Five-Star Beachfront Villas at Pinney's Beach, Nevis
A whole-ownership beachfront villa on the calm western shore of Nevis, facing St Kitts, inside a managed five-star resort estate: private pool, deep beach-facing terraces, delivered fully furnished, with the operator running management, housekeeping and guest services. Construction is in progress, so the imagery mixes developer renderings with photography of completed homes elsewhere in the estate. It suits a buyer who wants a low-effort second home and a citizenship application attached to a real asset — not a yield play, and not capital you need back inside seven years.
What you actually own
Deeded freehold title to the villa and its plot — not a share, and no calendar to divide with anyone. It is delivered furnished and equipped to resort standard, so there is no fit-out budget after closing, and ownership includes resort club membership — spa, dining, sports, beach service — which carries annual dues. Housekeeping, maintenance, security and guest services run through the operator's villa team rather than through you; that is genuinely the point of buying here.
Two things a selling agent has no reason to raise. Parts of this estate are sold in shared-ownership formats, so neighbouring houses will often be occupied by rental guests rather than owners — walk it in high season. You also inherit the estate's rules, budget and operator, with limited influence over any of the three.
What it costs to buy and hold
Nevis loads its costs onto the front of a deal. A small number of Nevis developments are exempt from the licence fee below; I want that answered by your attorney in writing, not by a sales office.
- Alien Landholding Licence: 10% of the price — US$415,000 here — plus a US$1,000 application fee and about US$1,000 for surveyor's plans. Cabinet approval takes four to six weeks.
- Legal fees about 2%; assurance fund 0.2%.
- Stamp duty 10%, paid by the vendor — not your cost today, very much your cost on exit.
- Property tax 0.156% of assessed value, due 30 June, with a one-year exemption for new builds from completion.
Club dues, the villa care package and windstorm insurance are not published. I get all three in writing, with two years of actual charges.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Five-Star Beachfront Villas at Pinney's Beach, 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
What does it cost to hold each year?
Nevis property tax on residential buildings is 0.156% of assessed market value, due by 30 June, with 1% a month added if you are late and a one-year exemption from completion for new builds. The bigger annual numbers are unpublished — resort club dues, the villa care and operating package, and windstorm insurance on a furnished beachfront house — and I insist on all three in writing before you sign.
Can I rent it out?
Yes, through the resort's managed rental program when you are not in residence. The operator markets it, sets the rate, chooses the guest and controls the calendar, so I ask for the full fee stack, the owner-use rules and actual owner statements for comparable villas over the last two or three seasons. Buy it to use it and treat rental as an offset against carrying cost, not a return on capital.
Does it qualify for citizenship?
Yes, under the St Kitts and Nevis real-estate route. Government fees sit on top of the purchase: US$25,000 main applicant, US$15,000 spouse, US$10,000 dependant under 18, US$15,000 dependant 18 or over, plus due diligence of US$10,000 for the main applicant and US$7,500 per dependant aged 16 or over. If you are American, note that US citizens are taxed on worldwide income regardless of a second citizenship — this villa and any income it produces stay reportable in the US.
What is the catch?
It is not built yet, and Caribbean delivery dates move, so I want a contractual completion date, milestone-linked payments and clarity on where your deposit sits. Real estate bought for citizenship cannot be resold for seven years, and your most likely future buyer is another citizenship applicant competing with whatever the developer still has for sale. Add the vendor's 10% stamp duty on exit and you need real appreciation just to break even.