Palm Grove Villa 1418, Four Seasons Nevis
Palm Grove Villa 1418 is a detached, furnished house on its own parcel inside the Four Seasons Resort Estates on Nevis, on the first fairway with Mount Nevis behind it. It was built in 1998, so a condition survey in that salt-air, hurricane-exposed climate is not optional. It suits a buyer who wants a whole house rather than one of the fractional shares also sold here, and who accepts that the address depends on a single hotel continuing to operate well. I act for the buyer here, not the developer or the listing brokerage.
What it costs to buy and hold
The line that can move by six figures is the Alien Landholding Licence. A non-national buying land here ordinarily needs one, at around 10 per cent of value — some US$175,000 — though it is commonly described as not applying where the purchase runs through the citizenship program in an approved development. Have a Nevis attorney confirm in writing which applies to you.
- Legal fees of 1–3 per cent.
- Land Assurance Fund contribution of about 0.2 per cent.
- Stamp duty of 6–10 per cent — usually the seller's cost, but negotiable.
- Property tax of 0.156 per cent on the building and 0.75 per cent on the land, charged on assessed value, not asking price.
The resort club initiation fee due at closing and the annual dues are not published; I want both in writing before contracts.
Using it for citizenship
Price is not the obstacle — the private real estate route sets minimums of US$325,000 for a condominium unit or share in a designated development and US$600,000 for a single-family private home designated as Approved Private Real Estate. Designation is the obstacle: before you sign, I want the Citizenship by Investment Unit's current designation for this specific unit, dated and in writing.
Then the clock. Property bought under the option cannot be resold for seven years, and one sold inside that window does not qualify for a later application unless the Federal Cabinet is satisfied substantial further investment has gone into it. Ask the seller when they bought and whether they used this villa for their own application.
Add due diligence of US$10,000 for the main applicant and US$7,500 per dependant aged 16 or over, plus approval fees from US$25,000.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Palm Grove Villa 1418, 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, resort club dues and insurance. The tax rates are published; the dues and the windstorm insurance on a detached house in the hurricane belt are not, and I ask for three years of actual statements for this villa before contracts.
Can I rent it out?
Yes, through an optional program run by the resort, which also covers housekeeping, maintenance, landscaping and 24-hour security. The estate's own material describes the income as covering the annual expenses of operating the villa — treat it as cost offset, not yield. I ask for the program agreement and this villa's own historic statements rather than a brochure average.
Does it qualify for citizenship?
My record has it as citizenship-qualifying and the price clears the thresholds comfortably, but qualification turns on the Citizenship by Investment Unit's current designation for this unit, which I get in writing before you sign. If citizenship is the only objective, the Sustainable Island State Contribution starts at US$250,000 for a main applicant or family of up to four — no house, no dues, no seven-year resale restriction. If you are American, note that a second citizenship changes nothing about your US tax position: US citizens are taxed on worldwide income regardless of any other passport they hold.
What is the catch?
The value of this address rests on one hotel. After Hurricane Omar in 2008 the resort closed for what its own director called 791 days, and owners in that window had a house, a service charge and no resort. That is not a reason to avoid Nevis, but it is a reason to buy with cash reserves and insurance sized for it happening again.