Palm Grove Villa 1437, Four Seasons Nevis
Palm Grove Villa 1437 is a freestanding house inside Four Seasons Resort Estates on Nevis, off the 17th fairway of the Robert Trent Jones II course, completed in 2006 with a 40-foot screened veranda and a 16-by-24-foot pool. Two bedrooms at opposite ends of one open living pavilion make it easy to lock up and leave, and wrong for anyone who needs to sleep six.
What you actually own
A freehold house on its own plot inside Four Seasons Resort Estates — whole ownership, not a fractional interest and not a hotel unit with a rental contract stapled to it. Block and masonry under an asphalt tile roof, air conditioning throughout, an owner's lock-up closet and back-up power from the resort. The furnishings were last refreshed in 2015.
Ownership carries resort club membership while you are in residence. Annual dues cover unlimited golf, tennis, non-motorised watersports and the beach club, and Four Seasons Villa Operations offers two levels of villa care covering maintenance, 24-hour security, landscaping and pest control.
None of that is a property right. Club membership, the service package and the rental program are contracts with the resort operator, not covenants riding with the deed — so they are the first documents I read.
What it costs to buy, and to sell
Budget transaction costs on top of the asking price; the largest single tax on this property lands on the way out, not the way in.
- Alien Landholding Licence — commonly quoted at 10% of value, paid by the buyer, unless you acquire through the citizenship program, the recognised alternative route.
- Stamp duty — 10% of the value transferred, on price or the Inland Revenue assessment, whichever is greater. The seller pays it by law, so you carry it the day you sell.
- Legal — a Land Assurance Fund contribution of 0.5% on the buyer's side; attorney fees are a negotiated percentage, so get the quote in writing.
St Kitts and Nevis levies no personal income tax and no inheritance tax on individuals, and no capital gains tax on assets held more than twelve months; gains inside twelve months are taxed at 20%.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Palm Grove Villa 1437, 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?
Nevis taxes buildings at 0.156% and land at 0.75% of assessed market value, due by 30 June, with 1% a month on unpaid balances. That runs off the tax roll rather than the asking price, so I ask for three years of the current owner's bills. Resort club dues, the villa care package and insurance are not published — I get the estate's current schedule and the seller's own statements before you make an offer.
Can I rent it out when I am not there?
Owners can elect to place the villa into the resort's rental pool, and Four Seasons Resort Nevis markets and rents it on the owner's behalf. Neither the estate nor the listing publishes a revenue split, management fee or occupancy data, so I ask for three years of actual rental statements and the management agreement itself. Price the purchase as though the rental produced nothing and treat whatever it does produce as upside.
Does buying it qualify for citizenship?
St Kitts and Nevis runs the region's oldest citizenship-by-investment program, and the resort states that a purchase there qualifies. The Citizenship by Investment Unit's conditions decide it: a government-approved development, and a seven-year holding period before resale under the program. Published minimums run from US$325,000 to US$600,000, so price is not the constraint here — designation is, and I want it confirmed in writing for this specific villa.
I am American. Does a second passport cut my tax bill?
No. US citizens are taxed on their worldwide income regardless of where they live or what other citizenship they hold, and the only exit is formally renouncing US citizenship — a separate and irreversible step with its own cost. The St Kitts and Nevis passport is a strong travel document at 155 destinations visa-free or visa-on-arrival, but it will not change what you owe the IRS.