East-Facing Second-Row Lot, North Island
This 1,003 m² parcel sits on the island's east side, facing sunrise over the reef, about 308 metres out. The waterline is 69 metres from the lot, placing it in the second row rather than directly on the shore. This coast carries higher sargassum exposure than the lagoon side, something to weigh if beach swimming is a priority. There is no piped water here; service is by cistern and rainwater catchment with reverse-osmosis filtration, standard for lots north of the bridge. The property is roughly 12.4 miles north of town, a drive or golf-cart trip depending on road conditions. It suits a buyer planning to build over time rather than immediately, and is worth a site visit to see sargassum patterns firsthand.
Pulse ID PP-000006
Where it actually is
Parcel outline from the cadastral layer. Reef line approximate. Open on the island map →
Computed from the cadastral geometry and the coastline — not typed in by an agent.
Utilities — as described by the agent
Not measured, not derived: these four are what the agent has told us, and where they have told us nothing the page says ask and the tap sends the question straight to them.
- Parcel
- 7-42-9081 — Block 7, Registration Section 42 (San Pedro)
- Cadastral area
- 1,003 m² (10,799 sq ft)
- Title
- Land Certificate (registered land) as declared by the agent — not verified by us
- Last confirmed
- not confirmed for 48 days — the agent has not confirmed this is still available
Listing video generated automatically for every confirmed listing — this one is queued.
What it really costs
Most Belize buyer guides quote the wrong stamp duty to a foreign buyer. This panel asks the one question that determines the rate.
Cash to close
| Purchase priceasking — not a valuation | US$165,000 |
| Stamp duty / land transfer tax — Belizean or CARICOM national — 5%5% of value above US$10,000 (BZ$20,000 exempt) | US$7,750 |
| Attorney (buyer hires)planning number: 2%; sources span 1-4% | US$3,300 |
| Title search — Lands & SurveyBZ$100, one day, 25 years. A court search is a separate, necessary step. | US$50 |
| Registration and filingofficial fee is BZ$15 x 2; with handling, sources span US$50-1,000 | US$150 |
| GST on bare land (12.5%)ask — standard-rated only if the vendor is GST-registered in a taxable activity | |
| Total cash to close | US$176,250 |
| That is 6.8% on top of the asking price. Nobody in the Belize market publishes this total. | |
Annual carry
Enter your typical monthly kWh and the BEL cost appears here (and in the table below).
| Property taxmodelled at 0.2% of value; observed 0.1%-0.27% on Ambergris | US$330 |
| Building insuranceno structure to insure | — |
| Electricityvacant land | — |
| Waterno connection on vacant land | — |
| Known annual costs | US$330 |
| 0 lines we will not guess at. This platform shows “ask” rather than inventing a number. | |
Where these numbers come from
Duty. Stamp duty split in force since 1 Nov 2017; assessed on the Valuation Department's figure, not the contract price. Buyer pays. (MLS brief §1.6)
Attorney. Belize sources give 1-2%, ~2%+US$700, 2-3% and 2-4%. No Belize firm publishes a schedule — treat 2% as a planning number, not a quote.
Tax. Modelled at 0.2% of value. Observed range on live Ambergris listings is 0.1%-0.27%. Statutory ceiling inside towns is 12.5% of annual rental value — tail risk, not the norm.
Insurance. BREA quotes 1.5% (concrete) to 2.5% (wooden) of the SUM INSURED, 5% storm deductible. Live Ambergris listings show 0.35%-0.7% of asking price. Hurricane/windstorm cover is an ELECTED tier — two of RF&G's four products exclude it. Never assume it is included.
Power. BEL residential tariff in force 1 Jan 2026 - 30 Jun 2027 plus the Sept 2026 COPA adder: marginal rate above 200 kWh is BZ$0.475 ≈ US$0.24/kWh, about double typical US residential power. A generation emergency was declared in early Sept 2026.
Water. Belize Water Services, San Pedro water + sewer, PUC tariff effective 1 Apr 2026. About 2.4x the mainland at the bottom block and 6x at the top. BWS serves south of the Sir Barry Bowen bridge; north of it is cistern and RO.
Gst. 12.5%. Resale of an existing home or condo is EXEMPT. A developer's first sale of a new build is standard-rated. Bare land is standard-rated if the vendor is GST-registered. Agency commission carries GST.
Hoa. Nine live Ambergris listings: US$205-975/month, or 0.9%-2.1% of price per year — five to ten times the property tax bill. A low fee usually means building insurance is pushed back onto the owner, so never compare fees without comparing what they include.
Capital_gains. Belize has no capital gains tax, no inheritance or estate tax and no wealth tax.
Central_bank. Every resident<->non-resident property transfer needs prior written notice to the Central Bank of Belize (SI 106 of 2020). Register 'Approved Status' on the way IN if you ever want to repatriate the proceeds.
Escrow. Deposits of 10-20% go into escrow, but no source establishes who holds it — attorney trust account, closing company or developer. Ask your attorney directly.
Financing. Belize has no mortgage market a foreign buyer can practically use, and local bank lending is scarce and dear, so OWNER (seller) FINANCING is often the only financing on the table. Terms are privately negotiated and vary, but the ones that recur on Ambergris Caye are 25% down, 5-10 years and 8-10% interest, usually with no early-payoff penalty. Nothing here is a lender's quote: the terms shown on a listing are what the seller told their agent, and the calculator is arithmetic on those numbers, not an offer of credit.
No capital gains, inheritance or wealth tax in Belize. Short-term letting carries a 9% accommodation tax, remitted monthly; a rise to 12.5% is proposed but not enacted.
Ask Ramona