Ocean Grove Villa 213, Christophe Harbour, St Kitts
A completed, fully furnished house on Pelican Lane, in the Sandy Bank Bay part of Christophe Harbour on the island's Southeast Peninsula — built in 2014, minutes from the beach club, pool and marina, and nothing here is off-plan. It suits a couple who want a lock-up-and-leave house rather than a lot to build on or a branded room with a rental contract attached. Ocean Grove Villas is on the government's published list of approved real estate developments, so citizenship is genuinely on the table.
What you own
Freehold title to a standing house — not a share, not a leasehold. The furniture comes with it, and I want that scheduled item by item in the sale agreement rather than inferred from photographs.
Foreign buyers in St Kitts normally need an Alien Landholding Licence. The exemption order under the Aliens Land Holding Regulation Act (S.R.O. 24/2009) covers purchases not exceeding two acres on the South East Peninsula, where this villa sits — but it is conditioned on the property being purchased for the purpose of constructing single residences or villas. How that reads against the resale of a house built in 2014 is for your attorney to answer in writing before you commit. I will not quote a licence fee: no current rate is published by government.
The cost of holding it
St Kitts & Nevis levies no personal income tax — though if you are a US citizen or green card holder, the United States taxes you on worldwide income regardless of where you live or what passport you hold.
Property tax is 0.2% a year of assessed market value on land and building, due on or before 30 June, with interest of 1% a month if you are late. Stamp duty on a transfer falls on the seller, so it is your cost on exit rather than entry, and capital gains are generally untaxed unless an asset is bought and sold within the same twelve months.
Community dues are the real unknown: no annual assessment for Ocean Grove owners is published anywhere I can find. I want three years of dues history, any special assessments and the current windstorm policy before an offer goes firm.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
More in Saint Kitts & Nevis.
Christophe Harbour Luxury Villa with Marina Views
A completed four-bedroom, four-and-a-half-bath freehold villa of roughly 650 square metres on the Southeast Peninsula of Saint Kitts, overlooking Christophe Harbour's superyacht marina.
Christophe Harbour Villas with Tropical Gardens, Saint Kitts
Completed four-bedroom villas within the Sanctuary Lane enclave at Sandy Bank Bay, Christophe Harbour.
Eco-Friendly Hillside Cottage with Views, St. Kitts
A completed one-bedroom, one-bath freehold cottage of 55 square metres in the elevated northwest hills of St.
Five-Star Beachfront Villas at Pinney's Beach, Nevis
Four-bedroom beachfront villas of 365 sq.
Four Seasons Villas in Nevis (Fractional Ownership)
Deeded one-tenth fractional interests in four- and five-bedroom beachfront villas at Four Seasons Resort Nevis on Pinney's Beach, priced from US$325,000.
Gated Residences Near the Beach, Frigate Bay
A completed one-bedroom freehold apartment of 45 sqm within a gated Frigate Bay development, priced at USD $395,000.
Interested in Ocean Grove Villa 213, Christophe Harbour, St Kitts?
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
Can I rent it out?
Ocean Grove villas are described as eligible for a rental program with property management by Christophe Harbour, but the commercial terms — the split, owner-use blackouts, lock-in — are not public, so I ask for the actual management agreement rather than the brochure line. Short-term accommodation sits in the tourism sector, which carries a reduced VAT rate of 10% against the 17% standard rate. I will not quote you a yield: there is no published occupancy data and no disclosed trading record for this villa.
Does it qualify for citizenship?
Ocean Grove Villas is on the government's published list of approved real estate developments, which is checkable and a good sign. The developer route has a minimum of US$325,000; the private real estate route requires US$325,000 for a condominium unit or share and US$600,000 for a single-family home, with the property designated as Approved Private Real Estate. This price clears both thresholds — the designation for this specific unit is what I confirm in writing.
What is the catch?
The seven-year rule. Property bought under the private real estate option cannot be resold for at least seven years, and an earlier sale does not qualify for a subsequent citizenship application unless the Federal Cabinet is satisfied substantial further investment was injected. If the current owner bought under the program, their completion date decides whether you can use this house for citizenship at all — I ask for that date first. Buy for citizenship yourself and the same seven years bind you.
What do the government fees add on top?
Due diligence is US$10,000 for the main applicant and US$7,500 for dependants aged 16 and over. Post-approval fees are 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. None of it is refundable if you change your mind about the villa, and legal, conveyancing and registration costs sit on top.