How to Sell a Home in Boscobel, St. Mary Parish – A Complete Guide for Jamaicans, Expats & Returnees



Boscobel, located along the northern coastline of St. Mary Parish, is a place where ocean breezes meet quiet charm. With the Ian Fleming International Airport just minutes away and a growing interest from returnees and expats, selling a home in this idyllic part of Jamaica can be both rewarding and straightforward—if you know the steps and understand the fees.

Whether you're a local homeowner, a returning resident, or someone managing a family estate, this article breaks down the process of selling your home in Boscobel, from listing to final payment.


A Quick Look at Boscobel’s Charm and History

Boscobel is more than just a sleepy coastal town—it’s a community with soul. Just a few miles east of Ocho Rios, it holds historical significance with deep roots in Jamaica’s post-colonial development. The nearby Oracabessa area was once a banana port and later the site of GoldenEye, the home of author Ian Fleming, who wrote the James Bond novels here.

Boscobel has evolved into a haven for those seeking peace and privacy, while still enjoying proximity to beaches, the airport, and essential services. In recent years, the area has seen an influx of returning Jamaicans and overseas investors purchasing homes for retirement or vacation rentals.

Famous residents have included musicians, businesspeople, and athletes, lending the area a quiet prestige that can help when marketing your home.


Step-by-Step: Selling a Home in Boscobel

1. Get Your Documents in Order

Before putting your home on the market, gather the essential documents:

  • Title certificate – Make sure the property is registered with the National Land Agency (NLA).

  • Tax registration number (TRN) – Needed by both seller and buyer.

  • Up-to-date property tax receipts.

  • Valuation report – Optional, but it helps set the right asking price. A realtor can also prepare a CMA.

⚠️ If your title is missing or the property is under an estate, legal steps must be taken to sort this before selling. Speak with an attorney or a reputable real estate broker.


2. Get a Property Valuation

Having your property valued is not required by law, but it is strongly recommended. A certified valuer (often a member of the Real Estate Board of Jamaica) will help you set a realistic asking price based on:

  • Land size and condition

  • Building structure and amenities

  • Comparable sales in Boscobel and nearby towns like Tower Isle, Oracabessa, and Ocho Rios


3. Hire a Licensed Real Estate Agent (Optional, but Wise)

A local licensed real estate agent can help you:

  • Market your home to Jamaicans, expats, and returning residents

  • Coordinate viewings

  • Screen potential buyers

  • Negotiate on your behalf

Look for agents familiar with the North Coast market, especially those who understand what returnees and international buyers are looking for: security, view, land space, and proximity to transport hubs like the Ian Fleming Airport.

Tip: Some sellers prefer to list privately. This can work, but it’s more time-consuming.


4. Market the Property Effectively

Presentation matters! Here’s how to give your home the best shot:

  • Clean and stage your property

  • Use high-quality photos and video walkthroughs

  • List it on platforms like Jamaica-homes.com, or Facebook Marketplace

  • Highlight Boscobel’s perks: close to the airport, beaches, historic Oracabessa, and a quiet, friendly community


5. Accepting an Offer

Once you receive an offer:

  • Ensure the buyer has financing or cash proof

  • Discuss fixtures and fittings (what stays, what goes)

  • Negotiate through your attorney or agent

  • Sign a Sale Agreement

This is prepared by your real estate attorney and includes all terms of sale.


Legal Process and Fees: What Sellers Must Know

Selling a home involves several legal and financial responsibilities. Here’s what to expect:

Legal Fees

  • Vendor’s Attorney Fees: Typically 1% to 3% of the sale price, plus GCT (15%)

  • Letter of Possession & Discharge of Mortgage (if needed) may add costs

Commission

  • Real estate agent commission is 3% to 5% of the sale price, negotiable

Stamp Duty & Transfer Tax

As of recent updates:

  • Transfer Tax: 2% of the sale price, paid by the seller

  • Stamp Duty: 50/50 split between buyer and seller (0.625% each of the property value)

 If you're an expat or returnee selling property, ensure your lawyer is familiar with double taxation treaties if you’re abroad.

Capital Gains Tax

Jamaica does not have a formal capital gains tax, but foreign sellers may face taxes in their country of residence. Consult an international tax advisor if selling from overseas.


6. Completion and Handover

Once all fees are paid, documents signed, and funds transferred:

  • The buyer gets the Letter of Possession

  • You receive net proceeds after all fees

  • The buyer’s attorney submits documents to the NLA for title transfer


Why Boscobel Sells Well

Here are a few reasons buyers are drawn to this peaceful spot:

  • Scenic Views: Ocean views from hillside properties

  • Access: 5 minutes to Ian Fleming International Airport

  • Community: A mix of locals, returning Jamaicans, and quiet international homeowners

  • Proximity: Close to tourist attractions, but far from the crowd

Notable Residents and Neighbours

  • Ian Fleming, author of the James Bond novels, lived and wrote nearby in Oracabessa.

  • Chris Blackwell, founder of Island Records, developed the GoldenEye resort, just minutes away.

  • A number of diaspora Jamaicans have returned to build homes in Boscobel and Tower Isle, valuing the calm setting and reasonable prices compared to Montego Bay or Kingston.

For many returnees, Boscobel offers that perfect “home away from home.”


Conclusion: Selling Smart in Boscobel

Selling a home in Boscobel, St. Mary can be a smooth and profitable process when you understand the steps, work with the right professionals, and keep a firm handle on the legal fees.

Whether you’re moving abroad, downsizing, or selling on behalf of family, this part of St. Mary holds enduring appeal for its history, peace, and beauty. By marketing these qualities and staying informed about the process, you’ll be well on your way to a successful sale.

Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. Please note: Jamaica Homes is not authorized to offer financial advice. The information provided is not financial advice and should not be relied upon for financial decisions. Consult a regulated mortgage adviser for guidance.

Jamaica Homes

Dean Jones is the founder of Jamaica Homes (https://jamaica-homes.com) a trailblazer in the real estate industry, providing a comprehensive online platform where real estate agents, brokers, and other professionals list properties for sale, and owners list properties for rent. While we do not employ or directly represent these professionals or owners, Jamaica Homes connects property owners, buyers, renters, and real estate professionals, creating a vibrant digital marketplace. Committed to innovation, accessibility, and community, Jamaica Homes offers more than just property listings—it’s a journey towards home, inspired by the vibrant spirit of Jamaica.

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