Nevis Peak Residences at Four Seasons Nevis
Nevis Peak Residences is a fully furnished condominium under construction inside the Four Seasons resort estate on Nevis, set along the 7th and 8th fairways of the Robert Trent Jones II golf course, with interiors by Ward & Co. The resort has operated since 1991, so images of the beach, golf and restaurants show something real — but any picture of this unit's own interior is a rendering. It suits a buyer who wants a lock-up-and-leave Caribbean base run by someone else, and who is probably also weighing St Kitts and Nevis citizenship; it suits a pure yield investor considerably less well.
What you actually own
Freehold, but resort freehold: you own the unit and an undivided share of the common parts. You do not control the amenity, the management contract, the brand licence or, in practice, the channel the unit is rented through — those sit with the resort and its association. Before exchange I would want the strata plan and unit boundary, the furniture schedule and who pays to refresh it, what happens to your fees and rental channel if the Four Seasons management contract is not renewed, and where stage payments sit if delivery slips. One point buyers conflate: the same estate also sells fractional interests — a one-tenth share of a four-bedroom villa at US$475,000 excluding fees, with five weeks' use a year. Establish which product you are being quoted.
What it costs to buy
A foreign buyer normally needs an Alien Landholding Licence at 10% of the purchase price plus a US$1,000 application fee, and published Nevis guides put an international buyer's total acquisition cost at 12–15% once legal fees, the land assurance fund and survey are added. Two things may remove the 10%: one guide names Four Seasons Resort Estates among the developments excepted, and property acquired through Citizenship by Investment is described as exempt. On a purchase this size that is a six-figure line item — have your Nevis attorney confirm the exemption in writing, referenced to this unit, before any deposit.
- Stamp duty of 10% is listed as a vendor cost; check your contract has not shifted it.
- Legal fees 1–3%, land assurance fund about 0.2%, survey US$1,000–2,000.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Nevis Peak Residences at 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?
Property tax is the small item: 0.2% of assessed building value from 1 January 2025, plus 0.075% on land, both struck on the government's valuation rather than your price. The resort service charge is the number that decides the economics and it is not published anywhere I could find — ask for three years of actual association budgets, the reserve position and the mechanism for increases. Insurance is also unpublished; get the master policy, the deductible, and how a deductible is apportioned among owners after a storm.
Can I rent it out?
Yes — Four Seasons runs a rental program on the estate, and a portal listing for this collection describes participation as optional. The revenue split, how nights are allocated in peak demand and any owner-use blackouts are not published, so read the rental management agreement before the brochure. No occupancy or yield figures exist publicly for these residences; anyone quoting you a yield is estimating, not reporting.
Does it qualify for St Kitts and Nevis citizenship?
Marketing presents it that way, but I could not verify this unit against the Citizenship by Investment Unit's approved-development register, and that needs confirming at unit level on the day you sign. The published minimum for approved real estate is US$325,000, resaleable only after seven years, with due diligence and application fees on top — so the asking price here buys exactly the same passport as a US$325,000 qualifying unit. US citizens are taxed on worldwide income regardless of a second citizenship; a Caribbean passport is not a US tax solution, and FATCA and FBAR reporting continue.
What is the catch?
A one-bedroom competes for guests with the operator's own 196 hotel rooms, marketed by the same operator, so you are a price-taker. The seven-year citizenship hold is a legal date, not a market judgment, and at year seven your most likely buyer is another applicant — which tends to anchor resale near the qualifying threshold rather than near what you paid.