Nevis Peak Residences 2 PH-1, Four Seasons Nevis
Nevis Peak Residences 2 PH-1 is a penthouse in the Four Seasons Resort Estates community on Nevis, overlooking the 7th and 8th fairways of the resort's Robert Trent Jones II golf course, with interiors by London studio Ward & Co. and sold fully furnished. It suits a buyer who wants a serviced base to lock and leave, values Four Seasons management more than yield, and wants the second citizenship out of the same cheque. It suits an income investor much less well.
What you actually own
This is a condominium interest inside a wider community, not a standalone plot. You own the unit and a share of the common parts; you do not individually control the roof, the pool deck, the landscaping or the reserve fund. The brand gives you access, not part-ownership: the beach, pools, restaurants, spa and golf course belong to the resort, and your rights to use them come from the residence documents rather than your title. Before exchanging, read four things in full:
- The condominium declaration and by-laws — voting rights, and what the developer still controls.
- The residence and amenity agreement — which facilities you may use, at what charge, and whether tenants get the same access.
- The Four Seasons management agreement — its term, its termination rights, and what the operator is paid.
- This year's budget, with the actual reserve balance.
The honest cost of buying and holding it
A non-national in Nevis normally needs an Alien Landholding Licence, priced locally at about 10% of value — US$575,000 here. Purchases inside a government-approved citizenship-by-investment development are exempt, which makes that exemption the largest variable on your closing statement: have your attorney confirm in writing that this unit falls inside the approved designation. Stamp duty of 6–10% is customarily the seller's cost. Budget legal fees of 1–3%, a land assurance fund contribution of about 0.2%, and survey fees of US$1,000–2,000.
Annual property tax is 0.156% on residential buildings and 0.75% on residential land, assessed on market value and due 30 June. The service charge and windstorm insurance premium are unpublished at this scheme; ask for the current figures on this unit, the reserve balance, and whether the insurance deductible is a flat sum or a percentage of insured value.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Nevis Peak Residences 2 PH-1, Four Seasons Nevis?
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 property tax is 0.156% of assessed value on residential buildings and 0.75% on residential land, payable by 30 June with 1% a month interest after that. The larger recurring costs are the community service charge and the windstorm insurance premium, and neither is published for this scheme. I would not commit before seeing both in writing.
Can I rent it out?
Four Seasons runs the management and rental side across the estate, but the terms that decide your return — the revenue split, how many owner nights you keep, who funds furniture replacement, and whether joining is optional — are not published, and the scheme is too new to have occupancy history. Any yield figure you are shown is a projection built on assumptions you are entitled to see. Buy this for use and service, not income.
Does it qualify for citizenship, and what does that add?
It is marketed as qualifying for St Kitts & Nevis citizenship by investment. Government fees sit on top of the price: US$10,000 due diligence for the main applicant, 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 one aged 18 or over. If you are a US citizen or green-card holder, a second passport adds mobility, not a tax exit — the United States taxes worldwide income regardless of any other citizenship you hold.
What is the catch?
Real estate acquired under the program is resaleable only after seven years, so your capital is committed for that period whatever the market does. And this is near the top of a scheme that opens around US$1.4 million: the most expensive units lag on the way down, and while the developer is still selling new stock in the same buildings you are competing with a seller who can offer incentives you cannot.