Nevis Beachfront CBI Apartment
A completed, furnished apartment on the Nevis coast, inside a working beachfront resort condominium with a pool, a restaurant and a gym. Nothing here is speculative: the building is finished, the amenities are running, and you can stand in the unit and look at the actual view before you commit. It clears the US$325,000 minimum the Citizenship by Investment Unit sets for a condominium unit or share. It suits a family that wants Saint Kitts and Nevis citizenship and would rather finish the process holding an asset than a receipt — and suits you considerably less if you might need the capital back inside seven years.
What you actually own
Freehold title to a specific apartment — not a fractional week, not a right-to-use membership, not a leasehold with a clock on it. The pool, restaurant, gym and beach frontage are common property or belong to the operator, so your access, your share of the cost and your vote all live in documents most buyers never read. Before you sign I want:
- The condominium declaration and by-laws.
- Any management or hotel operating agreement binding the building, including when it ends.
- Two years of audited service-charge accounts and the current reserve balance.
- Confirmation from the Citizenship by Investment Unit that the development is on its approved list today.
Price alone does not make a unit qualify, and approvals are granted and withdrawn. I confirm that with the Unit directly rather than taking a brochure's word for it.
The honest cost of holding it
Legal fees are quoted at 2% of price (range 1–3%), the Land Assurance Fund takes 0.2%, and a survey runs US$1,000 to US$2,000. Stamp duty I will not pin to one number: sources say 10% paid by the vendor, 10% split equally on resales, and 6% on new construction or condominiums. That spread is tens of thousands of dollars — settle it in the sale agreement before you exchange. Nevis normally charges a foreign buyer 10% of value for an Alien Landholding Licence; approved-development purchases generally bypass it, but I want that exemption confirmed in writing by counsel before a deposit moves. Property tax is 0.156% of assessed value on the building and 0.75% on the land, or 0.3% and 0.2% where classed as accommodation. I have no published service charge or insurance premium and will not estimate either.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Nevis Beachfront CBI Apartment?
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 charges property tax at 0.156% of assessed value on a residential building and 0.75% on residential land, or 0.3% and 0.2% where the property is classed as accommodation. On top sit the service charge and insurance, neither of which is published — I get the actual statements, the master policy premium and the windstorm deductible before you commit.
Can I rent it out?
Yes. It is turnkey and can go into a rental program when you are not using it, though the revenue split, the booking calendar and how many owner nights you get — and which ones — need to be answered in writing first. Saint Kitts and Nevis imposes no personal income tax, so rental profit is not caught by a local income tax, but VAT runs at a 17% standard rate with a reduced 10% on hotel accommodation, so establish whether any projection is gross or net of it. If you are a US citizen or green card holder, the United States taxes you on worldwide income regardless of a second citizenship — this is not a US tax plan.
Does it qualify for citizenship, and what else do I pay?
Yes, provided the development is on the Citizenship by Investment Unit's approved list when you apply. Government fees are US$25,000 for the main applicant, US$15,000 for a spouse, US$15,000 for a dependant aged 18 or over and US$10,000 for one under 18, with due diligence at US$10,000 for the main applicant and US$7,500 per dependant aged 16 or over. There is no travel or residency requirement attached to the citizenship.
What is the catch?
Property bought under the real estate route cannot be resold for at least seven years, and resale after that is still described as subject to conditions. Your natural buyer is the next citizenship applicant, which depends on the development still being approved years from now, and the cash route to the same passport is the Sustainable Island State Contribution at US$250,000 for a main applicant or a family of up to four — that difference is what the apartment has to be worth on exit.