Long Bay Beach Villas, Antigua
A two-bedroom freehold villa on Antigua's north-east coast, on its own plot inside a gated, staffed community and sold furnished. Construction is in progress, so the marketing imagery is renderings rather than photographs of the finished house. It suits a buyer who wants Antiguan citizenship through an asset rather than a donation, or one who simply wants a small Caribbean house with the maintenance handed to someone else — I would not buy it primarily for rental income.
What you own, and what buying it costs
Freehold title to land and building — not a hotel room, not a fractional share, not a lease on resort land. Much of the region's citizenship stock is none of those things. It comes furnished and equipped, so it is habitable on handover; the splash pool is an option rather than standard, so have it priced and written into the specification.
At purchase, budget 2.5% buyer's stamp duty (US$10,000 here) plus US$4,000–8,000 in legal fees. A foreign buyer not acquiring through the citizenship program also needs a Non-Citizens Land Holding Licence at around 5% of value, taking three months or more; citizenship buyers are published as exempt, and I get that confirmed in writing before a deposit moves. A seller pays 7.5% stamp duty on the way out.
The citizenship route, and the fine print
This purchase clears the US$300,000 real-estate minimum for Antigua & Barbuda's Citizenship by Investment Program, provided the development is on the approved list when you apply. You cannot resell for five years unless you roll into another approved Antiguan property. Government processing is US$10,000 for a single applicant or US$20,000 for a family of four, with due diligence charged separately — around US$8,500 for the main applicant, US$5,000 for a spouse and US$2,000 per child aged 12 to 17. The passport carries visa-free or visa-on-arrival access to 154 destinations.
If you are American, a second passport does nothing to your tax bill: US citizens are taxed on worldwide income regardless of where they live or what other nationality they hold.
This property qualifies for the Antigua & Barbuda Citizenship by Investment program.
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Interested in Long Bay Beach Villas, Antigua?
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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?
Antigua charges annual property tax of roughly 0.1% to 0.5% of assessed value, abolished personal income tax in April 2016, and levies no capital gains tax. This scheme absorbs property tax, insurance, utilities, maintenance and association dues under an integrated management arrangement, so the running cost to you is nominal. Ask how many years that arrangement runs and get the association's current per-unit budget, so you know what year six looks like if it lapses.
Can I rent it out?
There is an optional managed rental program run by a hotel operator, and joining brings owner benefits including use of leisure facilities and discounted stays. It also means handing over the booking calendar — you do not set the rate, choose the guest, or block your own weeks at will. I do not quote a yield here because the public material gives materially different targets for the same program and none of them is a covenant; ask me for the current terms and I will send them with the arithmetic done.
Does it qualify for citizenship, and what is required of me afterwards?
Yes, through the real-estate route, subject to the approved list and the five-year hold. The physical presence obligation has been five days in the first five years, but on 15 July 2026 an amendment was tabled raising it to 30 days over five years, alongside six-monthly reporting to the new regional regulator, ECCIRA, expected to be operational in September 2026. I would assume obligations tighten between signing and passport issue and ask which rule set applies to an application filed now.
What is the catch?
Two things. It is not built, so escrow terms, a dated completion program with staged payments tied to certified construction milestones, and a detailed specification annexed to the contract matter more than the floor plan. And on resale the next citizenship buyer only needs to reach US$300,000, while a buyer outside the program faces the 5% landholding licence on top of your price — do not assume you recover the premium you paid over the threshold.