Nevis Peak Residences at Four Seasons Nevis

One-, two- and three-bedroom penthouse residences starting at $1.4M, offering international design, panoramic views and full access to Four Seasons amenities.

Fully furnished, lock-and-leave, with a resort-managed rental program and CBI eligibility.

Part of the Nevis Peak Residences at Four Seasons Nevis community — the wider estate, its lifestyle and the other ways to own here.

Nevis Peak Residences is the newest residential phase being built inside Four Seasons Resort Nevis: a group of low-rise condominium buildings set along the seventh and eighth fairways of the Robert Trent Jones II golf course, on what Forbes described as the last two parcels of developable land left within the 350-acre resort. When it was announced in July 2024 the plan was 58 residences in six low-rise buildings, one to three bedrooms, 1,725 to 3,730 square feet, from US$1.43 million, with interiors by Ward & Co. It is not a Four Seasons development in the sense most buyers assume. The developers are David Chekemian and Richard Maltz of F.S.R. Estates Limited; Four Seasons brands the project and provides the residential services. St Kitts & Nevis Sotheby's International Realty is the named sales partner. Ground was broken on 9 April 2025, and a construction report published on 4 February 2026 described early infrastructure works as complete, with three buildings preparing for slab pours and a fourth yet to break ground. Nothing has been handed over. Everything you have seen of the interiors is a rendering.

Here is the thing buyers get wrong, and I see it almost every time. They arrive treating this as a citizenship transaction. It is not. The St Kitts and Nevis Citizenship by Investment Unit sets its real estate floor at US$325,000 for a fractional interest in an approved development, or US$600,000 for full ownership of a property. Entry at Nevis Peak starts around US$1.43 million — well over double the full-ownership threshold. So the majority of your cheque is buying real estate, a brand and a golf-course view, not a passport. The passport is the cheap part. If the property does not stand up as a property, the citizenship does not rescue it. My job on this one is to make you underwrite the condominium first and the program second.

What Nevis Peak Residences actually is right now

It is an off-plan purchase inside an operating resort. That combination is unusual and it cuts both ways: the amenities, the staff and the golf course already exist and have been running since at least the 1990s, but your specific unit does not. The February 2026 construction report described early infrastructure works as complete across the site, with Buildings 1, 3 and 4 preparing for slab pours and Building 2 scheduled to break ground shortly after.

The published numbers have moved, and you should know that before you read any brochure. The July 2024 launch announcement described 58 residences across six low-rise buildings, in one- to three-bedroom configurations. By 2025 the figures had changed: the Nevis Island Administration and local press coverage of the April 2025 groundbreaking both described 52 residences, and a May 2025 Forbes piece described 52 residences across four buildings, in one- to four-bedroom configurations. The February 2026 construction update walked through four buildings by number.

None of that is scandalous — projects get re-planned — but it tells you the site plan was still moving after sales opened. Practical consequences you should chase in writing:

• Which building and which unit number is on your contract, and what is directly next to it now that the plan has changed.
• Whether the amenity package described at launch survives at the smaller unit count.
• What happens to your deposit if the configuration changes again after you sign.
• Whether any later phase will be under construction while you are trying to use your home.

The price, and what the citizenship part really costs

Pricing at Nevis Peak Residences started at US$1.43 million at launch. For a sense of the middle and the top of the range: unit 3-103, a two-bedroom listed at about 1,700 square feet, has carried an asking price of US$2,049,000 on Sotheby's international listing feed, and a three-bedroom penthouse in Building 1 — 2,583 square feet inside plus more than 1,300 square feet of covered patios and open terraces — was brought to market at US$4.3 million.

On the citizenship side, the Citizenship by Investment Unit publishes the numbers plainly. The real estate minimum is US$325,000 for a fractional interest in a government-approved development, or US$600,000 for full ownership, and the property must be held seven years before it may be sold. Government fees sit on top of the purchase: due diligence of US$10,000 for the main applicant and US$7,500 for each dependant aged 16 or over, then post-approval fees of 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 a dependant aged 18 or over. Legal fees, stamp duty and conveyancing sit on top of that again. A St Kitts and Nevis passport gives visa-free or visa-on-arrival access to 155 destinations on the 2026 Henley Passport Index.

One caution on approvals. The CIU's published list of approved developments names Four Seasons Resort Estates; it does not list "Nevis Peak Residences" as a separate entry. That is very probably a naming question rather than a substantive one — the Nevis Island Administration's own release on the groundbreaking states that each residence qualifies for the program — but I would still want the approval instrument that covers your specific unit, in writing, before funds move.

If you are a US citizen or green card holder, read this twice. A second passport changes nothing about your tax position. The United States taxes its citizens and permanent residents on worldwide income wherever they live, and formally renouncing US citizenship is the only exit from that. Buy this for mobility, lifestyle or estate reasons if you like — do not buy it as a tax plan.

The carrying costs, including the ones nobody publishes

The published costs are the small ones. Nevis levies property tax on market value at 0.156% for a residential building and 0.75% for residential land, payable on or before 30 June each year, with interest of 1% a month on late payment and a one-year exemption from the date of completion for a newly constructed residence. Non-nationals buying outside the citizenship program are ordinarily required to obtain an alien landholding licence at a fee of 10% of the property value; brokers say that requirement falls away for citizenship-by-investment purchasers, but I could not confirm that on an official government page, so treat it as a question for your attorney in writing rather than a question for the sales office.

The costs that will actually govern your annual outlay are not published anywhere I could find, and I looked hard. There is no public figure for the condominium association dues at Nevis Peak Residences, no public figure for any resort or club fee attaching to ownership, no published rental management fee and no published insurance allocation. On a Caribbean branded-residence condominium the combination of association dues, insurance and hurricane reserve is very often the largest recurring line item after the mortgage — and windstorm insurance in this region is neither cheap nor stable.

So before you sign, ask for the condominium declaration and budget, the current and projected dues per square foot, the reserve study, the insurance binder with the named-windstorm deductible, and the resort services agreement. If any of those cannot be produced, that is information too.

Renting it out, and how it compares to a Four Seasons villa

The resort has long put privately owned estate homes into rental — more than 40 villas and estate homes were available for rental at the time of its 2010 reopening — so a rental route for owners is not a new idea here. What I cannot show you is the deal. The revenue split, the management fee, the blackout or owner-use limits, the furniture reserve contribution and any minimum-nights-in-program requirement for Nevis Peak Residences are not published anywhere I could reach, and there is no occupancy or rate history for these particular units because none of them exist yet. Marketing around branded residences generally leans on the idea that rental income helps a home pay for itself. Treat that as a hypothesis, not a projection. Ask for the actual rental management agreement and the trailing performance of comparable Four Seasons Nevis inventory, and if a number is quoted to you verbally, ask for it in the contract.

The obvious alternative is a resale villa in the same estate. Those are whole-ownership houses on land, already built, with a track record — one three-bedroom villa on about an acre was listed at US$4.9 million in 2024. Set that against a US$4.3 million penthouse and the comparison gets uncomfortable at the top of the Nevis Peak range: near-villa money for a condominium, with construction risk attached.

Lower down, the argument flips and gets genuinely strong. At around US$1.4 to US$2 million there is no villa equivalent inside this estate. The condominiums open the resort at a price point where whole-ownership houses simply do not exist, in a new building, fully furnished, with no renovation exposure. That is the real case for Nevis Peak Residences, and it is a fair one. It is just a different case from the one usually made.

The risks I would raise before you sign

Hurricane exposure is not theoretical here. Hurricane Lenny struck on 18 November 1999 and shut the resort; it did not reopen until 24 November 2000, a little over a year later. Hurricane Omar closed it again in October 2008, and that time it did not reopen until 15 December 2010, more than two years on. A condominium whose value, service level and rental income all depend on the resort being open is exposed to that in a way a standalone house is not. Ask what happens to your dues, your rental participation and your obligations during a closure.

You are buying an unbuilt asset. Coverage of the project has made a selling point of the fact that a citizenship application can be filed as soon as you are under contract, before construction is complete. That is convenient and it is also the point of maximum risk: your capital and your immigration file are both committed to a building that is at slab stage. Have counsel confirm where deposits are held, on what schedule they are released to the developer, what the completion long-stop date is, and what your remedy is if it passes.

Exit is slow by design. Seven years is the program's holding period before you may sell. Nevis is a small market with thin transaction volume, and when your seven years are up, other early buyers reach theirs at roughly the same time.

The brand is licensed, not guaranteed. Four Seasons provides the residential services; F.S.R. Estates Limited develops. Ask how long the management agreement runs, what happens if it lapses, and what your unit is worth without the name on the gate.

Everything you have been shown is a rendering. Finishes, sightlines, ceiling heights and the actual view from your terrace are all unverifiable until the shell is up. Where you can, tie the specification to a schedule of finishes annexed to the contract rather than to a picture.