How to buy a house in Cuba: a step-by-step guide

Buying a home in Cuba has been legal since late 2011, when Decree-Law 288 authorized the sale of houses between private individuals. Since then a real, active property market has developed — but it has its own rules and procedures that you should understand before taking the first step.

This guide walks through the entire buying process: who can buy, how to search, what to verify before paying and how the transaction is formalized before a notary.

Who can buy property in Cuba?

Homes can be bought by Cuban citizens residing on the island and by foreigners with permanent residency in Cuba. The law limits ownership to one permanent residence plus, additionally, one vacation home.

If you live outside Cuba and want to buy, the usual route is through a trusted family member residing on the island, who will appear as the legal owner. It is a common practice, but it requires absolute trust: legally, the home belongs to whoever signs the deed.

These rules may change soon: as of mid-2026, the National Assembly is processing a draft of a new Housing Law that would replace Law 65 of 1988 and Decree-Law 288. Among other things, it proposes allowing ownership of up to two homes plus a vacation home, and letting Cubans who emigrate keep and pass on their properties. Until the new law enters into force, the rules described in this guide apply.

Step 1: define your budget and area

Prices vary enormously depending on the municipality, the state of the construction and very Cuban details: whether the building has its own cistern or water tank, the water and electricity situation in the area, whether there is a garage, or whether the ground floor allows a business.

Before visiting properties, compare prices of similar listings in the same area. On CubanPortal you can filter by province, municipality and neighborhood, and by price range, to get a realistic market reference.

Step 2: visit and evaluate the property

Always visit the home in person, ideally more than once and at different times of day. Check the real state of the construction: leaks, roof condition, electrical and plumbing installations, water pressure and schedule.

Ask about the usual expenses and problems of the building or the area: water cuts, condition of the staircase, neighborhood life. Talk to neighbors if you can — in Cuba they are an invaluable source of information.

Step 3: verify the documentation

Before discussing money, ask to see the property title and confirm that the home is registered at the Property Registry in the name of the person selling it. An up-to-date ownership and liens certificate confirms who the owner is and whether the home carries debts or restrictions.

Be wary of sales where the seller is "still processing" the title, there are unresolved inheritances, or intermediaries appear who cannot prove their relationship with the owner. Our guide on required documents details every paper involved in the transaction.

Step 4: the sale before a notary

The sale is formalized through a public deed before a notary. Both parties must present their identity documents and the property paperwork. The notary verifies the legality of the transaction and executes the deed.

The transaction generates taxes for both parties: the buyer pays the property transfer tax and the seller the personal income tax, both at a reference rate of 4% of the transaction value (higher for anyone selling more than one home in the same year). Payment is credited at the moment the deed is signed before the notary and can be made through electronic channels at a discount. Confirm the current figures and procedures with the notary or the tax office (ONAT) at the time of purchase.

After signing, register the new ownership at the Property Registry. That final step is what protects you as the new owner.

Final advice

Never hand over money without seeing the home and the original documents. If you agree on a deposit or advance, put it in writing before witnesses, ideally with legal advice.

Take your time: the Cuban market moves more slowly than others, and good opportunities require patience and verification. A good purchase starts with the paperwork, not with haste.