Boutique Villas with Saltwater Pool, Cove Bay
A small group of freehold houses under construction on Anguilla's west end, each on its own lot around a private saltwater pool — near Cove Bay rather than on it, and the price reflects that. It suits a lock-and-leave buyer who wants title in their own name and an Anguillian residence permit out of the same purchase; the asking price clears the territory's US$750,000 real-estate threshold with room to spare. It does not suit anyone shopping for a passport: Anguilla is a British Overseas Territory and runs no citizenship-by-investment program. I act for you, not the developer.
What you actually own
Freehold title to the house and the lot it sits on, in your own name — not a contract with a hotel. Before you sign I read for the clauses that quietly convert a house into a managed asset: an operator agreement attached to the deed, a mandatory rental program, a shared amenity company you are obliged to fund. Nothing published describes any of them, but absence from the marketing is not absence from the contract.
As a non-belonger you also need an Alien Land Holding Licence, and it is not a formality: police records for every country you have lived in over seven years, bank and personal references, tax clearance, and an interview with the Minister of Lands. Policy caps non-belonger residential purchases at half an acre and requires a minimum 2,000 square feet of gross external floor area.
The honest cost of holding it
Government duty runs to 17.5% — 12.5% stamp duty on the licence and 5% on the transfer — assessed on freehold value, not automatically on your contract price. Who bears the 5% is a negotiating point, not a given. Where land is bought for construction, a deposit of 10% of freehold value is held until completion; policy requires completion within 18 months, after which penalties of EC$500 a month run for a year, then EC$1,000 for six more, and forfeiture proceedings become possible. On a pre-construction purchase I want that risk written onto the developer.
Annually: property tax billed in two instalments, 1 June and 1 December, worked from the actual assessment because the published rates contradict each other; windstorm insurance in a hurricane belt; and no service-charge budget published yet, which I want before contract rather than after handover.
This property qualifies for the Anguilla Residency by Investment program.
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Interested in Boutique Villas with Saltwater Pool, Cove Bay?
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 actually cost to buy, on top of the price?
A non-belonger pays 12.5% stamp duty on the Alien Land Holding Licence plus 5% stamp duty on the transfer — 17.5% in government duty, none of it inside the asking price. Add legal fees and the EC$1,075 (US$400) licence application fee. Both duties are assessed on freehold value rather than automatically on your contract price, so I want the structure settled before you commit.
Can I rent it out?
Not by right. Under the Aliens Land Holding Regulations, a home approved as a private residence may not be rented unless specific permission is granted; you apply to convert it to a villa and renew a rental certificate annually, with all government bills cleared first. The fee is US$2,500 for the first 2,000 square feet, then US$0.50 per square foot of additional covered development and US$0.25 uncovered — pools and decks count, driveways and walkways do not.
Does this qualify for citizenship?
No. Anguilla runs no citizenship-by-investment program — this is residency only. Buying or constructing real estate worth at least US$750,000 including the land qualifies a family of up to four for permanent residence, increasing by US$100,000 per additional member, and it replaces the ordinary route of ten consecutive years living on-island. Permanent residence carries no passport and no travel privileges.
What is the catch?
Three things. The property cannot be sold within five years of purchase without putting the residence grant at risk; there is no published rental program, occupancy history or projected return, so I will not model a yield; and resale on a small island is thin, because your most likely buyer faces the same 17.5% duty you did. Anguilla levies no income, capital gains or inheritance tax, but US citizens are taxed by the United States on worldwide income regardless of where they live or what second status they hold.