6-Bed Reeds Point Villa with Infinity Pool, Antigua
A completed house in the Reeds Point enclave of gated Jolly Harbour, facing west across Jolly Beach to open water. It suits a family that wants a large, low-maintenance villa they will actually use several weeks a year, with Antiguan citizenship falling out of a purchase they were making anyway. If the passport is the real objective, Antigua's real-estate minimum is US$300,000 and I would rather tell you that than sell you a villa. I act for you on this, not for whoever built it.
What you own
Freehold title to land and building — not a share in a scheme, not a fractional interest, not a branded unit tied to a rental program you cannot leave. Every bedroom is ensuite. The house is organised around an infinity-edge pool and sun deck, a sunset terrace and an outdoor bar, with a private staircase down to swimmable water; interiors are by Ward & Company. Construction is finished, so there is no build risk and no deposit schedule.
The marina, golf course and beach come through a monthly charge to the management company, not through your deed. Before exchange I want the registered instrument creating that charge, this house's current figure, any arrears, and a line-by-line list of what conveys. Marketing quotes the interior area four different ways — work from the registered plan and a measured survey.
What it costs to buy and hold
Buyer's stamp duty is 2.5%, about US$196,250. A Non-Citizens Land Holding Licence runs roughly 5%, about US$392,500, and takes three to six months to issue. Legal fees are 1% to 2%. You may be told the licence falls away on an approved citizenship purchase; I could not find that confirmed by the Citizenship by Investment Unit, so I price it as payable until your counsel has it in writing. The seller pays 7.5% stamp duty — his cost today, yours on exit — plus the 5% land appreciation tax published guidance describes for non-resident sellers.
Antigua does levy annual property tax, at 0.1% to 0.5% of value. Jolly Harbour's published community charge is US$497 a month plus sales tax, utilities billed on top; treat that as a floor and get this house's actual figure. Insurance needs a hurricane-belt quote before exchange.
This property qualifies for the Antigua & Barbuda Citizenship by Investment program.
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Interested in 6-Bed Reeds Point Villa with Infinity Pool, Antigua?
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Book a Private CallDan Merriam & Associates acts for the buyer. Our advice is independent, not contingent on any sale, and we hold no brokerage or developer mandate.
Frequently asked questions
What does it cost to hold each year?
Antigua levies annual property tax at 0.1% to 0.5% of value, and Jolly Harbour's published community charge is US$497 a month plus sales tax, with utilities invoiced on top. There is no Antiguan tax on personal income, dividends, capital gains or inheritance. US citizens are still taxed by the United States on worldwide income regardless of any second citizenship.
Can I rent it out?
Yes. The title is freehold and the house is unbranded, so nobody can compel you into a rental pool. Advertised nightly rates run from US$6,000 in low season to US$12,360 in peak depending on which letting agent you read, but those are asked rates, gross, and a villa this size lets in a short season, so ask what comparable houses actually sold last year. Antigua also withholds tax on rent paid to non-resident owners.
Does the purchase qualify for Antiguan citizenship?
It is marketed as eligible and the price clears Antigua's US$300,000 real-estate minimum many times over, but approvals attach to specific projects and units and can lapse, so get written confirmation from the Citizenship by Investment Unit before funds move. Government processing is US$10,000 for a single applicant and US$20,000 for a family of up to four, with due diligence charged separately, and the property must be held for five years.
What is the catch?
Two things. A registered freeholder is challenging in court whether monthly community charges can be enforced against freehold title at Jolly Harbour; the High Court dismissed his interim injunction on 2 April 2026 and he has appealed, so the question is unresolved. And the exit is narrower than the entry: real estate was 15% of citizenship applications in the first half of 2024, and 7.5% seller's stamp duty comes off your side of the table.