Cayman property intelligence

Buy, build, invest in Cayman — without the guesswork.

Every regulation, cost, zone, and market figure you need — compiled from official government sources, translated into plain English, and updated within 72 hours of any change.

See packages Free stamp duty calculator
US$6.83B
In pending transactions entering 2026
Source: CIREBA Q4 2025
14+
Official sources monitored and synthesised
planning.ky · legislation.gov.ky · cireba.com
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Properties we are trying to sell you
No agent fees. No commission. No bias.
All data from official Cayman government publications
Every claim carries a direct source citation
Updated within 72 hours of any regulatory change
Completely independent — no property sales
Transparency

You can verify everything we say.

Every piece of information in every document links directly to the official source. We are a translation and curation service — not an authority. The government data is the authority.

Cayman Islands Land Registry
Live
Title records, block and parcel data, registered ownership, strata plans, charges and encumbrances. The definitive source for all property ownership in Cayman.
www.caymanlandinfo.ky
Department of Planning (OPS)
Live
Building Code Regulations (2022 Revision), Development & Planning Regulations (2024 Revision), zoning maps, permit applications, BCU inspection records.
planning.ky
CIREBA market statistics
Quarterly
Sales volumes, average transaction prices, active listing counts, district-level breakdowns. Published quarterly by the Cayman Islands Real Estate Brokers Association.
cireba.com
legislation.gov.ky
On change
Development & Planning Act (2021 Revision), Stamp Duty Law, Building Code Regulations — the authoritative legal text for all property transactions and construction.
legislation.gov.ky
Lands & Survey Dept — RPPI
Quarterly
The Residential Property Price Index, launched September 2025 with IMF technical assistance. District-level price benchmarking — the first standardised price data Cayman has ever published.
gov.ky — Lands & Survey
Cayman Islands Gazette
On change
Official gazette for all new legislation, regulatory amendments, and government notices. We monitor every issue for property-relevant changes and alert subscribers within 72 hours.
legislation.gov.ky — Gazette
Free tool

Stamp duty calculator

Calculate your total closing costs before you make an offer. Rates updated January 1, 2026. legislation.gov.ky

Total stamp duty payable
CI$112,500
Rate: 7.5% — under CI$2M threshold
CI$1,500,000
Purchase priceCI$1,500,000
Stamp duty rate7.5%
Stamp duty (transfer)CI$112,500
Attorney fees (est.)CI$6,000–10,000
Total closing costsCI$118,500–122,500

What every buyer needs to know

Stamp duty is the only property tax in Cayman.No annual property tax, no capital gains tax, no inheritance tax, no income tax on rental income. Stamp duty is paid once, at closing. Carey Olsen
Calculated on the higher of purchase price or market value.If you negotiate below market value, stamp duty may still be assessed on market value — not what you paid. legislation.gov.ky
Caymanian status holders may qualify for exemptions.First-time buyers and Cayman Brac purchasers qualify for concessions. Confirm eligibility with your attorney before exchange. Carey Olsen
Mortgage stamp duty is separate and often overlooked.If you finance your purchase, an additional 1%–1.5% stamp duty applies to the loan amount. Frequently missed in initial cost calculations. Carey Olsen
Attorney fees are mandatory — not optional.All conveyancing must be handled by a licensed Cayman Islands attorney. Budget CI$5,000–15,000 depending on transaction complexity. Cayman Resident
Area intelligence

Grand Cayman — district by district

Click any district for zoning, STR rules, price data, and investment outlook. Data sourced from CIREBA, the government RPPI, and planning.ky. CIREBA planning.ky

Seven Mile Beach
Premium coastal
US$1.8M+
Avg. condo priceUS$973K
10-yr appreciation+226%
STR (Airbnb)Permitted
ZoningHotel/Tourism
George Town
Urban core
US$600K+
10-yr appreciation+147%
STR (Airbnb)Licence req.
ZoningMixed/Commercial
Min. lot (res.)5,000 sq ft
South Sound
Established residential
US$700K+
CharacterLow density
STR (Airbnb)Limited
ZoningLow density res.
Family appealHigh
West Bay
Emerging — infrastructure boost
US$400K+
Growth driverDart highway
STR (Airbnb)Licence req.
Value vs SMBSignificant disc.
New developmentActive
Bodden Town
Emerging — early entry
US$250K+
Growth driverE-W Arterial ext.
STR (Airbnb)Limited
Land availabilityStrong
Build opportunityExcellent
East End / North Side
Emerging — quiet lifestyle
US$300K+
CharacterTranquil, scenic
STR (Airbnb)Strong demand
BeachfrontAvailable
Vacation rentalIdeal
Builder's intelligence

Building code — plain English

The Cayman Islands Building Code Regulations (2022 Revision) are based on the ICC International Building Code, modified for local conditions. These are the rules that catch builders by surprise. planning.ky

Materials & appliances
planning.ky
UL certification is mandatory for everything
All windows, doors, appliances, AC units, and ductwork must carry UL (Underwriter Laboratories) certification — certified for sale in the North American market.
Most prefab homes from outside North America won't clear Customs
Prefabricated homes manufactured outside North American standards typically cannot clear Cayman Customs and will not pass BCU inspection — regardless of cost or appearance.
European appliances face the same barrier
CE marking is not sufficient. A European appliance without UL certification cannot be legally installed. Plan your budget for North American-standard equipment only.
Hurricane & wind load
planning.ky
150+ mph design wind speed required
All structures must be engineered for Cayman's design wind speeds. Your structural engineer must calculate this specifically for your site — it is not a standard template.
Impact-resistant glazing is not optional
All windows and glass doors must meet impact resistance standards. Standard glazing will fail BCU inspection and is not insurable in Cayman's home insurance market.
Hurricane straps are specifically inspected
Roof-to-wall connections, strap type, gauge, and fastener pattern must appear on structural drawings — this cannot be left to contractor discretion on site.
Planning permission
plancayman.ky
Almost everything needs planning permission
The Development & Planning Act (2021 Revision) defines development broadly. Any building operation, material change of use, or land subdivision requires CPA or DCB consent.
The 10% extension exemption no longer exists
Prior to recent amendments, owners could add up to 10% extra floor area without permission. This exemption has been completely removed. Any extension now requires planning consent.
All applications go through OPS online
The Online Planning System at planning.ky is the mandatory portal for all submissions. Create your own login to track progress independently of your architect.
Waterfront & coastal rules
plancayman.ky
MHWM survey required — within 6 months
Any coastal planning application requires a Mean High Water Mark survey no more than 6 months old, physically defined on the ground and authenticated by the DoE.
Turtle nesting beaches carry lighting conditions
Sites on or near designated turtle nesting beaches must use long-wavelength red or amber lighting only. This is a binding planning condition enforced April–November.
Mangrove buffers are legally protected
The National Conservation Act makes it a criminal offence to damage protected mangrove habitat without a DoE permit. An EIA is typically required for any adjacent development.
Regulation intelligence

What changed — and when.

Subscribers receive alerts within 72 hours of any change to legislation, planning regulations, or CIREBA market data. A sample of recent updates:

Jan 3
2026
Regulation change
Stamp duty on properties above CI$2M raised to 10%
The Cayman Islands Government confirmed that properties valued at CI$2,000,000 and above are now subject to 10% stamp duty, up from 7.5%. Applies to all transactions registered from January 1, 2026. On a CI$2.5M purchase, this represents an additional CI$62,500.
Source: legislation.gov.ky — Stamp Duty (Amendment) Law 2025
Feb 2
2026
Market data
CIREBA Q4 2025 full report released
750 total transactions in 2025 generating US$913M in volume. 1,439 active listings valued at US$2.96B. 6,161 pending transactions at year end — the strongest pipeline on record. Condo segment led with 457 sales averaging US$973,000. All district guides updated.
Source: cireba.com — Q4 2025 Market Statistics Report
Mar 15
2026
Infrastructure
East-West Arterial extension approved — Bodden Town corridor flagged
Planning approval confirmed for the next phase of the East-West Arterial extension. Historical precedent from the Dart-built highway — which significantly reshaped West Bay values — supports early positioning in eastern districts.
Source: planning.ky — CPA approvals register, March 2026
Mar 28
2026
Code update
Building Code Regulations 2022 Revision now operative for all new applications
The 2022 Revision of the Building Code Regulations is now the operative version for all new BCU permit applications. All Builder's Kit PDF updated to reference the current revision. ICC compliance sections refreshed to reflect Cayman-specific amendments.
Source: planning.ky/build-codes — Building Code Regulations (2022 Revision)
Apr 3
2026
Market data
Q1 2026 — record deals under contract, inventory tightening across all districts
Provenance Properties Q1 2026 report confirms rising prices, record deal volume, and tightening supply. Seven Mile Beach 10-year appreciation confirmed at +226%. Market entering 2026 in growth mode with nuance emerging by district and price tier.
Source: Provenance Properties Q1 2026 Report
Get the full picture

Choose your package

Instant PDF downloads or a monthly subscription — all with live source citations, updated whenever regulations or market data change. Payment processed securely by Stripe. Download delivered automatically within 60 seconds of purchase.

Buyer's kit
For overseas buyers researching Cayman property
US$97one-time · instant PDF download
Less than one hour of attorney time in Cayman
Everything you need before you speak to an agent. Understand the process, the real costs, and the districts — without any sales pressure.
+Plain-English buying process guide — 12 steps, fully cited to official sources
+Stamp duty calculator + 10 worked examples including 2026 rate change
+District comparison — 7 areas, 14 data points each, CIREBA-sourced
+Attorney and agent vetting checklist — what to ask before you engage
+Foreign ownership FAQ — 25 questions with legal citations
+Total cost of purchase calculator including all closing costs
+12 months of email alerts for any regulation or rate changes
Get buyer's kit — US$97
Most complete
Builder's kit
For anyone building, extending, or developing in Cayman
US$197one-time · instant PDF download
Less than the cost of one BCU rejection and resubmission
The building code, planning process, and BCU requirements — translated into plain English with every rule sourced and cited. Avoid the mistakes that cost real time and money.
+Everything in the Buyer's kit
+Building Code Regulations (2022 Rev.) — plain English, section by section
+Planning permission walkthrough — CPA/DCB process, OPS guide, common pitfalls
+Zoning by district — what you can build, where, at what density
+Hurricane and wind load requirements — design checklist for your engineer
+Materials & appliances compliance guide (UL, ICC, what won't clear Customs)
+Full BCU submission checklist — drawings, MEP, fire safety, energy compliance
+Most common BCU rejection reasons and how to avoid each one
+Waterfront & coastal building rules — MHWM surveys, turtle lighting, mangroves
+Cost-to-build framework — materials, labour, fees, contingency by spec level
+24 months of email alerts for building code or planning regulation changes
Get builder's kit — US$197
Investor intelligence
For active investors and property professionals
US$47per month · cancel anytime
Less than a single missed regulatory change costs you
The market moves. Regulations change. Infrastructure reshapes values overnight. Stay ahead with a monthly digest that synthesises everything — every source cited and verified.
+Quarterly CIREBA data digest — sales volume, pricing, district breakdowns
+Regulation change alerts within 72 hours of any amendment
+Short-term rental rules tracker — current licence requirements by district
+New development pipeline — pre-construction projects, launch dates, pricing
+Rental yield benchmarks — estimated gross yields by type and district
+Immigration & residency threshold updates — PR investment levels
+Infrastructure & planning approval tracker — major CPA decisions
+RPPI data digest — Residential Property Price Index by district
+Full PDF archive — Builder's and Buyer's kits included at no extra cost
Get investor intelligence — US$47/mo
Important noticebuild.ky is an information curation and translation service. Our documents compile and interpret publicly available government data, legislation, and market statistics. Nothing on this site constitutes legal, financial, or investment advice. Always engage a licensed CIREBA agent and Cayman Islands attorney for your specific transaction. Verify any time-sensitive information directly with the relevant government authority before making decisions. PDF documents are delivered automatically to your email address within 60 seconds of payment confirmation.
Common questions

Frequently asked

Can foreigners buy property in the Cayman Islands?
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Yes — and with fewer restrictions than almost anywhere else in the Caribbean. Any individual, whether resident or non-resident, can purchase residential property in Cayman. There are no foreign ownership restrictions, no requirement to use the property within a specific timeframe, and no restrictions on selling or renting it afterward. The land registry provides clear, government-guaranteed title under the Torrens model. The only government fee is a one-time stamp duty — there is no annual property tax, no capital gains tax, and no inheritance tax.
How is build.ky different from a real estate agent's website?
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Every real estate agency in Cayman has one goal — to sell you a property and earn a commission. Their guides are written to get you to the point of engaging them. build.ky has no properties to sell, no commission to earn, and no preferred developer. We are paid directly by buyers and builders for information, which means our only incentive is accuracy. We also cite every claim to the official government source, so you are never just taking our word for it.
How current is the information in the PDF documents?
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Every document shows an edition date on the cover and a last-verified date for each section. We monitor all primary government sources continuously. When any regulation changes — stamp duty rates, building code revisions, planning law amendments — we update the documents and notify all kit purchasers within 72 hours. The most recent material change was the stamp duty increase effective January 1, 2026, reflected in our documents within 48 hours of the legislation being confirmed.
What format are the documents — and how do I receive them?
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All documents are delivered as professionally formatted PDF files, readable on any device — phone, tablet, computer — without any special software. Payment is processed securely by Stripe. Within 60 seconds of your payment being confirmed, you will receive an email from hello@build.ky with a download link. The PDF is yours to keep, download, and reference as many times as you like. There is no DRM, no expiry, and no login required after download.
Do I need a kit if I'm already working with a Cayman attorney or agent?
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Yes — for a different reason. Attorneys and agents are excellent at handling transactions once you've decided to proceed. What they typically don't do is educate you proactively on costs, regulations, and market context before you commit. build.ky gets you informed before that relationship starts, so you ask better questions, spot gaps, and make more confident decisions. Many of our customers use both — and several have told us the kit paid for itself in the first conversation with their agent.
Can I cancel the monthly Investor Intelligence subscription?
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Yes — cancel anytime with no penalty and no notice period. You retain access until the end of the period you have paid for. There are no lock-ins, no minimum terms, and no cancellation fees. You can manage your subscription, update payment details, and download invoices through the Stripe customer portal linked in your welcome email.
Is the Investor Intelligence subscription worth it if I only check in occasionally?
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The value isn't in how often you read it — it's in what you don't miss. The January 2026 stamp duty change added CI$62,500 in costs on a CI$2.5M purchase. The East-West Arterial approval changed the investment case for an entire district overnight. Investors who knew acted first. At US$47/month, one piece of regulatory intelligence that influences a single decision pays for years of subscription. If you're actively invested in Cayman — or planning to be — it costs far more not to know.