Nevis Peak Residences 4-103, Four Seasons Nevis
A furnished residence inside the Four Seasons Resort Estates on Nevis, with interiors by Ward & Co, currently under contract. It suits someone who wants a serviced Caribbean base that survives ten months of absence, who values the Four Seasons operating standard over raw floor area, and who may want the St Kitts & Nevis passport a purchase at this level can support. It suits a pure yield investor considerably less well, and I would rather say that at the top of the page than bury it.
What you actually own
The freehold is real and it is yours. What comes with it is a rulebook you did not write: covenants, estate charges, and an amenity relationship governed by the estate documents. The resort itself is not yours — the Robert Trent Jones II golf course, ten tennis courts, four restaurants, the spa and Pinney's Beach are accessed under the estate documents. At estates like this, amenity access is normally a contractual right that can be varied rather than a property right attached to your deed. That access is most of what the premium buys, so have your attorney confirm how it is granted and how it can change. No source I could retrieve gives an interior floor area for this unit; ask for the measured plan, with terrace area stated separately.
What it costs to buy and hold
Foreign buyers elsewhere on Nevis pay an Alien Landholding Licence fee of 10% of the price, or of value if higher. Buyers inside Four Seasons Resort Estates are not required to pay it — worth in the region of US$237,500 here, and the first thing I would have confirmed in writing for your transaction. Then budget the licence application (US$372 per the estate's guide, US$1,000 per an independent Nevis brokerage — take the higher), a customary 10% deposit on signing, 0.2% to the Government Assurance Fund, legal fees around 2% plus 17% VAT, and a survey at US$1,000–2,000. Stamp duty at the estate is 6% on new construction and 10% on resales split between buyer and seller; confirm which applies and who bears it.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Nevis Peak Residences 4-103, Four Seasons Nevis?
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Frequently asked questions
What does it cost to hold each year?
The only figure I can source is property tax: the Inland Revenue Department publishes 0.156% on Nevis residential buildings, with a one-year exemption for newly completed homes. The service charge, reserve contribution and hurricane-belt insurance premium are not published anywhere I could find, and on branded residences the service charge is usually the largest recurring number. Ask for the actual budget, three years of history, the reserve balance and the escalation mechanism — do not accept an estimate, including mine.
Can I rent it out?
There is a rental program through the resort, and the estate's own language is that owners often recoup a percentage of annual operating expenses — that is partial cost recovery, not a return on capital. No published source gives a revenue split, occupancy rate or daily rate for this building, so I will not model a yield and you should be wary of anyone who does. Get the split, owner-use caps, peak-week blackouts, who controls pricing, and who funds furniture replacement in writing before you rely on any of it.
Does it qualify for citizenship?
Four Seasons Resort Estates is on the Citizenship by Investment Unit's approved list, but Nevis Peak Residences sits under that approval rather than being named separately, so get written CIU confirmation for this specific unit. The minimum real estate investment in an approved development is US$325,000, resaleable after seven years, plus due diligence of US$10,000 for the main applicant and US$7,500 per dependant 16 or over, and approval fees from US$10,000 to US$25,000 depending on the applicant. The passport gives visa-free or visa-on-arrival access to 155 destinations on the 2026 Henley index; if you are a US person, note that it changes nothing about your US tax position — US citizens and residents are taxed on worldwide income regardless of a second citizenship.
What is the catch?
The estate's published buying guide states that all homeowners must join the Resort Club through a US$100,000 initiation fee, with some resale homes granted an exemption for the first subsequent buyer. I could not establish from any published source whether that applies to a condominium residence here, and on this price it is a four percent swing that tends to surface days before closing. Also ask whether the unit has already supported a citizenship application, since that governs where the seven-year clock leaves you. If the passport is all you want, the contribution route starts at US$250,000 and the real estate route is the expensive way to buy one.