Grenada's Citizenship by Investment program has emerged as the Caribbean's most comprehensive pathway to second citizenship, offering investors access to 16 government-approved real estate projects spanning luxury resorts, residential developments, and innovative mixed-use properties.
With minimum investments starting at $270,000 and a mandatory five-year holding period, these projects provide not only citizenship benefits but also potential returns through rental income and property appreciation in one of the region's fastest-growing economies.
The program's unique position as the only Caribbean CBI offering United States E-2 visa treaty access has driven unprecedented demand, with real estate investments surging from EC$151 million in 2020 to EC$672 million by 2023. This 345% growth reflects both investor confidence and Grenada's strategic positioning in the global mobility landscape, where 148 countries offer visa-free or visa-on-arrival access to Grenadian passport holders.
Recent data from July 2025 reveals that 80% of new CBI applicants choose the real estate route over the National Transformation Fund option, demonstrating clear investor preference for tangible assets in a jurisdiction that recorded 26 consecutive months of tourism growth through 2024. The Investment Migration Agency (IMA) Grenada, rebranded from the former CBI Unit in March 2024, has implemented enhanced due diligence procedures while maintaining processing times of just three to six months—among the fastest in the Caribbean region.
Understanding Grenada's real estate investment framework
The foundation of Grenada's CBI real estate option rests on the Citizenship by Investment Act No. 15 of 2013, which established clear parameters for property investments qualifying for citizenship. Under current regulations effective July 2024, investors must commit a minimum of $270,000 for shared ownership or $350,000 for sole ownership in government-approved projects, plus a non-refundable contribution of $50,000 to the National Transformation Fund.
Investment thresholds and structure
The standardized investment framework implemented through the March 2024 Caribbean Five Memorandum of Agreement ensures consistency across the region while maintaining Grenada's competitive advantages. All real estate investments require a five-year mandatory holding period, during which properties cannot be sold without potentially affecting citizenship status. After this period, investors gain full flexibility to sell to either CBI applicants or on the open market.
Processing efficiency has dramatically improved following the clearance of application backlogs in 2024. The IMA Grenada now processes applications within six to eight months on average, with documentation preparation typically requiring two to six weeks, due diligence spanning three to four months, and final approval coming within four to six weeks after investment completion. Passport issuance follows within 30 days of final payment.
Family inclusion benefits
Grenada offers the Caribbean's most comprehensive family inclusion rules, permitting spouses without age restrictions, children under 30 years old, parents and grandparents of any age, and unmarried siblings aged 18 and above. This expansive definition enables multi-generational wealth planning and family security strategies that distinguish Grenada from competing programs.
Luxury resort developments leading the market
Six Senses La Sagesse sets operational benchmark
Range Developments' Six Senses La Sagesse stands as Grenada's premier operational CBI resort, having opened in April 2024 to immediate acclaim. The property secured positions on Condé Nast Traveller's "Best New Hotels 2025 Hotlist" and Robb Report's "Best in Travel 2025," validating its world-class positioning. Set across 38 acres between two beaches with a natural saltwater lagoon, the resort features 56 pool suites and 15 villas, all equipped with private plunge pools and sea views.
Investment entry begins at $270,000 for shared ownership, with Range Developments' proven track record—including the successful Park Hyatt St. Kitts and InterContinental Dominica—providing investor confidence. The developer, founded in 2012 by Mohammed Asaria, remains the only company to have completed two CBI-funded Caribbean resorts, with both properties receiving international recognition.
The Six Senses brand partnership brings the world's number one hotel brand according to Travel + Leisure, now part of InterContinental Hotels Group. Investors receive 14 nights annually at any Range Developments property, with the resort's current operational status generating immediate rental income potential. The property's focus on sustainability earned it Robb Report's "Eco-Friendly Resort of the Year 2025" designation.
InterContinental Grenada targets business travelers
Range Developments' second Grenada project, the InterContinental Hotel & Villas Grenada, represents a $280 million investment scheduled for 2027 completion. The 150-room luxury resort will feature Grenada's first purpose-built conference center targeting Fortune 500 companies, addressing a critical gap in the island's business tourism infrastructure.
Located on La Sagesse Beach, the property will include over 30 private suites, multiple restaurants and bars, a luxury spa, and 6,000 square feet of meeting space. Construction began in May 2022, with the developer's established relationships with international hotel brands ensuring professional management upon completion. Investment minimums align with current CBI requirements at $270,000 for shared ownership.
Mount Cinnamon maintains market leadership
Mount Cinnamon Resort & Beach Club has attracted 80% of all CBI investment applications since its inclusion in the program, demonstrating sustained market confidence. The property, originally developed by British entrepreneur Peter de Savary and now owned by Barbadian businessman Barry Collymore, was voted "Best Resort in The Caribbean 2018" by USA TODAY.
The fully operational resort comprises 22 luxury villas and suites with one to three bedrooms, with expansion plans adding 250 new residences through the CBI program. Investment requires $350,000 including processing fees, structured as shares in Mount Cinnamon Villas Ltd. The property's prime hillside location on Grand Anse Beach, consistently ranked among the world's most beautiful beaches, provides panoramic Caribbean Sea views while maintaining proximity to both the capital and airport.
Bacolet Bay Resort offers traditional luxury
Bacolet Bay Resort & Spa represents one of Grenada's original CBI-approved projects, maintaining its status through recent government reviews. The five-star luxury beach resort spans 41 acres in St. David's, offering a mix of luxury apartments, villas, and cottages with spa facilities, fine dining, and 24-hour concierge services.
While specific developer information remains limited in public sources, the project's longevity in the approved list indicates stable operations. Investment begins at $270,000 for shared ownership, with the property's location providing both beachfront access and views of rainforest-covered mountains. Expected rental returns align with general market rates of 2-5% annually for Grenada CBI properties.
Residential developments targeting diverse investor needs
The Point at Petite Calivigny delivers ultra-luxury
The Point at Petite Calivigny has established itself as Grenada's first luxury residence club, with Phase 1 completed in December 2018. Developed by Dr. Christofer Ashby through CA Partners Ltd, the project encompasses three luxury villas with private infinity pools and 12 condominiums across 7-11 acres of private grounds.
Investment starts at $270,000 meeting current CBI minimums, with Phase 2 expansion plans including 40 luxury terrace suites, 20 bungalows, and four ultra-high specification villas. The development features a private deepwater marine facility, 24/7 security, two pools, gym, wellness center, spa, restaurant, and dedicated kids' play area. The property's 180-degree westward views and pristine white sand beach access position it among Grenada's premium residential offerings.
Mariposa Condominiums proves operational success
Mariposa Condominiums claims distinction as Grenada's "first fully operational, 100% completed CBI project," with 21 condominium units across seven Mediterranean-style buildings. The development offers studios, one-bedroom, two-bedroom, and three-bedroom units ranging from 379 to 2,528 square feet, priced between $340,000 and $790,000.
Located steps from Morne Rouge Bay (BBC Beach), the property provides walking distance access to Grand Anse Beach and St. George's University bus routes. The developer reports 90% average occupancy rates with full management services provided. All units feature Italian kitchens, custom furniture, LED lighting, and premium bathroom fixtures, with investment entry at $270,000 aligning with CBI requirements.
Hideaway True Blue guarantees returns
Hideaway True Blue distinguishes itself as the only CBI project offering guaranteed buyback at market value after the five-year holding period. The 44-unit contemporary building has maintained 100% occupancy since opening in January 2019, primarily serving St. George's University international students.
Investment requires $350,000 with guaranteed 3% annual returns and professional property management included. Unit options range from 400-square-foot studios to 925.5-square-foot two-bedroom apartments, all turnkey-ready with private balconies. The property's location at the main entrance to St. George's University, combined with amenities including a wellness center, study lounge, rooftop bar, and high-quality restaurant, ensures consistent rental demand.
The View boutique hotel awaits completion
The View represents an international collaboration bringing together investors from Grenada, Trinidad, UAE, Hong Kong, and Italy to create a boutique hotel on a panoramic ridge overlooking Grand Anse Beach. The project offers freehold condominium ownership with units placed in a hotel rental pool.
Investment terms include two weeks annual usage with 50% of after-tax profits from hotel operations distributed to investors. While the development's current construction status remains unclear from available sources, the diverse international team brings expertise spanning hospitality, law, diplomacy, marine logistics, structural engineering, and international finance.
Innovative mixed-use and specialty projects
Grenada National Resort faces regulatory challenges
Singapore Heng Sheng's Grenada National Resort Project represents the country's largest foreign investment at $35 million for 256 acres in St. George's. The comprehensive development plans include an 18-hole championship golf course designed by Robert Trent Jones II Group, luxury accommodations, and extensive entertainment facilities.
However, the IMA suspended all Heng Sheng CBI applications in March 2025 for 90 days due to illegal discounting and owner financing violations. This enforcement action highlights Grenada's commitment to program integrity while creating uncertainty for potential investors. The project's "approval before investment" model had aimed to reduce investor risk, but current regulatory challenges require careful consideration.
Hartman developments integrate education and ecology
The Hartman Group's two projects—Hartman University Town and Hartman Resort—represent a $2.9 billion investment creating Grenada's largest eco-university town. Developed by Hong Kong-listed Realord International Holdings, the projects span over 270 acres adjacent to Mt. Hartman National Park.
Hartman University Town features an ecological institute, international education campus, medical center, and specialized student village positioned 10 minutes from St. George's University. The development emphasizes environmental conservation with wetland management, mangrove protection, and a $100,000 conservation fund. Investment starts at $270,000 with a unique tenancy-in-common structure allowing three groups to jointly hold property.
Hartman Resort complements the education facilities with a five-star luxury resort featuring natural beach lagoons and wellness villas designed as "flowers blooming on the water." The development targets zero-carbon operations through solar photovoltaic curtain walls and ground source heat pump systems, with five-year buyback options available at the initial investment amount.
St. David Agro pioneering agricultural tourism
St. David Agro & Cottages represents Grenada's first agricultural tourism CBI project, integrating 25 residential cottages within an active soursop plantation. Developed by Canadian-Grenadian architect Oliver Paul, the project leverages the company's existing soursop tea production and export operations.
Investment options include $220,000 for half-ownership or $350,000 for full freehold ownership of detached cottages. The development's unique value proposition combines private beach access at Petit Trou with agricultural integration, while company-owned mahogany and cedar trees dramatically reduce construction costs. Products from the tea division already reach markets in Trinidad, Barbados, and generate interest from UK, US, Germany, Russia, Kazakhstan, and Hong Kong.
Strategic property investments for global mobility
Beach House by Silversands introduces flexible buyback
Ora Caribbean's Beach House by Silversands, operational since February 2024, offers 31 sophisticated suites under distinctive architectural canopies. Developed by Egyptian-Grenadian billionaire Naguib Sawiris, who invested $150 million of personal funds in Grenada developments, the property treats CBI as bridging finance rather than permanent investment income.
The unique buyback structure guarantees full developer redemption at original purchase price after five years, effectively eliminating downside risk for investors. Entry at $270,000 represents the lowest price point among operational luxury properties, with 4-5% annual rental income and seven days yearly usage. Integration with the flagship Silversands Origin resort provides access to the Caribbean's longest 100-meter infinity pool and world-class amenities.
Silver Sands Resort showcases established luxury
The original Silver Sands Resort offers multiple investment tiers from $270,000 CBI-qualifying units to $7 million beachfront villas. As a fully operational luxury resort and member of Leading Hotels of the World, the property provides immediate income generation potential with professional management services.
The resort's 100-meter infinity pool, multiple restaurants, spa facilities, and prime Grand Anse Beach location have established its market position. Investment options include ocean view suites, garden view accommodations, and luxury residences with private pools. The property offers 5% guaranteed annual yield for luxury residences with immediate occupancy available.
Coral Cove Hotel navigates community concerns
Charis Group's Coral Cove Hotel project in Lance Aux Epines faces significant community opposition and legal challenges despite government approval. The planned 80-120 room development across six buildings extending over water has generated environmental concerns about turtle nesting sites and weather exposure at the Atlantic-facing location.
While investment minimums align at $270,000 for sea-view suites with balconies, potential investors should carefully consider ongoing judicial review claims and community resistance. The project's status highlights the importance of thorough due diligence beyond government approval when evaluating CBI real estate investments.
Emerald Suites emphasizes sustainability
Reece Investment's Emerald Suites in Grand Anse represents an early-stage development emphasizing environmental sustainability through solar energy, rainwater harvesting, and efficient waste recycling. Founded by environmental engineer Rupert Reece, the project aims to balance development with nature.
Limited concrete information about construction progress, unit specifications, or completion timelines suggests the project remains in planning phases. While the eco-friendly focus aligns with global sustainability trends, investors should seek updated development timelines and detailed project specifications before committing funds.
Market performance and investment implications
Grenada's CBI program generated record revenues exceeding EC$1.116 billion in 2024, representing over 10% of GDP and enabling significant infrastructure investment. The program approved 1,583 applications creating 5,443 new citizens, with 57% choosing real estate over the National Transformation Fund donation option.
Tourism sector growth provides fundamental support for real estate investments, with stayover arrivals reaching 178,020 in 2023—a 34% increase over 2022 and 9% above pre-pandemic 2019 levels. The United States represents the largest source market at 49.6% of arrivals, followed by the United Kingdom at 13.1%, with cruise tourism adding 305,627 visitors marking a 64% annual increase.
Investment returns and market dynamics
Current market analysis indicates annual rental returns of 2-5% across most projects, with some properties offering guaranteed returns or buyback options. Property appreciation potential benefits from limited land availability and growing tourism demand, particularly in prime locations around St. George's, Grand Anse, and Lance aux Epines.
The real estate market's strength reflects in CBI investment flows jumping from EC$151 million in 2020 to EC$465.2 million in just the first three quarters of 2024. Hurricane Beryl's July 2024 impact, causing 16% of GDP in damages primarily to Carriacou and Petite Martinique, left main island tourism infrastructure operational, demonstrating market resilience.
Regulatory evolution and compliance
Recent enforcement actions, including the March 2025 suspension of Heng Sheng applications and 2023 decertification of five projects for construction delays, signal strengthened oversight. The IMA's enhanced due diligence procedures maintain a 5.6% rejection rate while implementing automated systems that reduce processing times.
Investors benefit from Grenada's territorial tax system with no taxes on foreign income, capital gains, wealth, or inheritance. Property-related taxes remain competitive at 0.2-0.8% annually, with stamp duty at 1% for buyers and the alien landholding license fee waived for CBI investors. However, limited tax treaties beyond the UK and CARICOM require careful international tax planning.
Strategic considerations for citizenship investors
Grenada's unique position offering both Caribbean visa-free travel to 148 destinations and United States E-2 visa treaty access creates unparalleled global mobility options. The E-2 visa enables Grenadian citizens to establish businesses and reside in the United States, though new requirements mandate three years of Grenada residency before qualifying—a significant consideration for investors prioritizing US market access.
The program's comprehensive family inclusion provisions enable multi-generational planning, while permanent citizenship status ensures inheritable benefits. Recent UK Electronic Travel Authorization requirements effective January 2025 represent minor administrative additions rather than access restrictions, maintaining Grenada's strong travel freedom positioning.
Due diligence requirements include criminal background checks from all residences over the past decade, medical examinations, and detailed source of funds documentation. Mandatory interviews for applicants over 16, conducted remotely when necessary, reflect international compliance standards while maintaining reasonable accessibility for global investors.
Investment protection mechanisms include mandatory escrow arrangements, standardized sales contracts, and required legal representation for all transactions. Grenada's English Common Law system, ICSID membership, and bilateral investment treaties with the US and UK provide familiar legal frameworks and dispute resolution options for international investors.
Future outlook and program evolution
Proposed regional coordination through the Eastern Caribbean Citizenship by Investment Regulatory Authority may introduce 30-day annual residency requirements and standardized oversight across Caribbean programs. While potentially adding obligations, such coordination could strengthen program credibility and long-term sustainability.
Grenada's projected 4.5% GDP growth supports continued property value appreciation, while government fiscal strength from CBI revenues enables infrastructure investment benefiting real estate developments. The successful navigation of recent challenges, from Hurricane Beryl to global economic uncertainty, demonstrates both market resilience and government commitment to program integrity.
For high-net-worth individuals and families seeking Caribbean citizenship through real estate investment, Grenada's 16 approved projects offer diverse options from operational luxury resorts to innovative mixed-use developments. The combination of relatively fast processing times, comprehensive family inclusion, unique US treaty access, and tangible asset ownership in a growing tourism economy positions Grenada's CBI real estate option as a strategic tool for global mobility and multi-generational wealth planning.
Success requires careful project selection based on operational status, developer track records, and alignment with investment objectives. While regulatory enforcement has strengthened program integrity, it also demands thorough due diligence and compliance with evolving requirements. Investors who navigate these considerations gain not only citizenship benefits but participation in one of the Caribbean's most dynamic real estate markets.
