Guernsey's two housing markets explained

Last reviewed: October 2026

Guernsey has two housing markets, and knowing which one you can live in is an early step in planning a move. Your right to occupy a home and your immigration status are separate checks, and both need to be clear before you move.

The quick answer

The Local Market is most of the island's housing, and living in it requires a Permit or Certificate, usually tied to a job or family connection. The Open Market is a separate register of properties with far fewer restrictions on who can occupy them, at much higher prices. Two things are worth holding apart: being able to buy a property and being entitled to occupy it are different questions, and both are separate again from immigration clearance. Separate immigration clearance may also be required, depending on nationality and existing settlement status. Confirm which market and which permit you qualify for before you commit to anything.

What is the difference between the Local Market and the Open Market?

The Local Market is the bulk of the island's housing. To live in it you need a Permit or Certificate under the Population Management Law, usually tied to a job or to family or residency history.

The Open Market is a separate register of properties. Occupying an Open Market home is far less restricted: Part A Open Market properties can be occupied by their owner or tenant and their immediate family without an employment-linked permit. Immigration eligibility is a separate matter and still applies, so the Open Market is not an unconditional route for everyone.

The different occupancy rules may offer useful options, but the cost and your separate immigration eligibility still need careful thought.

What does each market cost?

Local Market: 816 homes sold in 2025 at an average of £595,820. In the first quarter of 2026 the mix-adjusted average was £604,094, up 4.1% on the same quarter a year earlier and 18.5% higher than five years previously.

Open Market: 72 homes sold in 2025, up from 68 in 2024, at an average of £1,723,922. In the first quarter of 2026 there were 28 sales at an average of £1.49m, compared with 16 sales in the same quarter of 2025.

These are dated published price examples from the first quarter of 2026, so treat them as historical reference points rather than current prices. Note the volumes too. Small transaction counts can make comparisons sensitive to which properties sold.

What does renting cost?

The mix-adjusted average Local Market rent was £2,170 per calendar month in the first quarter of 2026. That is 4.9% higher than a year earlier and 44.9% higher than the £1,498 recorded in the first quarter of 2021.

Use these dated figures as context, then check current properties that suit your household. For how rent sits alongside food, fuel and other bills, see the cost of living guide.

Is there such a thing as a Guernsey housing licence?

People often search for a "housing licence" or "housing license" for Guernsey, and older material uses that kind of language. The current system does not issue housing licences. What matters today is whether you hold the right Permit or Certificate under the Population Management Law, and which market the property sits on. The permits page explains the main types in plain English.

Who can you house?

This part matters more than people expect. Open Market Certificate holders can accommodate immediate family, and Part A Certificate holders can also house extended family. Long Term Employment Permit holders can live in either market and accommodate immediate family. Short Term Employment Permit holders can only live in lodgings and cannot accommodate anyone.

So before you look at a single property, work out which permit you will hold and who is coming with you.

Before you commit: a short checklist

Confirm which market the property is on, and which Permit or Certificate you will hold. Confirm who you can lawfully accommodate under it. If you are not a British or Irish citizen, confirm your immigration position separately, because housing status and immigration clearance are different questions. Then budget on current figures rather than what you remember hearing about the island.

The honest bit

The Open Market is genuinely a good route for people who can afford it, and the properties at the top end are lovely. But at an average approaching £1.5m to £1.7m in the published figures, it is not a solution to a housing problem, it is a different life decision.

For a Local Market home, compare current availability and your eligibility against your own household budget.

Last reviewed: October 2026. Editorially reviewed 15 October 2026. Housing rules are retained from the August review; the property figures are dated published price examples (Q1 2026) recorded at the August 2026 review; treat them as historical, not current quotes.