As its tourism sector rebounds and grows further, inflationary pressures ease, and lending conditions improve, the Cayman Islands' housing market is poised for a recovery in construction activity and a resurgence in sales demand.

This extended overview from the Global Property Guide covers key aspects of the Cayman Islands' housing market and takes a closer look at its most recent developments and long-term trends.

Table of Contents:

• Residential Hotspots
• Demand Highlights
• Supply Highlights
• Rental Market
• Mortgage Market
• Socio-Economic Context

Residential Hotspots:

Housing Profile in Key Districts

The Cayman Islands offer a diverse array of residential real estate hotspots, catering to a variety of preferences and investment goals. Among the most sought-after areas is the West Bay district, which includes popular neighborhoods such as Seven Mile Beach and Seven Mile Corridor. These areas are particularly attractive to tourists, foreign investors, and those seeking short-term rental properties. The capital of George Town serves as a hub for commercial activity and is favored by both locals and expatriates, being suitable for those interested in long-term rentals. The eastern districts of Grand Cayman, including Bodden Town, North Side, and East End, offer more affordable options, while Cayman Brac and Little Cayman appeal to those seeking privacy and tranquility in areas with slower-paced development.

Given the absence of publicly accessible real estate transaction records system, submarket assessment in the Cayman Islands is typically based on compilation of data from various available sources and anecdotal evidence from local real estate professionals and agencies.

West Bay District

Situated on the northwest side of Grand Cayman, West Bay is a renowned residential and tourist district offering a unique blend of Caribbean charm and modern developments. The district is divided into three key neighborhoods: Seven Mile Beach, Seven Mile Corridor, and West Bay.

Seven Mile Beach is the most prestigious and in-demand area on the island, featuring luxury resorts like The Ritz-Carlton Grand Cayman, Kimpton Seafire Resort, and The Westin Grand Cayman. In addition to high-end hotels, the area is home to private residences and condominiums, which are particularly popular with foreign investors and those looking to invest in short-term and vacation rentals.

The average price of apartment units sold in selected developments, Seven Mile Beach:

Seven Mile Corridor, located just across West Bay Road opposite of Seven Mile Beach, provides convenient access to amenities and entertainment areas. Neighborhoods like Governor's Harbour, Snug Harbour, and Canal Point feature canal-front properties, making this area ideal for boating enthusiasts.

Average sales price per square foot for houses sold in selected developments, Seven Mile Corridor:

West Bay neighborhood, further north, offers a family-friendly atmosphere with a mix of traditional homes, newer suburban developments, and affordable waterfront properties. It appeals to both local families and investors seeking a quieter residential setting.

Average sales price per square foot for houses sold in selected developments, West Bay:

George Town District

The George Town district is one of the primary areas of Grand Cayman, encompassing the capital city of George Town as well as several surrounding neighborhoods. The district features several real estate markets: the bustling George Town, where commercial activity and high-end residential properties dominate, and the more suburban neighborhoods like South Sound, Prospect, and Spotts, which offer a blend of tranquil living with easy access to the city's amenities.

As the capital and commercial center of the Cayman Islands, George Town is a vibrant, urban environment that attracts both professionals and expatriates. The city is characterized by upscale condominiums, luxury townhouses, and waterfront apartments, many of which are located close to the central financial district. This proximity makes George Town an ideal choice for individuals working in the capital or those seeking rental properties aimed at professionals.

Located just south of the city, South Sound is renowned for its peaceful setting and high-end residential options, including beachfront villas and gated communities. The area is popular with families and retirees seeking the privacy of oceanfront living while remaining close to the capital. South Sound and the southern part of George Town also feature a strong market for lower-end townhouses typically acquired by locals and used for owner-occupation or long-term rent.

Average price of lower-end town-house units sold in selected developments, South George Town and South Sound:

Further east, Prospect and Spotts are emerging as desirable residential areas within the George Town district. These neighborhoods offer modern single-family homes, townhouses, and gated communities that combine suburban living with the convenience of being just a short drive from George Town Center. The area's peaceful setting and excellent amenities make it particularly attractive to families and expatriates.

Residential market snapshot, West Bay and George Town districts, as of October 2024:

Eastern Districts, Cayman Brac, and Little Cayman

The eastern districts of Bodden Town, North Side, and East End offer a more peaceful and affordable alternative to the busier western regions. These areas attract investors looking for community-oriented, long-term investments, though they experience slower development compared to more urbanized parts of Grand Cayman.

Cayman Brac and Little Cayman, located on separate islands from Grand Cayman, feature niche real estate markets that appeal to those seeking privacy and natural beauty in minimally developed areas. These islands cater to investors looking for seclusion and slow-paced living.

Demand Highlights:

Interest Rate Reductions and Broader Economic Stability Set Stage for Residential Sales Rebound

In 2023, the Land and Survey Department of the Cayman Islands recorded a total of 2,198 freehold property transfers (including all transfers of undivided property shares for all property types and land), marking a 17.34% year-on-year drop. The total value of transfers also experienced a decline, going down by 12.82% compared to the previous year. Despite this overall decrease, the average value per transfer grew by 5.46%, reaching just over KYD 491,000 (USD 589,200) and signaling a continuous increase in property values.

In the first eight months of 2024, the market exhibited signs of stabilization. Although the number of freehold transfers continued to show a year-on-year decrease, the rate moderated to 4.00%. Both the total value and average value of transfers registered notable improvements, with increases of 6.32% and 10.75%, respectively, compared to the same period in 2023.

Note: The number of transfers includes transfers of undivided shares, transfers by chargee, and transfers for natural love & affection.
Data Source: Land and Survey Department.

Residential property sales, which typically represent the largest segment of total property transactions in the country, mirrored the trend in freehold property transfers. According to the Cayman Islands Real Estate Brokers Association (CIREBA) data reported by Property Cayman, 478 residential units were sold in 2023, representing 69% of all transactions registered with the association. This marked a 28% year-on-year decline, largely driven by rising interest rates and inflation. Nevertheless, despite the drop in sales volume, the average sale price of residential properties rose by 11%, and the average time on the market decreased from 385 days in 2022 to 298 days in 2023.

Residential property sales, main indicators:

In the first half of 2024, the housing market continued to be impacted by inflationary pressures and adverse lending conditions, with the entry-level segment being the hardest hit. Mid-range properties also faced challenges, though they performed somewhat better than entry-level homes. In contrast, the luxury property market sustained steady demand, though its growth was constrained by limited supply. Pre-construction developments have faced setbacks due to supply chain disruptions, leading to substantial delays in delivery and a decline in buyer confidence in off-plan residences.

The situation started to revert in September 2024, after a downward shift in lending rates. "The long-anticipated lowering of interest rates has arrived and brings relief for both first-time buyers and existing homeowners," commented Antonette Baptist, Provenance Properties sales specialist. Michal Joseph, a real estate agent at Property Cayman, added: "The recent interest rate reduction <…> has already sparked an increase in enquiries, particularly among the mid-to-entry-level space. As financing becomes more affordable, it's expected that demand in these sectors will only rise." At the same time, activity in the high-end segment is seen to be supported by broader macroeconomic stability.

A gradual resurgence in market activity is expected as "wait-and-see" momentum driven by expensive lending and inflationary pressures passes. Foreign demand, significantly reliant on buyers from North America, is likely to pick up with the conclusion of the US election cycle towards the end of the year.

Supply Highlights:

Residential Construction Slows Amid Rising Costs, but Luxury Segment Shows Resilience

Residential construction activity in the Cayman Islands has slowed down. The Economics and Statistics Office (ESO) reports the value of building permits issued for residential projects in 2023 declined by 2.19% year-on-year. The drop was largely attributed to a significant 49.34% reduction in smaller-scale single-family projects, which were particularly impacted by increased interest rates and rising construction costs. Conversely, the apartment segment demonstrated healthy growth, with a 22.32% increase in permit value.

The overall number of building permits issued dropped by 35.21% compared to the previous year, with single-family houses and apartments witnessing declines of 42.81% and 23.04%, respectively. Despite the substantial reduction in the number of apartment permits issued, the rise in their total value indicates a shift towards larger and higher-value luxury apartment projects - reflecting resilience in the demand for high-end developments, which are less affected by elevated financing costs and house prices.

Data Source: ESO

The completion of projects, indicated by the number of certificates of occupancy granted, has contracted as well. A total of 270 projects received certificates of occupancy in 2023, marking a 22.86% decrease year-on-year. Both the house and apartment segments saw negative growth, with decreases of 20.81% and 26.36%, respectively. Correspondingly, the total value of completed developments granted occupancy fell by 14.68%. The analysts from Collas Crill, an offshore law firm, commented: "2023 was a difficult year for developers in construction stages. Build costs remained high, pushing larger developers to absorb the costs and others left debating whether to pass them onto buyers through various clauses in the sale agreements."

Data Source: ESO

Even though high construction costs and lowering demand caused a slowdown in construction activity in 2023, 2024 is seen to bring a start of gradual improvement. "This uncertainty in particular sectors is soon to be a thing of the past. We project an increase in demand and confidence will build momentum through 2025," comments Michal Joseph from Property Cayman.

Upcoming residential developments in the high-end segment include the redevelopment of Aqua Bay Club (currently in the planning process), the ongoing construction of Lacovia, Grove Too, Kailani, WAVES, and The Grand Hyatt, as well as The Watermark, The Sands, and Point West developments nearing completion. One of the most significant entry-level projects includes the recently approved 85.4 acres in Savannah planned for affordable housing.

Rental Market:

Rising Rents and Return of Seasonality

The Cayman Islands' rental market is characterized by the majority share of households leasing rather than owning their residence, a significant foreign population, and seasonal tourist demand for short-term accommodation.

The islands have been experiencing a notable expansion of foreign population. The ESO reporting shows that the share of non-Caymanians in the total resident population increased from about 41% in 2003 to nearly 54% in 2023, representing over 45,000 foreigners. According to the latest Census data, the non-Caymanian population includes expats of over 160 nationalities, the top countries of origin being Jamaica (36.7%), the Philippines (11.1%), the United Kingdom (7.7%), and the United States (5.3%).

As of 2022, 51.8% of households in the territory were paying tenants, up from 47% five years prior in 2018, according to the ESO data. More recently, the trend was likely further fueled by the elevated cost of borrowing, which made ownership less affordable.

After the major disruption in tourism flows and migration patterns brought by the global pandemic, local real estate experts note the return of well-defined seasonality in the rental market. "With the market distortion caused by population fluctuations during the COVID pandemic becoming a distant memory, it's clear that the Cayman Islands is returning to a more seasonal rental market," says Provenance Properties brokerage in their Q3 2024 market report.

Like in the rest of the Caribbean region, the high season with the most active demand in the Cayman Islands is typically observed from December to April, while the summer is a slower period. "Available inventory increases slightly over the summer as owners pull their apartments from short-term rental programs, and a corresponding drop in demand from on-island long-term renters leads to rental rates flattening and days on market increasing," says Provenance Properties. "We expect this trend to reverse in the coming weeks and months, following historical patterns, when available inventory- especially around Seven Mile Beach- begins to decrease."

As of mid-October 2024, the Cayman Islands Real Estate Brokers Association (CIREBA) rental portal offers over 200 residential properties (condos and houses) for long-term rent:

• 1-bedroom units ranging from KYD 1,150 (USD 1,308) to KYD 4,748 (USD 5,698) per month,
• 2-bedroom units ranging from KYD 1,900 (USD 2,208) to KYD 6,500 (USD 7,800) per month,
• 3-bedroom units ranging from KYD 2,900 (USD 3,480) to KYD 12,300 (USD 14,760) per month.

Properties in expat-preferred areas such as the West Bay district (particularly around Seven Mile Beach) and George Town typically have a higher price tag.

While the dynamic may vary across local submarkets and property types, depending on specific location, unit size, and amenities offered, overall, rents in the Cayman Islands have been on the rise. The 2023 Market Report by Provenance Properties includes a proprietary market index indicating that condo rents have doubled since 2015. Anecdotal evidence cited by Cayman Compass in early 2024 corroborates that assessment: "A small condo that rented for $900 in 2015, for example, now rents for $1,800 a month."

In the short-term rental segment, the latest data from AirDNA shows the largest number of active listings and highest daily rates, exceeding KYD 500 (USD 600), in the areas of Seven Mile Beach and North Side, both popular tourist destinations offering a variety of holiday options from secluded beaches to vibrant resorts. Occupancy for short-term rentals is highly seasonal, fluctuating from 70-80% in March to 30-40% in September.

Key short-term rental indicators across selected submarkets as of October 2024:

Mortgage Market:

Ease of Borrowing Costs Anticipated Following Rate Cut in the USA

With the local currency pegged to the US Dollar at KYD 1 = USD 1.20 since 1974, the monetary system of the Cayman Islands remains highly dollarized and linked to the US monetary policy.

The territory's legislators have previously discussed possible measures to lessen the impact of the US policy shifts, including longer delay periods in passing any new interest rate increases, which were declined by the banks. "The concept of Cayman setting its own interest rates, independent of the US Federal Reserve, has been dismissed as unworkable by industry experts, given that the Cayman dollar is pegged to the US dollar," Cayman Compass wrote in the summer of 2023, amid the series of consecutive interest rate increases.

At the end of 2023, the ESO reported the prime lending rate collectively determined by the territory's retail banks at 8.50% (matching the US prime loan rate), while the weighted average rate on KYD loans stood at 9.82%.

Most recently, at the end of September 2024, the US Federal Reserve lowered its federal funds target range (FFTR) by 0.5 points, leading to a drop in the bank prime loan rate from 8.50% to 8.00%. Following suit, banks in the Cayman Islands also announced corresponding reductions in their prime rates and interest on all linked lending products, including home loans.

"The news will be welcomed by homeowners on flexible mortgages as well as potential buyers, as the cost of borrowing money should fall," wrote Cayman Compass.

Data Sources: FRED, ESO.

Interest rates on primary residence mortgages in the Cayman Islands are typically 0.5%-1% above the prime rate and had previously doubled from around 4% up to 9% in the span of two years, raising concerns about home affordability and potential spike in foreclosures.

Addressing the issue, the government-backed Cayman Island Development Bank (CIDB) in the past offered home loans to qualifying Caymanians and Caymanian status holders below the prime rate. However, according to the CIDB's 2023 annual report, the program was suspended due to insufficient funding allocated for the bank in the current budget cycle.

Data Sources: ESO, CIMA.

While the overall impact of the period of high inflation and elevated interest rates on mortgage foreclosures and homeownership in the Cayman Islands remains to be seen, the most recent available figures from the Cayman Islands Monetary Authority (CIMA) reported by the ESO show that both the average value of foreclosure inventory and the foreclosure rate for residential mortgages went up in the last two years. At the end of Q4 2023, the average foreclosure inventory reached 58 properties valued at USD 19.6 million (compared to USD 15.6 million in Q4 2022 and USD 14.1 million in Q4 2021). The average foreclosure rate (representing the value of foreclosure inventory against the total value of residential mortgages) increased to 0.66% from 0.52% and 0.51% in 2022 and 2021, respectively.

The total value of outstanding residential mortgages maintained by banks in the Cayman Islands at the end of 2023 approached USD 3 billion, amounting to about 42% of the territory's annual GDP.

According to the ESO data, as of 2022, 20.5% of all households and 45.9% of all homeowners in the Cayman Islands owned their residences with mortgage debt.

Socio-Economic Context:

Strong Recovery in Tourism to Drive Further Economic Growth

The tourism industry, along with the banking sector serving as one of the main drivers of the Cayman economy, is actively picking up after the pandemic-related halt in 2020 and 2021. In 2023, the ESO reported over 1.7 million tourist arrivals, a 65.4% increase compared to the previous year. Despite this strong rebound growth, the overall number of visitors remained below the pre-pandemic baseline, mainly due to a slower recovery in the cruise sector, which reported 1,271 thousand visitors compared to 1,782 thousand annually, on average, between 2015 and 2019. At the same time, tourist arrivals by air, reported at 429.3 thousand in 2023, fully recovered and reached the pre-pandemic five-year average. The vast majority of stay-over visitors arrive from the US (80.8%); other leading geographies of origin include Canada (7%) and Europe (5.8%).

Data Source: ESO.

As of 2023, the territory's banking sector was represented by 87 licensed institutions (a decrease compared to 94 and 101 in 2022 and 2021, respectively). According to the ESO reporting, this is the lowest number of banks and trusts observed since 2005, however, the decline is tied to a number of license revocations and cancellations for Class B institutions, as well as bankruptcies, such as that of the Silicon Valley Bank in 2023, rather than any local environment shifts.

Currently, active banking and trust licenses include 8 institutions from the US, 10 from Canada & Mexico, and 11 from Europe. South America remains the regional leader with 23 licenses, followed by the Caribbean & Central America with 17, and Asia & Australia with 16.

At the end of 2023, according to the ESO data, international financial assets domiciled in the Cayman Islands stood at USD 379.8 billion (22% decline from the previous year). The international liabilities domiciled locally declined by 18.6% year-on-year to USD 380.2 billion. The sharper reduction in international assets resulted in the total value of international liabilities exceeding international assets for the first time since 2017.

Data Source: ESO.

Following a 5% sharp decline in 2020 at the onset of the COVID-19 pandemic, the Cayman Islands experienced a rebound in real GDP growth of 4.9% and 5.2% in 2021 and 2022, respectively. In 2023 the growth moderated to 4.2% but remained strong. According to the ESO analysis, the growth for the year was broad-based, with expansion observed in most sectors, with auxiliary sectors supporting persistent demand for financial services and tourism.

Consumer Price Index (CPI) inflation for the territory has dropped from a 9.5% peak in 2022 to 3.8% in 2023 and was most recently reported at 1.7% in Q2 2024. The latest ESO forecast sees stabilization for the indicator at 2.1% in 2024 and 2.2% in 2026.

In line with general economic recovery, the Cayman Islands' labor market appears to be stabilizing, with both unemployment and underemployment rates reported in the spring of 2024 down from the previous period, at 2.8% and 1.9%, respectively.

Data Source: ESO.

The overall outlook for the Cayman Islands' economy appears steady, with further growth expected on the back of recovering private consumption (supported by lower inflation), and robust performance of the tourism sector. In the 2024-2025 budget address Premier Juliana O'Connor-Connolly said that the growth of the territory's economy is likely to slow in 2024 but will remain steady in the following several years. Echoing this view, Fitch Solutions projects a 2.1% real GDP growth for the Cayman Islands in 2024, and 2.9% growth in 2025.

Sources:

1. Economics and Statistics Office (ESO)
   1. Quarterly and Annual Economic Reports: https://eso.ky/
   2. Housing Characteristics: https://www.eso.ky/
   3. Monetary and Financial Services: https://www.eso.ky/
   4. Population and Vital Statistics: https://eso.ky/
   5. 2021 Population and Housing Census Report: https://eso.ky/
   6. Tourism Statistics: https://eso.ky/
   7. Consumer Price Index-Inflation: https://eso.ky/
   8. Labour Force Survey Reports: https://eso.ky/
2. Land and Survey Department of the Cayman Islands
   1. Department Statistics: https://www.caymanlandinfo.ky/
3. Parliament of the Cayman Islands
   1. 2024-2025 Budget Address: https://parliament.ky/
4. US Federal Reserve Board
   1. Federal Reserve Issues FOMC Statement: https://www.federalreserve.gov/
5. Federal Reserve Economic Data (FRED)
   1. Bank Prime Loan Rate: https://fred.stlouisfed.org/
   2. Federal Funds Target Range - Upper Limit: https://fred.stlouisfed.org/
6. Cayman Islands Development Bank (CIDB)
   1. Annual Report for the Year Ended December 31, 2023: https://parliament.ky/
7. Property Cayman
   1. Cayman Real Estate Market: Q4 2023 Year-End Review: https://www.propertycayman.com/
   2. Cayman Real Estate Market: Q3 2024 Review: https://www.propertycayman.com/
8. Provenance Properties
   1. 2023 Market Report: https://www.provenanceproperties.com/
   2. Q3 2024 Market Report: https://www.provenanceproperties.com/
9. Charterland
   1. Cayman Property Review 2023: https://www.charterland.ky/
10. Collas Crill
    1. 2023: Cayman Property Overview: https://www.collascrill.com/
11. Cayman Islands Real Estate Brokers Association (CIREBA)
    1. For Sale Listings by CIREBA: https://www.cireba.com/
    2. For Rent Listings by CIREBA: https://www.cirebarentals.com/
12. AirDNA
    1. Short-term rental markets: Cayman Islands: https://app.airdna.co/
13. Fitch Solutions
    1. Cayman Islands Set for Steady Economic Growth in 2024: https://www.fitchsolutions.com/
14. Cayman Compass
    1. Lenders Slash Interest Rates Following US Cut: https://www.caymancompass.com/
    2. Surging Mortgage Rates Causing Financial Havoc for Families Across Cayman: https://www.caymancompass.com/
    3. Cayman Banks Agree to 'Notice Period' Before Passing on Interest Rate Hikes: https://www.caymancompass.com/
    4. Fewer Sales, Rising Rents, but Positive Signs for Property Market Revival: https://www.caymancompass.com/
    5. Cayman's Economic Growth to Slow in 2024, Says Premier: https://www.caymancompass.com/
    6. Planning Board Approves Former Chairman's $7.5M Subdivision: https://www.caymancompass.com/