Ambergris Caye Real Estate Investment Market in 2025
Ambergris Caye Investment
Ambergris Caye, Belize, presents a compelling investment landscape with a thriving tourism sector and a dynamic real estate market. Tourism growth, coupled with a favorable investment climate featuring no capital gains tax and relatively low property taxes, positions it as an attractive destination for income-generating properties and long-term capital appreciation.
Ambergris Caye offers attractive investment potential, particularly for those interested in tourism and vacation rentals.
Compared to other Caribbean and coastal destinations, Ambergris Caye Real Estate offers a unique blend of affordability, attractive ownership rights for foreigners, and a promising return on investment. These factors make it an appealing option for investors looking at real estate investment.
Belize, an English-speaking nation on the eastern coast of Central America, has gained increasing prominence as a desirable location for international investment. Among its many attractions, Ambergris Caye is a premier tourist hub and a significant contributor to the nation’s economy.
The scope of this analysis includes an examination of the current real estate market trends. This includes the dynamics of the tourism industry, rental income potential, economic stability, the legal framework for foreign investment, ongoing infrastructure developments, and a comparative assessment with other similar destinations.
Ambergris Caye Rental Market
Ambergris Caye’s rental market is characterized by a growing demand for rental units, driven primarily by a robust tourism sector, alongside a decreasing supply of available properties.
Belize Tourism & Investment in 2025
Ambergris Caye is a popular tourism destination and location for foreign investment (especially in vacation rentals). Rising demand and shrinking supply have increased occupancy rates and rental prices.
High rental yields, with net rental revenue ranging from 8% to 15%, combined with long-term appreciation and a desirable Caribbean lifestyle, make Ambergris Caye an appealing destination for investment and a high quality of life.
Vacation Rental Market Summary
- The average nightly rental rate rose by 15% to USD $284 in 2025
- Year-to-date, 2025 (January to March), the Ambergris Caye has a 71% vacation rental occupancy.
- In 2024, the occupancy rose to 68%, up 10.9% from 2023.
- In 2023, the average occupancy for vacation rentals was 61.3%, up 11.9% from the previous year.
Tourism-Driven Demand
Ambergris Caye is a popular tourist destination, driving demand for vacation rentals and other tourism-related businesses.
From 2010 to 2025, Ambergris Caye experienced a compounded annual growth rate of 14.8% in overnight tourism, nearly doubling the number of visitors. This surge has heightened the need for short-term vacation rentals and long-term residential accommodations.
In 2024, Ambergris Caye tourism increased by an astonishing 30% (with a 21% increase in overnight tourism to Belize).
Belize Records-Breaking Tourism in 2024
This strong tourism sector can lead to significant rental income and property appreciation.
Rental Inventory Supply
Lodging and rental inventory have declined despite the increasing demand. Over the past three years, there was a 13.9% decrease in rental inventory, including a 4% drop from 2022 to 2023.
This reduction is partly due to more people relocating to Belize, including retirees and remote workers, who occupy properties that might otherwise serve as rental units.
RevPAR Ambergris Caye Belize
RevPAR is revenue per available room. It measures a market’s per-unit growth and combines the average daily rate (ADR) and the occupancy rate into a single metric.
RevPAR (Revenue Per Available Room) is one of the most significant factors in vacation rental investment and performance.
RevPAR is the best KPI for tourism investment, assessing performance, growth, profitability, etc. Calculating the RevPAR factors in rates, occupancy, and overall trends to determine a destination’s growth. (RevPAR definition)
The annual compounded growth (average growth per year) in Ambergris Caye, Belize, for RevPAR is over a 12% annual growth rate. This is a positive trend and market outlook.
RevPAR is one of the most important metrics used to gauge success. The investment and hotel industry use RevPAR as a KPI (Key Performance Indicator), a quantifiable metric used to measure progress toward a specific business objective or goal.
RevPAR represents the revenue generated per available room, whether or not they are occupied. It helps investors measure their revenue-generating performance. Since it’s such a widely used metric, RevPAR can help investors and markets measure themselves against other locations or properties.
If RevPAR is positive or increases, rental units are profitable. If it grows year-over-year, it means that it’s increasing.
Calculating RevPAR
There are two primary ways to calculate RevPAR:
- RevPAR = Average Daily Rate (ADR) x Occupancy Rate
- RevPAR = Total Room Revenue / Total Available Rooms
Example: If a destination has 100 rooms and 80% occupancy, then 80 of the rooms are occupied, and the average room rate is $100, the RevPAR would be $80 (80 rooms * $100).
Comparing RevPAR
The 12.1% annual compounded growth is much higher than the Caribbean average of 5.9% and the US average of 2.4%.
The annual compounded growth (average growth per year) in Ambergris Caye, Belize, for RevPAR is over 12% annual growth rate. This is a positive trend and market outlook. The RevPAR shows that Ambergris Caye’s vacation rental market has an investment growth rate higher than that of the US and other Caribbean destinations.
These market dynamics present favorable conditions for investors. The high demand and limited supply suggest the potential for strong returns on investment in rental properties. Detached homes, in particular, have shown higher average annual gross revenues than condos. Rental income revenue on detached single-family homes increased 23% yearly from 2022 to 2023. 
Investment Ambergris Caye Vacation Rentals
Ambergris Caye has high tourism growth, real estate appreciation, lower taxes, and a stable system. This creates favorable conditions for investors.
The high demand and limited supply create opportunities with potential for strong returns on investment (ROI) in rental properties. Detached homes, in particular, have shown higher average annual gross revenues than condos. Rental income revenue on detached single-family homes increased 23% yearly from 2022 to 2023. 
The potential for high rental yields, ranging from 8% to 15% in prime locations with rental management and/or branded vacation rentals (like Mahogany Bay), coupled with long-term appreciation and a desirable Caribbean lifestyle, makes Ambergris Caye an appealing destination for both investment and lifestyle.
San Pedro (Ambergris Caye) saw an increasing demand for expat rentals, with the highest demand increase for rentals with 3 to 4 bedrooms.
Airbnb & VRBO reports indicate that 3-bedroom and 4-bedroom villas have the highest occupancy rates in the Caribbean.
Larger villas (5+ bedrooms) can generate high rates in peak seasons but have lower occupancy rates due to limited group travelers.
Investment Opportunity Summary
- For the highest nightly rental income: 5+ bedroom
- For steady rental rates, occupancy & resale value: 3-4 bedroom luxury villas.
- For lower risk & minimal upkeep: 2 bedrooms.
Bedroom Count Investment
5+ Bedrooms: With a very small number of available units in the rental market, 6+ bedrooms are still a standout for vacation rentals and investment.
Vacation rentals with over five bedrooms have 96% occupancy for four months of the year (December, January, February, and March), around 58% occupancy for four months (April, June, July, and November), and 46% occupancy for four months (May, August, September, and October). The annual occupancy for 5+ bedrooms averages around 68% for the year.
5 Bedrooms: The inventory of 5-bedroom vacation rentals has increased by threefold (3x) over three years. The occupancy rate for 5+ bedrooms averages around 66% for the year.
4 Bedrooms: 4-bedroom vacation rentals remain consistent, with increased demand and a moderate increase in supply.
2 & 3 Bedrooms: Vacation rentals with 2 bedrooms or 3 bedrooms averaged 72% occupancy over the last year.
Summary
- In the year 2025, travel trends also show smaller travel groups.
- For the highest nightly rental income: 5+ bedroom
- For steady rental rates, occupancy & resale value: 3-4 bedroom luxury villas.
- For lower risk & minimal upkeep: 2-bedrooms.
Ambergris Caye Real Estate
Ambergris Caye is Belize’s most popular tourist destination. The strong tourism sector and rising tourism numbers have positively impacted property values.
Belize does not have a standardized Multiple Listing Service (MLS). This presents a challenge for buyers and investors looking for standardized listings on Ambergris Caye. However, examples of recent sales indicate transactions across various property types and price points.
Ambergris Caye has seen considerable growth over recent years, with an upward trend in property values. The average sales price per square foot for medium—to high-quality residential properties in 2024 was estimated to have increased by 30% compared to the previous year.
This growth is supported by a thriving tourism sector, which has seen record arrivals and continues to attract international investors and buyers. Different locations within Ambergris Caye also exhibited price variations.
For example, beachfront homes on Ambergris Caye in 2024 ranged from $750,000 USD to upwards of $2.5 million USD, depending on size and amenities.
The average listing prices for Ambergris Caye real estate vary considerably depending on the property type, with homes averaging around $938,000 USD and condos around $463,000 USD.
For instance, the average listing price of two-bedroom homes was $640,569 USD, while five-bedroom or larger homes averaged $1,402,833 USD. Smaller one-bedroom condos averaged $290,027 USD, and three-bedroom condos averaged $766,915 USD.
Within these categories, prices varied based on the number of bedrooms.
Land prices differ greatly based on whether they are waterfront or off-beach.
Waterfront land commanded an average price of $390,234 USD, and off-beach land averaged $102,213 USD.
Average Property Listing Prices in Ambergris Caye 2024
Ambergris Caye Real Estate Market 2024
Compared to other destinations like the Bahamas (US $1.2 million average sales price) and the Cayman Islands (US $900,000 average sales price), Ambergris Caye real estate (US $600,000 average sales price), even in prime locations, is relatively affordable for those seeking Caribbean properties.
Ambergris Caye Real Estate Appreciation
Ambergris Caye property values have seen an average annual appreciation increase of 5% per year, with high-growth areas, such as Secret Beach, witnessing a surge of up to 12% yearly appreciation (compounded).
Over the past decade, land parcels on Ambergris Caye have reportedly appreciated by approximately 85%.
Market forecasts suggest continued property appreciation, an upward trend in real estate prices, and nightly rental rates. This is driven by strong demand and a limited supply of properties.
Specific areas like Secret Beach have witnessed remarkably rapid appreciation, with some reports indicating double-digit annual increases in land value in recent years. Data suggests the average sales price per square foot for medium- to high-quality residential properties on the island saw a significant jump (reported as 30%) in 2024 compared to the previous year.
Ambergris Caye market forecasts indicate further growth for Belize’s residential real estate sector. Real estate and property values are anticipated to have an average annual compounded growth rate of +4% to +5% (per year) from 2025 through 2029, potentially reaching a market volume of US $10.3 billion by 2029.
Ambergris Caye real estate is expected to appreciate by 4% to 5% annually between 2025 and 2029.
Projections for 2025 anticipated a surge in demand for luxury properties on Ambergris Caye. There is also a high demand for land banking and custom property development.
Compounding Effect on Property Appreciation
Compounding the effect of rising demand is a reported decrease in the available rental inventory on Ambergris Caye. A decline in rental and lodging inventory has been a catalyst for appreciation.
Over the past three years, Ambergris Caye’s rental stock has decreased by 13.9%, including a 4% drop from 2022 to 2023.
This inventory reduction is attributed to properties being taken off the rental market for occupation by an increasing number of people relocating to Ambergris Caye, including retirees and remote workers.
This dynamic, where demand is rising while supply is tightening, creates favorable conditions for rental property owners, supporting higher occupancy rates, increased average daily rental prices (ADR), and a potential for further property value appreciation.
Infrastructure Upgrades
Regarding Ambergris Caye and the island’s infrastructure growth, the momentum is evident with the new infrastructure projects currently underway and proposed for the coming years.
Currently, golf carts are the prevalent mode of transportation for residents on Ambergris Caye. Infrastructure developments are underway, including road improvements, such as concrete paving projects near Secret Beach. It is important to note that certain areas, like Secret Beach, currently operate off-grid, relying on solar power and independent water systems.
Significant infrastructure development is planned for Ambergris Caye. With support from the Inter-American Development Bank (IDB), the government has finalized a Strategic Plan for the Sustainable Development of Ambergris Caye.
This plan outlines key development projects over the next 20 years, including the construction of new airport infrastructure, the expansion and improvement of roads, the expansion of the water and sewerage network, and upgrades to the electrical network.
The IDB’s announcement of “The Strategic Plan for Ambergris Caye” outlines a series of strategic investments across several critical sectors. Prominently featured is the development of “new airport and transportation infrastructure.” Other sources corroborate this focus, specifying “road networks, ports, airports, and roads” as crucial infrastructure elements to be strengthened under the plan.
Beyond these, the plan encompasses vital improvements and expansions in water and sanitation services, electricity networks, health facilities, housing, and community development projects. Over the coming years, the IDB plan will allocate over $300 million USD in investment in infrastructure on Ambergris Caye, improving quality of life, tourism, carrying capacity, and efficiency.
Road Upgrades & Paving
Recent developments also include the recent road paving projects (at Secret Beach), the construction of a gated entrance along the southern road to Secret Beach, and establishing a gas station near the turnoff. These projects (combinations of government and private investment) show the growth and trajectory towards the Secret Beach area.
These infrastructure improvements are expected to enhance the island’s appeal and contribute to rising property values, particularly in areas benefiting directly from the upgrades (like Secret Beach).
One of the primary signs of development and growth is the road paving project near Secret Beach. Toward the end of 2024, the Belize Tourism Board and local government started the road paving infrastructure, starting at Secret Beach and moving southward toward town.
This is a massive infrastructure upgrade, an enormous undertaking (and nearly complete). It shows the path of progress in the area and how bullish it is. If you want low-cost land with a high upside in an emerging area, few places compare to Secret Beach and the West Coast of Ambergris Caye.
The road paving project at Secret Beach, Belize, is a significant development project that aims to improve accessibility and infrastructure in this popular tourist destination.
Improving the road conditions makes it easier for residents, tourists, and businesses to move around the island.
Infrastructure & Carrying Capacity
The plan and infrastructure for Ambergris Caye, which will be implemented in the coming years, will be crucial for its sustainable growth and development.
Improving the island’s infrastructure and carrying capacity (for residents and tourists) will enhance the facilities, accessibility, and quality of life.
The improved infrastructure is expected to increase the island’s “Carrying Capacity” as it will allow more transportation, attract more visitors, and boost tourism and related economic activities. This will further propel the area and give added value to the attractions and rental income properties.
The most significant impact will likely be near the Secret Beach area, with new road paving underway, and the recent announcement of the airport location (just north of Secret Beach on Ambergris Caye). These new infrastructure projects will be catalysts for the real estate market, as improved infrastructure and accessibility will increase Property Values.
Improved accessibility and infrastructure increase property values in the area, benefiting property owners and investors.
Ambergris Caye Airport
In May 2025, the IDB (Inter-American Development Bank) announced a new international airport on Ambergris Caye. The airport will be in North Ambergris Caye near Secret Beach and the island’s West Coast.
The new airport’s location is just north of the Secret Beach area. The choice of location was based on a feasibility study to determine the best place for current and future growth and development. The growth and popularity of Ambergris Caye and the boom and momentum towards Secret Beach and the West Coast were determining factors in the location choice (based on current and future trends).
The proposed location is just north of Secret Beach and Grand Belizean Estates. The site (located on Social Security Land) will be 494 acres, with a proposed runway length of 8,800 linear feet (2,700 meters). This would make the runway long enough for potential use of aircraft like B737 or A329 planes (suitable for international flights).
The Inter-American Development Bank’s (IDB) “Strategic Plan for the Sustainable Development of Ambergris Caye” was launched in May 2025. One of the key focal points is the airport infrastructure planning and development in Ambergris Caye, Belize.
The airport development plan is part of the IDB (Inter-American Development Bank) for the island of Ambergris Caye. It is part of the plan for sustainable growth and the island’s future. The announcement was in May 2025 and is a massive update for the island and a sign of further increases in property values and appreciation.
The new airport infrastructure signals a clear governmental intent to enhance and potentially expand aviation capabilities on Ambergris Caye.
Secret Beach & Mahogany Bay Real Estate
Different areas within Ambergris Caye, such as Secret Beach and Mahogany Bay, have seen the most significant growth and are considerable factors contributing to the notable property appreciation.
For example, the Secret Beach area had an average listing price for off-beach land of $56,513 USD, while waterfront property in Mahogany Bay Village averaged $200,262 USD.
Mahogany Bay and Secret Beach land options are valuable when looking at other Ambergris Caye real estate opportunities.
The West Coast and Secret Beach area will likely be the biggest beneficiaries of the recent IDB announcements, with projected growth and development further propelling the growth and real estate appreciation.
Mahogany Bay (a more established community) already has a Hilton Hotel, Marriott-branded homes and villas, pool clubs, world-class restaurants and amenities, and luxury residences.
Comparable Investment Markets
Compared to other destinations like the Bahamas (US $1.2 million average sales price) and the Cayman Islands (US $900,000 average sales price), Ambergris Caye real estate (US $600,000 average sales price), even in prime locations, is relatively affordable for those seeking Caribbean properties.
Costa Rica
Comparing Ambergris Caye with international destinations reveals further insights. Beachfront homes in Ambergris Caye are generally more affordable than in Costa Rica, where true titled beachfront property is rarer. (Costa Rica vs Belize Investment Comparison).
Mexico
Regarding property ownership, Belize offers a more straightforward freehold system for foreigners than Mexico’s Fideicomiso system in restricted coastal zones. A comparison with Tulum, Mexico, indicates that while both are popular tourist destinations, Ambergris Caye demonstrated more substantial tourism growth, higher average rental revenue in 2024, and a more favorable tax environment featuring no capital gains tax and low property taxes. (Tulum vs Belize Investment Comparison)
The cost of living on Ambergris Caye is generally higher than in other parts of Belize but remains lower than in many parts of North America. The potential for high rental yields, ranging from 8-15% in prime locations with rental management and/or branded vacation rentals (like Mahogany Bay), coupled with long-term appreciation and a desirable Caribbean lifestyle, makes Ambergris Caye an appealing destination for both investment and quality of life.
Investment Opportunities
Ambergris Caye has high tourism growth, real estate appreciation, lower taxes, and a stable system. This creates favorable conditions for investors.
The high demand and limited supply create opportunities with potential for strong returns on investment (ROI) in rental properties. Detached homes, in particular, have shown higher average annual gross revenues than condos.
Rental income revenue on detached single-family homes increased 23% yearly from 2022 to 2023. 
Outlook for Investment in 2025
- A projected surge in demand for luxury properties in 2025 is expected to fuel further appreciation and rental income growth.
- There is a rising trend in land banking and custom property development, indicating confidence in long-term asset growth.
- Both rental income and capital appreciation offer dual value for investors.
Conclusion
Ambergris Caye presents a compelling investment opportunity within the Caribbean and Central American real estate market. The island’s thriving tourism industry and favorable legal and tax framework for foreign investors create a strong foundation for potential returns through rental income and property appreciation.
Belize’s economic growth has been driven by the tourism and real estate sectors, which attract international investors and benefit from investor-friendly policies, including the absence of capital gains tax and relatively low property taxes.
The ongoing infrastructure developments and the island’s competitive advantages compared to other destinations position it as an attractive option for investors seeking a blend of financial opportunity and Caribbean lifestyle.
Increased demand for high-end properties, including villas, private retreats, and modern homes with resort-style amenities, particularly in prime locations.
Purchasing undeveloped lots (“land banking”) for future appreciation or development, particularly in emerging areas like Secret Beach, is an ongoing trend. Building custom homes is also a notable trend.
In summary, Ambergris Caye real estate provides an appreciating investment option with high rental yields from vacation rental tourism. The rental market is marked by increasing demand driven by tourism growth and a decreasing supply of rental units. This creates opportunities for investors to meet the accommodation needs of visitors and new residents.
