Gated Residences Near the Beach, Frigate Bay
A completed apartment in a gated development a short walk from the beach at Frigate Bay, Saint Kitts, with on-site management. It suits a buyer who wants a Saint Kitts and Nevis citizenship file with a real, cheap-to-run asset at the end of it rather than a villa and its obligations. It is built and standing, so you can walk it before you wire anything. The title on this page is deliberately plain: I act for the buyer, not the developer, and you get the project name, the register entry and the people behind it on the first call.
What you actually own
Freehold title to the apartment, plus an undivided share of the common property — pool, parking, grounds, rooftop terrace, security. Not a hotel share, not a fractional week, not a leasehold over a resort unit.
Before you sign I want the registered title and strata plan confirming the unit is separately titled rather than a share in a company that owns the block; the percentage share of common expenses attaching to this unit, in writing; the management agreement, including whether the developer can renew it without an owners' vote; and how unsold units vote, because a developer still holding stock controls the body corporate. The development also has to sit on the Citizenship by Investment Unit's approved-developments register at the time you buy, and I check that register the week you close.
What it honestly costs
The price is not the wire amount. Government fees on the real estate route are fixed: 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. Due diligence is separate — US$10,000 for the main applicant, US$7,500 per dependant aged 16 or over — plus attorney and closing costs.
Property tax is small: 0.2 percent on the land and 0.2 percent on the building, on the government's valuation rather than your price, due 30 June, with a one-year exemption from completion. The service charge decides your holding cost, and I won't quote one I haven't seen — ask for two years of audited accounts, the reserve balance, and whether building insurance is included. I quote no stamp duty percentage; the published sources disagree, so I get a written figure from a Saint Kitts attorney.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Gated Residences Near the Beach, Frigate 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
Does a freehold apartment at this price qualify for citizenship?
That is the one question I settle in writing before an offer goes in. The Citizenship by Investment Unit publishes a minimum of US$325,000 for a condominium and US$600,000 for a single-family home, and elsewhere frames those same two figures as fractional versus full ownership — a whole freehold apartment at this price passes one reading and sits below the other. I get that answered by the Unit through an authorised agent, not from a price list.
When can I sell it?
Real estate bought through the program cannot be resold for seven years. Your likely buyer at that point is another citizenship applicant, which ties your resale price to whatever the qualifying minimum is then, and lending to non-residents is limited, so this is a cash market. Underwrite it as something you would be content to own with no passport attached.
Can I rent it out, and do I have to live there?
Yes, and no. There is on-site management, and Frigate Bay supports long-term lets to people working on the island as well as short stays, which is more resilient than pure holiday letting; there is no obligation to occupy the apartment, and how you use it does not affect citizenship once granted. I publish no yield — I ask the manager for two years of actual occupancy and achieved rates for comparable units in this building, the fee basis, and whether income is pooled.
I am American. Is this a tax play?
No. United States citizens are taxed by the IRS on worldwide income regardless of where they live or what second passport they hold. A second citizenship is mobility and insurance, not a US tax plan.