Barbados

Luxurymarketdigest

knightFrank

2025/26Barbadoshasevolvedfromaseasonalretreatintoayear-roundbaseforhigh-net-worthbuyersknightfrank.co.uk/research

seasonseekinglifestyleandinvestmentopportunities.Thisreportexaminestheisland’sluxuryproperty

market,newdevelopmentactivity,andtheriseofbrandedresidences,whileexploringhowitsrefined

socialscene,stronginfrastructure,andwelcomingcommunitycontinuetounderpinglobalappeal.

Longerstays,largerhomes

Shiftsindemand,inventoryandinvestorbehavioursignalanewphaseforBarbados’high-endpropertymarket

B

favouredwinter-retreatfor

arbadoshaslongbeena

thewealthy,butforagrowingnumberofhigh-networthbuyers,it’sbecomeyear-roundbaseforworking,livingandinvesting.

Thedesireforalong-termbaseisdrivingprimepropertymarket

activity:salesofUS$2million

propertiesbyTerraLuxury,KnightFrank’spartnerontheIsland,surged67%year-on-yearbetweenJulyandOctober2025.Growingdemandforhigh-specificationpropertiessuitedtoyear-roundlivinghasprompted

developerstoact.NewinventoryisemergingacrosskeyestatessuchasApesHill,RoyalWestmorelandalongsidetheisland’sfirstwaveofbrandedresidences,duetoarrivefrom2027onwards(seenextpage).

Buyerstendtobeginbyvisiting,

beforerenting,thenpurchasing,so

increasesintourismovertimeoften

translateintopropertysales.In2024,Barbadoswelcomedapproximately

704,340stay-overvisitors,up10.6%

on2023andslightlyaheadofpre-

pandemic2019levels.Thatmomentumhascontinuedintothisyear:betweenJanuaryandAugust2025,therewere

around503,000arrivals,ayear-on-yearincreaseof5.43%.

TheUnitedStateshasnowsurpassedtheUnitedKingdomastheisland’s

leadingsourceofinternational

visitors,drivenbyincreasedairlift

capacity–morethan60,000additionalairlineseatswereaddedforthe2025

winterseason,accordingtoBarbadosTourismMarketing.

Activityintheholidayrentalmarketisalsorising;transactionsbyBlueSkyLuxury,partofTerraLuxury,climbed16%annuallyduringtheyearthroughOctober.Yieldsvarybypropertytypeandlocation,butwell-positionedvillasinprimeareastypicallyachieveannualreturnsof3–5%.

Barbadoshasawideresidential

offering,spanninghigh-profilegolf

estatestogatedmarinacommunities

andstandalonebeachfrontvillas.The

PlatinumCoastonthewestsideoftheislandishometomostoftheprime

stock,includingestateslikeSandyLane,RoyalWestmoreland,andApesHill.

SugarHilloffersprivacyandscale,whilePortStCharlesandPendryResidencesprovidedirectmarinaaccess.

Entrypointsalsospanawide

range.ApartmentsbeginataroundUS$500,000inwell-located

developments,whilestandalone

homesinestablishedestateslike

SugarHillandRoyalWestmorelandoftenrangefromUS$1.5milliontoUS$7million.BeachfrontvillasonthePlatinumCoastcanreachUS$30millionormore,whileultra-prime

“TheUnitedStateshas

nowsurpassedtheUnited

Kingdomastheisland’s

leadingsourceofinternationalvisitors,drivenbyincreasedairliftcapacity.”

propertiesinSandyLanecommandpricesinexcessofUS$10million.

Developersarefocusingonproductsthatareeasiertomanage,rentout,

andmaintain–appealingtopart-

timeresidentsseekinglow-hassle

ownership.Thesearetypicallyhigh-

amenityhomesmanagedbyanestate

orbrand.ApesHillhasseenawaveof

newdevelopment,anddevelopersare

increasinglyturningtoapartmentsandtownhouses,whichpreviouslydidn’t

existatscale.ThatincludesGibbs

Grove,acollectionoftenthree-bedroomresidencesbytheGroveGroup.

AmenitiessurpassthosethatofmanysmallerCaribbeanislands.

Therearearoundsixgolfcourseson

Barbados,forexample,fourofwhich

arechampionship-level.TheApesHillchampionshipcourseislocated1,000feetabovesealevelwithpanoramicseaviewsandhasrecentlyreopenedaftermajorredevelopment.

Residencypathwaysarealsopart

oftheisland’slong-termappeal.The

BarbadosWelcomeStamp,introducedin2020,allowsremoteworkersand

digitalprofessionalstoliveonthe

islandforupto12months.Forthose

seekingamorepermanentbase,the

SpecialEntryandResidencePermit

(SERP)offerslong-termresidency

forhigh-net-worthindividuals,with

eligibilityinCategory1requiringa

minimuminvestmentofUS$2millionandanetworthofatleastUS$5million.

Together,theseresidencyroutes–alongsideimprovementstoproperty

stockandlifestyleinfrastructure–areformalisingtheshiftfromshort-termtourismtomorepermanentpatternsoflivingandinvestment.

MyBarbados

AndrewBlandford-Newson,Associate,InternationalResidential

WhatmakesBarbadosstandoutintheCaribbean?

It’saverywell-established

island–greatinfrastructure,

directflightstotheUK,USand

Canada,andastrongyear-roundsocialcalendar.You’vegot

everythingfromchampionship

golfcoursestopolo,horseracingandinternationalcricket.It’salsooutsidethehurricanebelt,whichisincreasinglyimportant

tobuyersthinkingaboutsecurityofinvestment.

Howwouldyoucharacterisethebuyerprofile?

Barbadosappealstoabroadrangeofpersonalities.You’vegotlong-

timeBritishandCanadianbuyerswhoknowtheislandwell,andanincreasingnumberofUSbuyers

too.Somearelookingforprivacy

onagolfestate,otherswantmarinaaccessorabeachfrontvilla.It’s

diverse,andthat’sreflectedinthehomesavailable.

Whatdoesyouridealweekendontheislandlooklike?

Forme,atypicalweekendstartswithapeacefulwalkalongGibbsBeach,

whichisespeciallybeautifulinthe

earlymorning.Thenit’sgolfatSandyLane,followedbylunchandan

afternoonswim.Later,Iwouldheadouttomeetfriendsforsundownersalongthewestcoast,whichoffers

plentyofgreatoptions.Apersonal

favouriteisSeaShed,knownforitslivelyatmosphereandfantasticfood.

What’sbehindthehighreturnrateamongvisitors?

Thelifestyleiswhatdrawspeoplein,butit’sthecommunitythat

keepsthemhere.Barbadoshasarelaxedenergy.It’saplacewhereyoucanreallyunwind,butstillgetthingsdone.

“It’saverywell-

establishedisland—greatinfrastructure,direct

flightstotheUK,USandCanada,andastrongyear-roundsocialcalendar.”

YEAR-ON-YEARINCREASEOFUS$2MILLION+PROPERTIESSOLDBY

67%

TERRALUXURY,KNIGHTFRANKISPARTNERONTHEISLAND.

*JulytoOctober2025

BRANDSONTHEBEACH

Intheworldofluxuryrealestate,brandedresidenceshavebecomeoneofthemostin-demand

segments–drivenbybuyers

seekingfive-starhomeswithallthebenefitsofhotel-styleliving.

Thesectorhasexpandedrapidly,withthenumberofbrandedschemes

worldwiderisingfrom169in2011to

611today,accordingtoKnightFrank’s

TheResidenceReport.Thatfigureis

expectedtoreach1,019by2030,withunitnumbersprojectedtosurpass162,000.

ThedriversbehindthisglobaltrendarealreadyevidentinBarbados–buyersareseekinglarger,morepracticalhomesforextendedstays,pairedwiththe

convenienceof‘lock-and-leave’living:

propertiesthatareserviced,managed,

andofferthecomfortofhotel-style

amenities.It’slittlesurprise,then,that

brandedresidencesareexpectedtoarriveontheislandasearlyas2026.

Twoheadlinedevelopmentsare

currentlyunderway.PendryResidencesBarbados,whichisbeingdeliveredby

thecontemporaryluxurysubsidiaryof

California-basedMontageInternational,willperchontheisland’snorthwest

coast.Theprojectwillinclude46fully

furnishedprivatevillaswithaccessto

hotelresortfacilities.Meanwhile,the

HyattZivadevelopment,openingin2027,willcombineseveralhundredhotelroomswith28high-endcondominiums,offeringafull-servicebeachfrontexperience.

WhilethesetwoprojectsmarkthebeginningofthebrandedresidencessectorinBarbados,growthin

neighbouringmarkets–mostnotablytheBahamas–suggestsmorewon’tbefarbehind.

Flatfield

CrabHill

BARBADOS

KEYISLANDLOCATIONS

STLUCY

Bromefield

CoveBay

CheckerHall

Boscobelle

PortStCharles

ST

PETER

●

Speightstown

Belleplaine

MullinsBeach

STANDREW

Westmoreland

STJAMES

StandfastOrangeHill

BathshebaHorseHill

Mount

BathBeach

STJOSEPH

Holetown

STTHOMAS

STJOHN

SandyLane

b

KitridgePoint

FittsVillage

STPHILIP

STGEORGE

STMICHAEL

SixCrossRoads

CraneBeach

HaggattHall

v

CHRISTCHURCH

Bridgetown

OistinsGrantleyAdams

InternationalAirport

CaneVale

SilverSandsBeach

RecentResearch

knightFrank

Global

Super-PrimeIntelligence

TheResidenceReport

2025Q2Edition

KnightFrank’sGlobalSuper-PrimeIntelligencereportprovides

auniquequarterlysnapshotofUS$10million+residentialsalesconditionsacross12keyinternationalmarkets.

/research

Theglobalperspectiveonluxuryresidentialdevelopment

2025/26

Globalsuper-primesalessurgebyathird

590

US$10million+dealsacrossour12globalmarketsinQ22025

Super-primeresidentialtransactions(US$10million+)acrossour12majorcitymarketstotalled590dealsinQ22025–up19%onQ22024–pushingquarterlyaggregatesalesvaluestoUS$11.8billion.

US$11.8bn

VolumeofglobalUS$10million+salesinQ22025

HEADLINES

Globalsuper-primeactivitymaintaineditsupwardtrajectoryinQ22025,with

590US$10million-plustransactions

recorded–19%higherthanthe497dealsinQ22024.Aggregatevalueclimbed

evenfaster,reachingUS$11.8billionforthequarter,up33%year-on-yearfromUS$8.9billion.

Thequarter’sstandoutperformersincludedDubai(143deals,US$2.6

billion),NewYork(120deals,US$2.9billion),LosAngeles(73deals,US$1.6billion),andHongKong(53deals,

US$1.0billion).

KEYCITYMOVEMENTS

Dubaionceagainretaineditsgloballeadintransactioncount,underliningits

statusastheworld’sdeepestsuper-primemarket.NewYorknarrowedthegapwithDubaiand,forthefirsttimesincethe

endof2021,rankedasthelargestglobalmarketbytotalvalueofsuper-primesales–upsharplyonQ22024–buoyedby

strongdemandfortrophycondominiumsandprimetownhouseresales.

LosAngelesreboundedsharplyfromQ1,postingitshighestquarterlysales

volumesinceQ12021,drivenbyasurgeintop-endsingle-familyhometransactionsinBeverlyHillsandMalibu.HongKongalsodeliveredanotablequarter,with

bothdealflowandvaluesrisingstronglyyear-on-year—suggestingpent-up

demandisstillbeingreleaseddespitepersistentmacroeconomicheadwinds.

Londonrecorded45deals(US$0.9

billion),down13%onthesameperiodlastyearastaxchangescontinuedtotemperactivity.Nonetheless,Q2performance

NewYork

Thecitywiththehighestvalueofsuper-primesalesinQ22025

outpacedQ1,indicatingthatsomebuyersaretakingadvantageoflowerpricinginthemarket.

THELONG-VIEW

Lookingahead,theglobalsuper-primemarketfacesbothopportunityand

US$20.1m

Theaveragesalepriceforsuper-primepropertiesacrossour12citiesinQ22025

uncertainty.Trump’sproposedtariffs

remainakeyunknown,butsofarthe

globaleconomyappearstobelooking

throughthem,withwealthcreationandcapitalflowsholdingsteady.IntheUK,persistenttaxpressurescontinueto

weighonLondon’sperformance;

“Theglobalsuper-primemarketcontinuestosurpriseonthe

upside.Dubaiholdsitslead,

butNewYork’sresurgenceandstrongreboundsinLosAngelesandHongKonghighlightthe

depthanddiversityofdemand.Lookingahead,whileinvestorswillneedtonavigateamore

complexmacroeconomic

environmentweexpect

momentumtobesustained.”

LiamBailey,GlobalHeadofResearchatKnightFrank

however,softerpricinginthecapitalisluringopportunisticbuyers,particularlyfromoverseas.

HongKong’sluxurysectorlookssettoextenditsrevivalintothesecond

halfoftheyear,evenasthebroader

marketcontendswithslowergrowth

19thedition

2025

/research

andmacroeconomicheadwinds.InLosAngeles,theQ2reboundrepresentsanimpressivereversal,drivenbystrong

demandforprimesingle-familyhomes;anecdotalevidencefromagentsand

Theglobalperspectiveon

primepropertyandinvestment

developerssuggeststhismomentumislikelytocontinue.

Butperhapsthebiggeststoryisthe

returnofNewYork.Afterseveralmuted

years,thecity’ssuper-primesectorisfirmlybackincontentionandmaywellchallengeDubai’sdominancebytheyearend.

TheWealthReport2025T