Who Is Actually Buying Jamaica’s New Homes?

Kingston, Jamaica, 29 June 2026

The latest data from Jamaica’s Multiple Listing Service contains a figure that deserves more attention than it has received: the diaspora now accounts for roughly 70 per cent of buyers in many of the island’s largest residential developments. That is not a secondary trend in Jamaica’s property market. It is the primary one.

What the MLS Data Shows

Jamaica’s property market generated approximately $100 billion in total residential sales in 2025. St Andrew, St Ann and St Catherine accounted for $99.3 billion of that. The rental market, separately tracked, generated approximately $772 million over the same period, with the same three parishes dominating activity. What these numbers confirm is that the market is geographically concentrated, economically driven by a combination of urban demand and diaspora capital, and structurally dependent on buyer segments who either live in or originate from the island’s most developed and tourism-adjacent parishes.

The Rental Market Squeeze

The Realtors Association of Jamaica has noted an emerging pressure point in the rental market that receives less attention than sales data. The concentration of apartment development, particularly in Kingston and St Andrew, has created an oversupply of rental units in certain segments. As more apartments enter the market and landlords compete for a finite pool of tenants, rental rates in some areas have come under downward pressure. For buy-to-let investors who acquired apartments in recent years with yield expectations based on tighter supply, that shift has implications for returns and for future investment decisions.

The dynamic is not uniform. Premium apartments in well-located buildings continue to command strong occupancy. The pressure is concentrated in the middle tier, where new supply has been heaviest and where the tenant pool is most price-sensitive.

What 70 Per Cent Means for Local Buyers

If overseas Jamaicans are absorbing the majority of units in major residential developments, the conversation about who the private market is actually serving becomes unavoidable. Developers build for the buyer with the deepest pocket. When that buyer is predominantly overseas and drawing income in foreign currency, the price points they can absorb and the specifications they expect will shape what gets built. That is not a criticism of diaspora buyers or developers. It is a structural observation about a market that is increasingly calibrated to an international buyer rather than a local one, and about the implications of that calibration for the Jamaican household trying to buy its first home.