Cuba – Finding Property to Buy

Who are the principal estate agents active in Cuba, and how do buyers typically engage them?

Conventional real estate agencies are difficult to come by in Cuba. The property market bears very little resemblance to the organised, agent-driven systems prevalent in countries such as France or Australia. Rather than a proliferation of high-street offices, Cuba’s housing market is served by a small cluster of web-based platforms, informal facilitators, and a modest number of internationally registered firms. The landscape continues to evolve, and the availability of agents shifts over time — readers are advised to verify current details through reliable local sources before placing reliance on any particular agent or company.

These agencies primarily serve domestic buyers, but given the legal pathway that allows foreigners holding permanent residency to purchase housing in Cuba, a number of websites have expanded their reach internationally and maintain physical offices where a range of real estate services can be obtained.

The following platforms and agencies have been active in this space. Their standing may change, and readers should verify current status directly:

• Casas Oasis (casasoasis.com) — Among the more active Cuba-focused listing portals, with over 1,000 properties available for sale. It features houses and apartments across Havana and all provinces, provides direct contact with owners and agents, and charges no commission to buyers.
• Cuba Property Sales / Cuba Property Guru (cubapropertysales.com) — This platform assists buyers and renters seeking apartments, commercial premises, estates, land, and homes in Havana and beyond, and forms part of a group encompassing twelve companies across five countries.
• Cuba Home For Sale (cubahomeforsale.com) — Dedicated to promoting Cuba’s real estate sector, this site covers the home purchase and sale process for both foreign nationals and Cuban citizens, temporary rental, and market research for investors. It maintains offices in North America as well as Havana.

These agencies and the supply and demand for homes have converged online to produce, in many instances, genuine real estate businesses whose primary showcase and operational environment is the internet — albeit subject to the particular realities of internet connectivity in Cuba.

In contrast to pure classifieds platforms, these agencies’ focus on the property sector enables them to offer industry-specific services. Valuation estimates, transaction intermediation, certification of a building’s technical and structural condition, and assistance with purchase paperwork are among the principal services provided.

On the question of representation: unlike many markets in which agents clearly act on behalf of either the buyer or the seller, the convention of a dedicated buyer’s agent — as recognised in numerous other jurisdictions — is not prevalent in Cuba owing to the state-controlled nature of the real estate market. Private real estate agents are neither officially acknowledged nor regulated in the same manner as elsewhere. Most agents functioning in Cuba operate as facilitators or go-betweens for both parties, rather than as exclusive champions of one side. Buyers should always establish an agent’s role and interests before entering any engagement.

Do Cuban estate agents require qualifications or a licence in order to operate?

The qualification and licensing requirements for real estate agents in Cuba differ substantially from those in many other nations, a reflection of the country’s socialist structure and its state-governed property market. Real estate transactions are ordinarily conducted through government entities, and private real estate agents — as they exist in other countries — are not officially recognised or regulated in an equivalent manner.

Cuba’s Official Gazette published an article on 26 September 2013 sanctioning a professional category known elsewhere as real estate agents, described there as “agents for the swapping and buying and selling of homes.” Their mandate encompasses “managing and coordinating the realisation of swaps, and the buying and selling of homes at the request of clients.”

Unlike the vast majority of authorised private occupations in Cuba, real estate agents may benefit from a degree of professional training. Law graduates, given their grounding in legal matters, and professionals from the construction sector both possess considerable suitability as agents for home exchanges and sales.

This stands in sharp contrast to regulated markets elsewhere. In the United Kingdom, estate agents fall under the supervision of bodies such as The Property Ombudsman and must comply with the Estate Agents Act 1979. In the United States, agents are obliged to hold a state-issued licence before practising legally. Cuba has no comparable national licensing authority or mandatory professional registration for private agents, which means there is presently no formal regulatory body overseeing their conduct, no obligatory client money protection arrangements, and no official redress mechanism if problems arise.

Given this gap, the Cuban state — operating through the notarial system and the Property Registry — provides the primary official oversight of property transactions, rather than a dedicated agency regulator. Buyers should regard this as a significant due diligence concern and confirm the current regulatory position directly with Cuban legal professionals and official sources before engaging any agent. The Cuban Ministry of Justice (Ministerio de Justicia) oversees notarial and registry functions and is the closest equivalent official body for property transaction oversight.

How much do estate agents charge in Cuba, and who is responsible for paying those fees?

Agent fee structures in Cuba are not nationally standardised and vary considerably from one intermediary to another. There is no equivalent of the fixed commission frameworks or publicly disclosed fee schedules found in more regulated markets. A broker’s fee somewhere between seven and ten percent of the sale price has been reported by buyers navigating the market — though this figure carries no official confirmation and should be treated purely as a general indication. Always secure a written fee agreement from any agent prior to engaging their services, and confirm current rates directly.

Beyond any agent fee, buyers must also account for government-imposed transaction costs. A Property Transfer Tax of 4% of the declared property value is levied on the buyer, with notary and registration fees added on top; these vary according to municipality. The seller, meanwhile, pays a corresponding 4% in income tax on the transaction.

Resolution 313/2024 from Cuba’s Ministry of Finance and Prices quintupled the reference values used to calculate real estate taxes, with effect from October 2024 — widely regarded as the most consequential recent development for buyers and sellers alike. This means that while the price paid to the seller is whatever both parties agree, the tax liability is calculated against a minimum reference value that is now dramatically higher than before.

In practice, total taxes and fees for the buyer typically fall between 5% and 8% of the property’s actual value, depending on the zone and notary (as of 2025 — readers should verify current figures with a qualified Cuban notary or legal professional). There is no official government portal publishing standardised agent commission rates. For the most up-to-date information on taxes, consult the Cuban Ministry of Finance and Prices (Ministerio de Finanzas y Precios).

As for who bears the agent’s fee: practice differs. Some agents charge the seller, others the buyer, and some divide the cost between both. This should be agreed explicitly in writing before any property search commences. Cuba does not currently impose a legally mandated fee disclosure requirement comparable to those found in the EU’s Consumer Credit Directive or Australia’s estate agents legislation.

Where besides estate agents can buyers locate properties for sale in Cuba?

Given the limited formal agency infrastructure in Cuba, many buyers — both Cuban and international — depend on a broad range of alternative channels to locate properties. These encompass online classifieds, international listing aggregators, and community networks.

Online classifieds platforms

Revolico (revolico.com) is a widely used Cuban classifieds website carrying property listings for sale and rent, making it a valuable resource for those seeking property in Cuba. It is the closest local equivalent to platforms such as Gumtree or Craigslist and carries a substantial volume of listings, many posted directly by sellers. Note that listings may omit asking prices and that thorough due diligence on any listing is essential. Internet access in Cuba can be intermittent, which may affect how consistently this resource can be used from abroad.

Specialist property portals

Point2 Homes (point2homes.com), while primarily an international property listings platform, features some Cuban listings and can offer useful insight into available stock. The international aggregator Realigro Cuba also carries Cuban property listings and allows browsing by city. Casas Oasis (casasoasis.com) remains one of the most actively maintained Cuba-specific portals with current inventory.

Word of mouth and community networks

Building connections with local residents and expatriates in Cuba can produce valuable leads and insights. Sites such as revolico.com and espaciocuba.com carry thousands of listings, and buyers can supplement these by relying on personal referrals or making visits to neighbourhoods of interest, asking around to identify what may be available. This informal channel is widely used by buyers with local contacts or those spending time on the island.

Purchasing from another foreigner

During the 1990s, Cuban legislation permitted the construction of certain condominium developments in which foreigners could purchase apartments. Those original buyers may now sell to other foreigners, and this remains one of the very few avenues under current law through which a non-Cuban resident can invest in the Cuban property market. These foreigner-to-foreigner transactions are typically discovered through specialist international agents or personal networks rather than mainstream listing sites.

Property Registry

The Municipal Housing Directorate is responsible for granting authorisations and administering legalisation procedures; public notaries formalise contracts between parties; and the Property Registry validates transactions by officially recording ownership, thereby guaranteeing legal recognition. While the Property Registry does not function as a publicly browsable listings platform in the manner of land registries in some other countries, it is the authoritative source for verifying ownership and identifying encumbrances before any purchase is completed.

Is engaging a buyer’s agent standard practice when acquiring property in Cuba?

The engagement of a dedicated buyer’s agent — as routinely practised in many other countries — is not standard in Cuba, given the state-controlled character of the real estate market. Nevertheless, foreigners wishing to purchase property in Cuba can still seek assistance from local legal professionals and advisors who are well acquainted with the Cuban real estate environment.

In markets such as the United States, Canada, or Australia, a buyer’s agent is a licensed professional acting exclusively in the purchaser’s interest — negotiating price, carrying out due diligence, and managing the process from the initial search through to settlement. No formally defined and separately licensed “buyer’s agent” profession of this kind exists in Cuba. Agents operating in Cuba generally act as intermediaries facilitating a deal between both parties, rather than as exclusive advocates for the buyer alone.

What buyers typically do instead is retain a qualified Cuban lawyer (abogado) who specialises in property transactions. While this is not a legal requirement, it is strongly advisable — particularly for buyers purchasing from overseas or completing their first transaction in Cuba. What is mandatory is the notary public; without a notarised deed, no transfer of property can take place.

If any agent purports to act exclusively for a buyer, their fee structure and professional standing should be carefully examined. Broker fees of between seven and ten percent of the sale price have been reported (based on figures documented in available market research — current rates should be confirmed directly with any agent or firm before engagement). There is no official licensing requirement specific to “buyer’s agents” as a distinct category in Cuba, so buyers should thoroughly verify any agent’s credentials and references before proceeding.

Are there organisations in Cuba that support or advocate for foreign property buyers?

There is no dedicated advocacy body or consumer protection organisation in Cuba focused specifically on safeguarding international property purchasers. This stands in marked contrast to markets such as the United Kingdom — where bodies like the Association of International Property Professionals operate — or Spain, where notarial bodies provide considerable procedural protection for foreign buyers. In Cuba, the following official and professional bodies represent the closest equivalents:

• Ministerio de Justicia (Ministry of Justice) — The Ministry of Justice administers Cuba’s notarial system and the Property Registry, making it the primary government body for ensuring the legal integrity of property transactions. Website: minjus.gob.cu
• Organización Nacional de Bufetes Colectivos (ONBC) — The national organisation of Cuban collective law offices, which provides access to licensed Cuban lawyers. Buyers requiring a qualified Cuban attorney experienced in real estate matters should approach the ONBC as the official body for referrals. Website: onbc.cu. This is the nearest equivalent to a bar association referral service for property buyers.
• Ministerio de Finanzas y Precios (Ministry of Finance and Prices) — Issues the official regulations governing property transfer taxes, including the significant revisions introduced by Resolution 313/2024. Website: mfp.gob.cu
• Ministerio del Comercio Exterior e Inversión Extranjera (MINCEX) — The Ministry of Foreign Trade and Foreign Investment, which administers the rules governing foreign participation in Cuban real estate under the Foreign Investment Act. Website: mincex.gob.cu

Given the distinctive nature of real estate transactions in Cuba, seeking legal assistance from qualified Cuban attorneys or legal specialists with expertise in property matters is strongly advisable. In the absence of a dedicated foreign buyer’s association, a properly retained Cuban notary and property lawyer represent the most effective protective resources available to an international purchaser.

What additional steps and considerations should foreign buyers keep in mind when searching for property in Cuba?

Foreign ownership restrictions

Both foreign nationals and Cuban citizens residing abroad are generally required to obtain permanent residency in Cuba before they may purchase real estate. Foreigners who do not hold Cuban residency have the option of acquiring real estate through Cuban agencies specifically authorised to conduct such transactions; this type of property typically takes the form of condominiums situated in pre-determined geographic zones and purpose-built for this market.

In 2011, Decree-Law 288 was enacted by the Cuban government, permitting Cubans and foreign nationals legally residing in Cuba to buy and sell homes at prices agreed between themselves. Ownership was capped at one primary residence and one holiday home per person, and a transfer tax of 4% was introduced for buyers, with sellers subject to an equivalent charge.

It should be noted that individuals subject to US jurisdiction face additional constraints: the Cuban Assets Control Regulations (CACR) generally prohibit such persons from purchasing or leasing real property in Cuba unless specifically authorised by OFAC. Those affected should consult the US Office of Foreign Assets Control (OFAC) for current guidance.

The role of notaries and the step-by-step purchase process

The notary is the single most important professional in any Cuban property transaction. Unlike certain countries where a solicitor or conveyancer manages the process, in Cuba the notary occupies a central and mandatory role. The process typically follows these steps:

1. Verify the property’s legal status — Before proceeding, confirm that the property is free of litigation and correctly registered with the Property Registry to ensure the transaction’s legality.
2. Confirm the seller’s title — Ensure the title deed is recorded with the Land Registry and obtain a cadastral certification setting out the physical characteristics of the property.
3. Agree the price and terms — Negotiate directly with the seller or via an intermediary. The price is agreed between the parties, but taxes are assessed against the official reference value.
4. Engage a Cuban notary — All requisite formalities must be completed before a notary public, and the resulting contract must be registered with the Land Registry to carry legal force.
5. Include all required contract elements — The contract must identify both buyer and seller, provide a detailed description of the property, set out the price and payment terms, and include a declaration that the property is free of encumbrances.
6. Pay the transfer tax — The buyer pays 4% of the assessed reference value as Property Transfer Tax; the seller pays 4% as income tax, both in accordance with Resolution 313/2024 as of 2024.
7. Register the property — The Property Registry validates the transaction by formally recording the property in the buyer’s name, securing its legal recognition. Without registration, it is not possible to exercise full property rights or conduct future legal transactions such as sales, inheritances, or donations.

Language considerations

All official property documents in Cuba are issued in Spanish. Contracts, title deeds, notarial instruments, and tax documents will not be provided in any other language as a matter of course. Buyers who are not fluent in Spanish should retain a bilingual lawyer or accredited interpreter. Some internationally oriented agents offer multilingual services — always confirm this in advance. Machine translations or informal translations should never be relied upon for legally binding documents.

Common risks for foreign buyers

A number of ambiguities and legacy issues persist in the Cuban property market, making thorough due diligence by foreign buyers essential before entering into any transaction. Frequent pitfalls that can jeopardise a transaction’s legality include purchasing properties with incomplete documentation or without Land Registry registration, making payments without legal backing, engaging unauthorised informal intermediaries, and overlooking potential debts attached to the property, including unpaid utility bills and outstanding taxes.

Property payments may only be made in cash deposited into a Cuban bank account, which means that mortgage financing of the kind available in other markets is not an option. Buyers should plan to fund any purchase entirely from their own capital and should consult their bank about transferring funds to Cuba given the country’s restricted access to international banking.

Official registration body

The Property Registry (Registro de la Propiedad) operates under the Ministry of Justice and is the official body responsible for land and property registration in Cuba. For the most current rules on property registration, title verification, and foreign buyer eligibility, consult the Ministry of Justice website or engage a Cuban notary who can advise on the current legal position directly.

Frequently asked questions

Can I search for property in Cuba remotely without visiting the island first?

Yes, it is possible to begin your search remotely using platforms such as Casas Oasis and Revolico, as well as by contacting internationally based agents such as Cuba Property Sales or Cuba Home For Sale. However, Cuba’s internet infrastructure can be unreliable, which may result in slow or interrupted communication with sellers and agents. Most specialists recommend visiting in person before committing to a purchase, as conducting meaningful due diligence on a Cuban property from entirely outside the country is extremely difficult.

Do I need a local Cuban bank account to purchase property?

Property payments in Cuba may only be made in cash deposited into a Cuban bank account, which makes access to a local account — or the ability to establish one — an important practical requirement. Consult your legal advisor regarding how to arrange the movement of funds and which Cuban bank is appropriate, as international banking restrictions significantly affect the channels through which money can be transferred into Cuba.

What happens if a seller withdraws from the deal after an agreement is reached?

Unlike markets that operate formal exchange-of-contracts mechanisms — such as those used in the United Kingdom or Ireland — Cuba does not have a widely recognised pre-contract deposit or reservation agreement structure that automatically provides legal remedies if a seller pulls out. Until a notarised deed has been signed and registered with the Property Registry, the transaction carries no legally binding effect. This is a further reason why engaging a qualified Cuban lawyer from the outset is strongly recommended, so that any preliminary agreements are properly documented and deposit terms are clearly established.

Is there a multiple listing service (MLS) in Cuba like those used in North America?

Cuba has no multiple listing service comparable to the MLS systems used in North America, nor a centralised portal equivalent to Rightmove or Zoopla in the United Kingdom. Listings are spread across classifieds platforms, individual agent websites, and informal personal networks, meaning buyers must search several channels simultaneously rather than relying on a single comprehensive database.

Can a US passport holder buy property in Cuba?

Individuals subject to US jurisdiction are generally not permitted to purchase or lease real property in Cuba, as the Cuban Assets Control Regulations (CACR) prohibit such transactions unless specifically authorised by OFAC. Those holding US citizenship or otherwise subject to US jurisdiction should consult the OFAC website for current guidance before taking any steps towards a Cuban property purchase.

How do I verify that a property in Cuba is free of debts and legal disputes?

Prior to purchasing, it is essential to confirm that the property is free of litigation and properly registered with the Property Registry in order to ensure the transaction’s legality. Where any doubt exists about the property’s legal standing, expert advice should be sought immediately. A Cuban notary or property lawyer can carry out the necessary registry searches on your behalf. No payment or signature should be committed to before this verification is complete.

Are property listings in Cuba in Cuban pesos or US dollars?

Listings targeting international buyers frequently quote prices in US dollars, particularly on platforms such as Revolico and Casas Oasis. However, the official legal framework for transactions is denominated in Cuban pesos (CUP), and taxes are assessed against reference values expressed in CUP. Currency management and exchange represents a complex dimension of any Cuban property purchase — professional advice on how to handle payments lawfully should always be sought, and all monetary terms should be clearly set out in the sales contract.

What is a permuta, and could it be relevant to my property search?

A permuta is a property exchange arranged between two or more parties. Prior to 2011, it was the only legally available mechanism for effectively “purchasing” a home in Cuba, and it remains widely used today because it offers certain tax advantages over a conventional sale and enables property acquisition without requiring full capital outlay. For a foreign buyer, a permuta is unlikely to represent a practical option unless you already own a Cuban property available for exchange, but familiarity with the concept is useful since you may encounter references to it in listings or during conversations with local contacts.