if there is anything else included or not included that a newcomer would not expect. Replies included...

"Expats can search for homes in Jamaica by looking online for real estate listings, contacting local real estate agents, and networking with other expats who have already settled in Jamaica. Additionally, expats can look for rental listings in newspapers, online classifieds, and on social media. It is also helpful to research the local neighborhoods and communities to find the best fit for their lifestyle," said one foreigner living in Jamaica.

About the Author

Betsy Burlingame Betsy Burlingame is one of the founders of Digital Nomad Exchange and the Founder and President of Expat Exchange. She launched Expat Exchange in 1997 as her Master's thesis project at NYU. Prior to Expat Exchange and Digital Nomad Exchange, Betsy worked at AT&T in International and Mass Market Marketing. She graduated from Ohio Wesleyan University with a BA in International Business and German.

Some of Betsy's articles include 12 Best Places to Live in Portugal, 7 Best Places to Live in Panama and 12 Things to Know Before Moving to the Dominican Republic. Betsy loves to travel and spend time with her family. Connect with Betsy on LinkedIn.

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