Why there is no simple foreign rental market
Because the state owns most commercial land and buildings, there is no broad open market where a foreign firm walks in, signs a lease and starts trading. Occupancy of premises is normally attached to an approved investment structure. In practice a foreign company gains the use of space as part of a joint venture, an economic-association contract, or authorised activity within a special zone, rather than as a standalone tenancy negotiated freely.
That means the premises question is rarely separate from the entity question. Deciding how you are legally allowed to operate usually determines what space you can occupy and on what terms.
The routes that do exist
Several legitimate paths lead to using commercial space. The most established is a joint venture with a Cuban partner under Ley 118, where the partner may contribute buildings or land-use rights and the foreign side contributes capital, technology or expertise. Another is the Mariel Special Development Zone, designed for logistics and manufacturing tenants and served by a one-stop office that coordinates approvals and land use.
Separately, Cuban private enterprises, the MIPYMES expanded since 2021, can lease premises to run their businesses. A foreign firm might interact with such enterprises commercially, but that is different from the foreign firm itself holding an open lease. Each route carries its own approval chain, typically involving MINCEX and, for zone activity, the zone authority.
The US-law caveat and a disclaimer
If your business has US ties, the OFAC framework under 31 CFR Part 515 may restrict what you can lawfully do, and Helms-Burton Title III can create liability where premises sit on confiscated property. These issues can arise even when a Cuban counterpart presents everything as routine.
This page is not legal or investment advice. Leasing structures, eligibility and sanctions exposure are fact-specific and change over time, so confirm current rules with qualified Cuban and, where relevant, US counsel before committing.