Hillside Condos in Frigate Bay with Atlantic Views
A completed hillside apartment above Frigate Bay, Saint Kitts, with a private terrace placed to catch the trade winds and a view across the Atlantic to the neighbouring golf course. It is built and standing, not a rendering with a completion date that may move. It suits a buyer who wants a second citizenship at close to the lowest entry the Saint Kitts and Nevis program permits, held against a small, comprehensible asset rather than a villa visited twice a year.
What you actually own
Freehold, held indefinitely — not a lease, not a fractional share, not a right-to-use certificate, and not a hotel unit you license back. Plenty of Caribbean stock at this price is structured as something less and marketed as though it were not, so have it confirmed in the sale agreement. In a condominium you own your unit plus an undivided share of the common property. Before you sign I want the strata plan, the by-laws, the current budget, the reserve balance and the last two sets of owners' meeting minutes.
A foreign buyer normally needs an Alien Landholding Licence at 10% of value — US$34,500 here. Approved citizenship-program real estate is exempt, as are purchases in the designated Special Development Zones, which include Frigate Bay. I want that in writing for this parcel before a deposit moves.
The honest cost of holding it
Stamp duty on a transfer is paid by the seller in Saint Kitts, commonly quoted between 6% and 10%. Entry is cheap and exit is not, so model the round trip. Your own closing costs are your attorney's fees, which I want quoted in writing at instruction, plus a Land Assurance Fund contribution of 0.5% of value.
Property tax is 0.2% of assessed value on the building and 0.2% on the land, with a fixed allowance deducted from the residential building value first. It is due by 30 June and late payment carries 1% a month. Your real carry is the service charge, which no public source publishes: I ask for two years of actual accounts, whether the reserve is funded, and the windstorm deductible on the building insurance.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
More in Saint Kitts & Nevis.
Christophe Harbour Luxury Villa with Marina Views
A completed four-bedroom, four-and-a-half-bath freehold villa of roughly 650 square metres on the Southeast Peninsula of Saint Kitts, overlooking Christophe Harbour's superyacht marina.
Christophe Harbour Villas with Tropical Gardens, Saint Kitts
Completed four-bedroom villas within the Sanctuary Lane enclave at Sandy Bank Bay, Christophe Harbour.
Eco-Friendly Hillside Cottage with Views, St. Kitts
A completed one-bedroom, one-bath freehold cottage of 55 square metres in the elevated northwest hills of St.
Five-Star Beachfront Villas at Pinney's Beach, Nevis
Four-bedroom beachfront villas of 365 sq.
Four Seasons Villas in Nevis (Fractional Ownership)
Deeded one-tenth fractional interests in four- and five-bedroom beachfront villas at Four Seasons Resort Nevis on Pinney's Beach, priced from US$325,000.
Gated Residences Near the Beach, Frigate Bay
A completed one-bedroom freehold apartment of 45 sqm within a gated Frigate Bay development, priced at USD $395,000.
Interested in Hillside Condos in Frigate Bay with Atlantic Views?
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 it qualify for citizenship by investment?
The program sets a minimum of US$325,000 for a condominium unit or share, against US$600,000 for a single-family home, so the price clears it — but the development must be on the government's approved list on the day you sign, which I verify with the Citizenship by Investment Unit before any deposit moves. Government fees are extra: US$25,000 main applicant, US$15,000 spouse, US$10,000 dependant under 18 and 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 and above.
When can I sell it?
Not for at least seven years — property acquired under the real estate route is locked for that period. Your likely buyer at the end of it is the next citizenship applicant, so your exit price tracks the program rather than local housing demand. Stamp duty of 6% to 10% falls on the seller, so that cost is yours on the way out.
Can I rent it out?
Frigate Bay is the most straightforwardly lettable part of the island, but I have not found published occupancy or nightly rates for this scheme that I would stand behind, and a selling agent's projection is a marketing document, not a forecast. Before you commit, get twelve months of actual occupancy and average rate, the management split and what is deducted before it, and check the by-laws for restrictions on short-term letting.
Does a second passport reduce my US tax?
No. The United States taxes citizens and green card holders on worldwide income regardless of a second citizenship or where the property sits, and rental income here is reportable on your US return. Saint Kitts and Nevis itself charges no personal income tax, and the passport gave visa-free or visa-on-arrival access to 155 destinations in the 2026 Henley Passport Index.