Nelson Spring Beach Condos in Nevis
A completed apartment on Pinney's Beach in Nevis — built and occupied, so you can walk the unit, meet the neighbours and read the service-charge accounts before you wire anything. It suits a buyer who wants a lock-up-and-leave beach base that can earn while empty, or one buying for St Kitts and Nevis citizenship, where the asking price sits exactly on the program's condominium floor.
What you own, and what it costs to hold
Freehold, in a completed building: you own the unit outright and indefinitely, plus an undivided share of the common property. Grounds, pool, roof and exterior are run collectively and funded by the service charge, so your neighbours' financial discipline becomes your problem. Before you offer I want the by-laws, three years of service-charge accounts, the reserve balance, the arrears schedule and the insurance policy itself — sum insured, windstorm deductible, who carries the excess. On a beachfront building in the hurricane belt, catastrophe cover is usually the largest thing hidden inside the charge, and a charge that looks modest because it excludes windstorm cover is not a bargain.
Property tax is the small line: 0.156% on buildings and 0.75% on land, due by 30 June; an Accommodation assessment is charged at 0.3% and 0.2% instead.
The seven-year lock, and renting it out
Property bought under the real estate route cannot be resold for at least seven years. Sell earlier and the unit will not qualify for a subsequent citizenship application unless the Federal Cabinet is satisfied that substantial further investment went into it. Commercially, the most motivated buyer for a program-priced condominium is the next applicant, so an early sale removes your best buyer. Ask how many units here are program-owned and when their locks expire.
On rental I will not print a yield — any figure I gave you would be a projection dressed as a fact. I ask the seller and the managers for two or three years of actual owner statements: nights let, rates achieved, net after commission and costs. If those do not exist, that is the answer.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
More in Saint Kitts & Nevis.
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A completed one-bedroom freehold apartment of 45 sqm within a gated Frigate Bay development, priced at USD $395,000.
Interested in Nelson Spring Beach Condos in Nevis?
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
Does this property qualify for citizenship by investment?
US$325,000 is the stated minimum for a condominium unit or development share, and this sits on it — but the price alone does not qualify it. The unit must be designated as part of an Approved Development or as Approved Private Real Estate, which I confirm in writing with the Citizenship by Investment Unit before any deposit moves. The Unit's published list of approved developments carries no entry under the Nelson Spring name, so that written confirmation is the load-bearing check here, not a formality.
What are the government fees on top of the purchase price?
Due diligence runs US$10,000 for the main applicant and US$7,500 per dependant aged 16 or over; post-approval fees are US$25,000 for the main applicant, US$15,000 for a spouse, US$10,000 for a dependant under 18 and US$15,000 for one aged 18 or over. Legal fees, stamp duty, conveyance fees and compulsory insurance fund contributions sit on top. The rates are revised periodically, so I price your actual family composition at the time you apply.
Can I rent it out?
Check that the by-laws permit short stays, whether letting must run through an on-site program or you can appoint your own manager, and how owner usage is scheduled in high season. A unit let commercially may also be assessed for property tax in a different category, which changes the rate applied to the building.
I am American. Does a second passport cut my tax bill?
No. US citizens are taxed on worldwide income regardless of where they live or what other passports they hold, and renouncing US citizenship is the only exit — a serious step with its own tax consequences. Take advice from a US tax professional before you buy, not after.