Who owns the buildings and land
In Cuba the state is the dominant owner of commercial land and premises. Many offices, industrial buildings, hotels and retail units are held by state enterprises or by holding groups linked to the government, and access to them is arranged through use rights, leases and partnership contracts rather than sale of title.
This matters because the person you negotiate with is often a state entity acting as landlord or partner, not a private seller. The concept of buying a commercial building the way you might elsewhere generally does not exist for foreign businesses. What is transferred is typically the right to occupy and operate for a defined term and purpose, under conditions the authorities approve.
Understanding this ownership structure is the single most important starting point, because it shapes every later question about leasing, investment, financing and dispute resolution.
The legal channels for foreign business
Foreign companies that want a commercial footprint in Cuba usually enter through the framework of the 2014 foreign-investment law, known as Ley 118. The common vehicles are joint ventures with a Cuban partner and international economic-association contracts. These arrangements are reviewed and approved by the authorities, with the Ministry of Foreign Trade and Foreign Investment (MINCEX) playing a central role, and projects are often channelled through the annual Cartera de Oportunidades, the official portfolio of opportunities.
Domestically, the growth of private small and medium enterprises, the MIPYMES expanded from 2021, has created more demand for premises among Cuban-owned businesses, which can lease space to operate. The flagship location for larger logistics and manufacturing tenants is the Mariel Special Development Zone, which runs a one-stop office for approvals.
The US legal overlay you cannot ignore
For anyone connected to the United States, US law adds a serious layer. The OFAC sanctions rules under 31 CFR Part 515 restrict many dealings with Cuba, and Helms-Burton Title III creates potential liability for trafficking in property that was confiscated from its former owners. A commercial building can carry a historic ownership claim that is invisible on the ground but very real in a US court.
This is not legal or investment advice. It is a factual note that the same premises can look simple locally and carry cross-border risk. Before acting, obtain qualified counsel.