Barbuda Beach Residences
Barbuda Beach Residences is a branded beachfront home on the 391-acre former K Club site on Barbuda, the emptier half of Antigua & Barbuda, fronting more than two miles of pink and white sand. It is freehold, under construction, and one of 25 turnkey residences in a 55-property development built alongside a small hotel. It suits a buyer who can treat an eight-figure house as a lifestyle asset and is comfortable being early; badly, anyone who needs rental income to carry it or is buying for a second passport.
What you own, and what to confirm
Two of the three products under this brand are land. This listing sits in the turnkey tier: 25 residences of roughly 5,000 to 6,000 sq ft, on lots up to an acre with about 100 feet of beach access, from about US$12 million. The 23 villa parcels (about 150 feet of frontage, from about US$7 million) and 7 estate parcels (up to six acres, from about US$15 million) buy ground only.
This listing records freehold. Barbuda ran for generations on communal tenure with no route to private title, so I want the exact interest, its term, ground rent and succession provisions confirmed by an Antiguan attorney you instruct and pay — my read of the island points to long leasehold. Residences are built after purchase on a reported 14-to-16-month program, so anything you are shown is a rendering.
The honest cost of holding it
The annual cost of ownership here is not published: no service charge, no association budget, no club dues, no brand licence fee, no rental terms. Nobody can tell you the carrying cost today, and I won't invent one. Before an offer I want in writing:
- The full annual charge schedule with its escalation mechanism — 55 properties carry the fixed cost of a resort.
- An indicative insurance quote against the building specification. Barbuda took a direct hit from Hurricane Irma in 2017; site rules cap structures at 20 feet with a 136-foot setback from the beach.
- An operating budget from a comparable completed home, not a projection.
- Closing costs sized to the structure — stamp duty, legal fees, and a non-citizen land holding licence where it applies.
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Interested in Barbuda Beach Residences?
Book a private call with Dan to explore availability, ownership options and eligibility.
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?
Nothing has been published — no service charge, club dues, brand licence fee or rental management terms. I get the schedule and its escalation basis in writing before an offer, alongside an insurance quote priced against the actual specification.
Can I rent it out?
There is a hotel on site, but no rental program or owner amenity schedule has been published, so treat income as an open question. Barbuda's annual visitors were reported at 3,100 against roughly 900,000 for Antigua, so any income is an offset, not a thesis.
Does this qualify for Antigua & Barbuda citizenship?
No. The program works through a published list of approved projects, and as of August 2026 no Barbuda development appears on it. Its real-estate route starts at US$300,000 in an approved project, resale-locked for five years, plus US$10,000 in government processing fees for a single applicant or US$20,000 for a family of four — and US citizens remain taxed by the United States on worldwide income regardless of any second citizenship.
What is the catch?
Liquidity. Fifty-five properties on an island with no resale history means no comparables and no price discovery, so the exit price is whatever one specific buyer will pay that week. Survivable over twenty years, punishing if you might need out in three.