Palm Grove Villa 1416, Four Seasons Nevis
Palm Grove Villa 1416 is a completed, fully furnished house on the golf course inside Four Seasons Resort Estates on Nevis, held freehold on about 0.23 acres with a pool, jacuzzi and wrap-around patio. It suits a buyer who wants a finished home on an established resort estate rather than a construction project. Note that Pinney's Beach belongs to the resort and you reach it from elsewhere on the estate, so if sand underfoot from the back door is your first requirement, this is the wrong villa.
What you actually own
Freehold title to the building and the land under it — not a lease, not a share in a company. What the title does not carry is the resort: the beach, pools, restaurants, spa, golf and tennis are the resort's assets, and your access runs through the estate's membership and covenant documents, not your deed. Those documents set what you pay each year and what the estate can levy on you; read them as carefully as the sale agreement.
- Get a furniture schedule attached to the contract, with exclusions named.
- The listing classes the villa as semi-detached over two storeys — check the site plan for shared structure and where the boundary sits relative to the fairway.
- Confirm the renovation had estate approval and building consents, closed out.
- Confirm whether club membership transfers automatically, at what fee, and whether it is optional.
The cost of holding it
Nevis taxes residential buildings at 0.156% and land at 0.75% of assessed value, due 30 June, with 1% a month interest if late. Land is taxed at nearly five times the building rate, so a small parcel helps.
Estate dues are not published anywhere I can reach: ask for the current figure in writing, three years of billed amounts, and the full special-assessment history.
A foreign buyer normally needs an Alien Landholding Licence at about 10% of value; it is generally not required inside a government-approved development under the citizenship program — a six-figure difference here. Add legal fees of 1–3%, a Land Assurance Fund contribution of about 0.2%, and stamp duty of 6–10%, customarily the seller's cost but pin the payer in the contract. Get a live windstorm quote before you exchange.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Palm Grove Villa 1416, 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 0.156% of assessed value on the building and 0.75% on the land, payable by 30 June, with 1% a month interest if late. Estate dues for whole-ownership villas are not published, so ask for the current figure and three years of billed amounts in writing. Windstorm cover on a furnished house of this value is the line buyers under-budget.
Can I rent it out?
Four Seasons runs the rental program and villa rentals sit inside the resort's own inventory, competing with its rooms for the same guest. The listing calls the villa a high performer in the rental market; ask for three years of owner statements — gross revenue, net paid to the owner, nights occupied — and treat the claim as zero without them. Weeks you use yourself earn nothing, and they are usually the best-paying weeks.
Does it qualify for citizenship?
The St Kitts and Nevis real-estate route sets US$325,000 for a fractional interest in an approved property and US$600,000 for full ownership, with a seven-year minimum hold before resale under the program. Approval attaches to specific designated units rather than to the estate, so get written confirmation from the Citizenship by Investment Unit through your own attorney before any deposit. A second passport changes nothing for US persons, who are taxed on worldwide income regardless.
What is the catch at this price?
Everything above the program threshold buys no additional immigration benefit; if the passport is the objective, the Sustainable Island State Contribution starts at US$250,000 for a main applicant or a family of up to four, with no property to maintain. The resale pool for a golf-frontage villa at this level is narrow, and beachfront on the same estate has been marketed at the same asking price — I would want that explained before calling this one fair. The asset also rests on the Four Seasons flag staying: Hurricane Omar closed the resort in October 2008 and it did not reopen until mid-December 2010.