Villa 1708, Belmont Estate, Four Seasons Nevis
Villa 1708 sits on 2.28 acres inside the Four Seasons Resort Estates on Nevis, beside the 8th green of the Robert Trent Jones II course, looking out to the Caribbean Sea and across to St Kitts. Built in 1998 in block and masonry, it is finished and standing — no construction risk and no developer between you and the title. A further 1.5 acres below is available separately, unpriced. It suits a buyer who wants a private compound with resort infrastructure behind it rather than a unit in a scheme.
What it costs to close, and to hold
A non-national buying land in Nevis normally pays an Alien Landholder's Licence fee of 10% of the price — US$395,000 here. Four Seasons Resort Estates is a named exception. Have your attorney confirm the exemption in writing before you offer.
- Legal fees around 2%, a US$1,000 licence application fee, US$7,900 to the Assurance Fund (0.2%), and roughly US$1,000 for survey. VAT at 17% applies to legal fees and agency commission.
- Stamp duty of 10% and a US$372 permission-to-sell fee fall on the seller — which is you on exit.
- Property tax is 0.156% on building value and 0.75% on land value, due 30 June. Land is taxed at nearly five times the building rate, so the acreage is the largest line in the bill.
Resort dues, insurance and utilities are not published; ask for two years of actual bills.
Citizenship, and the seven-year lock
St Kitts & Nevis runs a citizenship by investment program, and this property clears the Private Real Estate Investment minimum of US$600,000 for a single-family dwelling. Clearing the threshold is not the whole test: the parcel must also be designated Approved Private Real Estate with the Citizenship by Investment Unit. Confirm that designation in writing before you offer.
- Government fees sit on top: due diligence of US$10,000 for the main applicant and US$7,500 per dependant aged 16 or over, then US$25,000 on approval for the main applicant, US$15,000 for a spouse or a dependant 18 or over, US$10,000 under 18.
- The passport carries visa-free or visa-on-arrival access to 155 destinations.
- Property bought under this option cannot be resold for seven years without losing its eligibility for the next buyer. Price that in.
This property qualifies for the Saint Kitts & Nevis Citizenship by Investment program.
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Interested in Villa 1708, Belmont Estate, 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 actually cost me to close?
Nevis normally charges non-nationals an Alien Landholder's Licence fee of 10% — US$395,000 at this price — but Four Seasons Resort Estates is a named exception, which I would have confirmed in writing. On top of that, budget legal fees near 2%, a US$1,000 licence application fee, 0.2% to the Assurance Fund, roughly US$1,000 for survey, and 17% VAT on legal fees and commission.
Can I rent it out?
Possibly, but I could not find published terms for putting a Belmont Estate house into the resort's rental program, so I will not quote you a yield. Ask for the management agreement, the owner-use rules and the trailing net figures for this house before rental income goes anywhere near your model.
Does it qualify for citizenship?
At this price it clears the US$600,000 minimum for a single-family private dwelling under the private real estate option. The parcel must also carry Approved Private Real Estate designation with the Citizenship by Investment Unit — confirm that in writing before valuation or survey.
What is the catch?
A seven-year resale restriction, land taxed at nearly five times the building rate across 2.28 acres, and resort dues and insurance that are not published. And if you are American, a second citizenship does not change your tax position: US citizens are taxed on worldwide income regardless of any other passport.