The Royal St Kitts Hotel Unit 205, Frigate Bay
A completed two-bedroom condominium inside a working resort on Frigate Bay, the isthmus that carries most of St Kitts' hotel infrastructure, with five restaurants, a spa, a casino and a gym on site and the golf course adjacent. It exists and operates today, which separates it from most of what is sold in the Caribbean under a citizenship heading. It suits a buyer who wants a small, managed, income-capable asset and accepts that the hotel operator, not the owner, controls the day-to-day.
What you actually own
Dan's record says freehold, but read the resort's own wording before taking comfort from it: owners receive registered legal title whether for an entire condominium or a fractional interest. That covers both instruments and settles nothing. This resort sells both — the current Cove release is quoted from US$400,000 for a fractional interest, and its villas are offered with fractional and timeshare options. Have a St Kitts attorney confirm in writing, from the draft title and the sale agreement, that you are buying the whole of Unit 205 and not a share of it. No interior area is recorded; the resort publishes its two-bedroom stock at 720–847 sq ft, but that is a category band, not a measurement. Ask for a surveyed floor area, the condominium declaration and by-laws, the reserve fund balance and three years of accounts.
What it costs to hold
The alien landholding licence is 10% of the value assessed by the Inland Revenue Department. Two exemptions are claimed — Frigate Bay's designation as a Special Development Zone, and purchases made under the citizenship program — and I could not retrieve a government page confirming either. Treat it as probable but unproven, and have your attorney state in writing which one applies to this parcel. Stamp duty is the vendor's obligation. Your closing costs are a buyer's attorney at 1–2%, registry fees usually under US$500, and the compulsory insurance fund contribution and conveyance fees the citizenship unit tells buyers to budget for. Annually: property tax at 0.2% of assessed land value plus 0.2% of assessed building value, due 30 June with 1% monthly interest on arrears; windstorm insurance; and a service charge neither the resort nor the listing publishes. Ask for it before you offer.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in The Royal St Kitts Hotel Unit 205, Frigate Bay?
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
Does this unit qualify for St Kitts and Nevis citizenship?
The real-estate route requires a minimum of US$325,000 in a condominium unit or share within an approved development, so the price clears the threshold. But the Citizenship by Investment Unit's approved list names "Royal Villas 8-18 at Royal St. Kitts Hotel" and does not list the hotel's condominium inventory in its own right. Get written confirmation from the Unit naming Unit 205, and make the citizenship application a condition of purchase rather than a hoped-for consequence of it.
What do the government fees add on top of the price?
Due diligence of US$10,000 for the main applicant and US$7,500 for each dependant aged 16 or over, then post-approval fees of 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 a dependant aged 18 or over. The passport is the strongest in the region at 155 destinations visa-free or visa-on-arrival.
Can I rent it out?
The resort markets owners' units through its own travel-industry channels and runs an established long-stay program, so the platform genuinely exists. What is not published anywhere is the commercial substance: the revenue split, the management commission, historic occupancy, achieved rates, or how many nights a year you may occupy your own unit. That is why there is no yield figure on this page — never model a return off a number nobody will write into a contract.
What is the catch?
A seven-year hold runs from your purchase, and selling inside it disqualifies the property from supporting a subsequent application unless Cabinet accepts that substantial further investment was injected. Your exit is into a resale market where you compete with the developer's unsold primary stock, in a building whose operator you do not control. And if you are a US citizen or green card holder, none of this changes your tax position: the United States taxes worldwide income regardless of a second citizenship.