Branded Beachfront Residences in Antigua
This is a pre-construction beachfront apartment on Antigua's west coast, sold on a delivery promise rather than a finished building — every image of it is a developer rendering, not a photograph. It suits a buyer who can leave capital outstanding for several years without needing income in the meantime, and who wants the position plus a route into Antigua and Barbuda's citizenship program. It does not suit anyone who wants keys and a rental cheque this year.
What you actually own
Title is freehold. On completion the apartment is registered in your own name as an individual lot — not a lease, not a fractional interest. The condominium structure brings by-laws, a share of common property, and an annual budget and reserve fund you are assessed against for as long as you own. The brand is a licence between the developer and a hospitality company, with a term and termination rights: you do not own it and cannot control it, and resort buildings do get rebranded.
Nothing is built yet, so the purchase agreement is the asset. Before you commit, I want the draft by-laws and first-year budget, the escrow terms, instalments tied to verified construction milestones, a contractual completion date with a long-stop, and the brand licence term — reviewed by an attorney who works for you.
What it costs to buy and hold
Buying costs are statutory. The buyer pays 2.5% stamp duty (the seller pays 7.5%) and legal fees of roughly 1% to 3.5% — use your own attorney, not the sales office's. A foreign buyer normally also needs a Non-Citizen Land Holding Licence at 5% of the price; a purchase through an approved citizenship project is exempt, which is the clearest quantifiable advantage of that route.
Holding costs are where pre-construction buyers under-budget. Property tax runs 0.1% to 0.5% of assessed value — the assessment, not your price, drives it. The condominium service charge and reserve will be the largest recurring line on a full-service beachfront building, no figure has been published for this scheme, and I will not guess at one. Windstorm cover in the hurricane belt is the other material line.
This property qualifies for the Antigua & Barbuda Citizenship by Investment program.
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Interested in Branded Beachfront Residences in Antigua?
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?
Property tax of 0.1% to 0.5% of assessed value, the condominium service charge and reserve contribution, and hurricane-belt insurance. No service charge figure has been published for this scheme, so ask for the projected first-year budget in writing and treat any number outside a signed document as marketing.
Can I rent it out when I am not there?
There will be a managed rental program, and its terms deserve as much attention as the price. Get in writing whether joining is optional, the management fee and what it covers, how many personal-use nights you have and which dates are blacked out, and whether income is calculated on your own unit or pooled across the building. There is no published split or occupancy record for an unopened resort, so I will not quote you a yield.
Does it qualify for citizenship, and what does that add?
Yes — the real estate option requires a minimum qualifying investment of US$300,000, which this exceeds, and the property is then locked for five years. Government fees sit on top of the price: US$10,000 processing for a single applicant or US$20,000 for a family of up to four, plus due diligence of US$8,500 for the principal applicant and US$5,000 for a spouse, and US$300 per passport. The passport currently carries visa-free or visa-on-arrival access to 154 destinations; if you are a US citizen, note that the United States taxes its citizens on worldwide income regardless of a second passport.
What is the catch?
Two things. On 25 June 2026 the European Commission asked Antigua and Barbuda and the four other Eastern Caribbean program countries to phase out citizenship by investment by 1 June 2028 or risk Schengen access — if Schengen is your main reason for buying, weigh that before you weigh the floor plan. And resale is narrow: after the five-year hold your most likely buyer is the next citizenship applicant, which only works while the program and this project remain approved.