Royal Westmoreland Six-Bedroom Villa, Barbados
A completed freehold villa inside a gated golf estate on the west coast of Barbados, looking across the fairways to the sea. It is finished rather than off-plan, so you can walk it before you commit — and you should. It suits a buyer who wants a large west-coast house for part of the year, is comfortable letting it for the rest, and will genuinely use the golf; if the course is not going to be part of your week, inland Barbados will give you comparable space for a great deal less.
What you own at this Royal Westmoreland villa
Freehold title, and non-residents buy here routinely. Golf is not in the deed: membership is an annual purchase made by the owner, and club food and drink runs on a separate chargeable Resort Pass. The estate sits back from the sea, so this is not beachfront; residents use the estate's beach club at Mullins.
Transaction costs run in your favour going in. Stamp duty of 1% and transfer tax of 2.5% above BBD 50,000 are both paid by the vendor — budget that 3.5% against your exit, not your entry. Barbados charges no capital gains tax. But exchange control governs the way out: the Central Bank permits repatriation of the purchase price plus a 4–8% mark-up, with the balance released in US$100,000 annual instalments. Register the inbound funds with your attorney at purchase, not at sale.
The honest cost of holding it
From 1 May 2026 the estate's Resort Facilities Charge is US$150 per week for four-bedroom and above, which is where this villa sits. It is billed in whole weeks — a four-night stay costs a full one — and the published schedule does not settle whether it runs across all fifty-two weeks or only weeks the villa is occupied. Get that in writing before you model anything.
Land tax is banded on the Revenue Authority's assessed improved value and capped at BBD 100,000, about US$50,000 at the fixed peg; at this value, model the bill at the cap and ask for the last two land tax bills.
Golf dues, buildings insurance, and pool, garden and housekeeping cover on a house this size I cannot source. Ask for twelve months of actual invoices; a refusal is itself information.
This property qualifies for the Barbados Residency by Investment program.
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Interested in Royal Westmoreland Six-Bedroom Villa, Barbados?
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, and what comes off the top?
Yes — six bedrooms is a strong configuration in a market where large groups travel together. Budget 10% to government either way: a Shared Economy Levy of 10% applies if you are not VAT-registered, and there is a concessionary 10% rate on registered accommodation. A Room Rate Levy and a Product Development Levy apply on top, and the schedule has been amended since 2018, so take the current rates from the Barbados Revenue Authority in writing rather than from an agent's spreadsheet. Non-residents are taxed at 12.5% on the first BBD 50,000 and 28.5% above.
Is golf included with the villa?
No. Membership is bought annually by the owner, and the access rules are tightest in the high season. Between 1 October and 30 April a full member's guest pays US$325 for eighteen holes or US$175 for twilight from 2:30pm; a visitor or social member pays a US$350 green fee including a cart, limited to a single 10:30am slot, and guests of a social-membership villa are capped at four rounds per person per year.
Does buying here lead to citizenship or residency?
Residency only — Barbados runs no citizenship-by-investment program, at any price. The route is the Special Entry and Reside Permit: Category 2 is built around US$300,000 invested for a renewable five-year permit, Category 1 around US$2 million invested from funds sourced outside Barbados plus net worth above US$5 million for indefinite permanent residence. If you are a US citizen or green card holder, note that the United States taxes worldwide income regardless of any second residence or citizenship; more on my Barbados residency page.
What is the catch?
It is not beachfront, resale on golf estates here runs long, and the Resort Facilities Charge is set by the operator with an effective date rather than voted on by owners — model it rising. Put the villa into commercial rental use and you may also lose the capped residential land tax banding: a building other than a residence is assessed at 0.95% of improved value with no cap at all.