A Guide to Buying Property in St Kitts & Nevis for Foreign Buyers
With its beaches and historic sites, golf courses and marinas, St Kitts & Nevis is a unique destination with charm and long-standing appeal to international property buyers.
If you are currently considering investing in real estate in St Kitts & Nevis but you are wondering “where are the best places to buy property in St Kitts & Nevis?” or “how do I go about owning property in St Kitts & Nevis as a foreign buyer” then this guide is for you.
Our guide takes you through the process of buying property in St Kitts & Nevis from beginning to end, including an introduction to the real estate market, the buying process and the taxes you will need to be aware of.
The dual island nation of St Kitts & Nevis is a tale of 2 halves. 101 square mile St Kitts – the larger and busier of the two islands – is home to several hotels and resorts from sprawling international resorts to boutique hotels, golf courses, a mega-yacht marina and fascinating historical sites to explore. The 36 square mile neighbouring sister island of Nevis is smaller, quieter and quaint with an authentic charm. Fringed by golden sand beaches set against a dramatic backdrop of spectacular rainforest-covered mountains, both islands are blessed with a landscape that is truly spectacular.
Thanks to a successful Citizenship by Investment Program which was launched in 1984, the Federation is also enjoying economic growth and has flourishing real estate and high end tourism sectors. Established many years ahead of similar programs in Antigua, Dominica, Grenada and St Lucia, the St Kitts & Nevis Citizenship by Investment Program is the longest-running program of its kind in the world.
The program offers qualifying applicants full citizenship of the Federation in exchange for an investment in designated St Kitts & Nevis citizenship by investment real estate or, alternatively, a contribution to the nation’s economy. A variety of luxury houses and villas, apartments, condos and hotel suites, as well as parcels of vacant land are approved for the program, with both whole ownership and fractional ownership options available.
Benefits of citizenship of St Kitts & Nevis include freedom from direct taxation (see below) and enhanced mobility with a powerful passport that facilitates visa-free or visa-on-arrival travel to over 150 countries and territories worldwide.
Can foreigners buy property in St Kitts & Nevis?
Yes, foreigners can buy property in St Kitts & Nevis and the Government of St Kitts & Nevis welcomes investment from overseas buyers. Buyers are permitted to purchase up to half an acre per person except in the case of existing homes that are over half an acre in size or in the case of subdivisions with plots exceeding half an acre. In order to purchase real estate in St Kitts & Nevis, foreign buyers need to apply for an Alien Land Holding Licence (ALHL) which has a fee of 10% of the purchase price and takes approximately 3 months for approval.
There are two ways of buying property in St Kitts & Nevis:
- By applying for an Alien Landholding License (ALHL) which is required for all non-nationals – For details, see below.
- By applying for Citizenship by Investment Program and purchasing property in an approved real estate project, in which case an Alien Landholding License (ALHL) is not required – For details, see our guide to St Kitts and Nevis Citizenship by Investment.
The steps involved in the purchase process for non-nationals, including application for the Alien Landholding License (ALHL), are relatively straightforward…
- Begin your property search.
- Find your perfect property and make an offer.
- Once you have made an offer on a property and that offer has been accepted, we recommend you engage a local attorney to review the Purchase and Sale Agreement which should be contingent on approval of the application for an Alien Landholding License (ALHL).
- Upon signing you will need to pay a 10% to 15% deposit.
- Submit an application for an Alien Landholding License. The Alien Land Holding Licence (ALHL) typically takes 2 to 3 months for approval and has a fee of 10% of the purchase price of the property although this is waived for buyers purchasing property in certain areas.
- Upon receipt of approval of the Alien Landholding License, the buyer will need to make payment of the balance of the purchase price.
- To complete the property transfer process, a signed Certificate of Title will be provided to the buyer and a copy will kept on file at the Registry office.
Legal fees typically amount to 1 to 2% of the purchase price of the property.
Annual property tax ranges from US $800 to US $2,000 per year.
As specialists in luxury Caribbean property, we can introduce you to a wide selection of the finest residential property in St Kitts & Nevis.
Homes for Sale & Condos for Sale
Land for Sale
You can also browse undeveloped land. Purchasing a lot of land provides you with a blank canvas and the opportunity to build your dream home in St Kitts & Nevis.
Whether you are looking for beachfront land or a centrally located lot, we’re here to help you find the perfect lot of land for sale in St Kitts & Nevis.
For larger parcels of land for commercial development, please see our commercial real estate listings.
Hotels for Sale
Searching for hotels for sale in St Kitts & Nevis? Browse hotels, B&Bs and guests houses right here.
Finding the Perfect Property for Sale in St Kitts & Nevis
Discover the most sought after real estate investment opportunities and benefit from unrivaled insight into the market.
To find your perfect property in St Kitts & Nevis, search our St Kitts & Nevis real estate listings.
Discover St Kitts – Read our guide to buying property in St Kitts.
Discover Christophe Harbour – Read our guide to buying property in Christophe Harbour.
Discover Frigate Bay – Read our guide to buying property in Frigate Bay.
Discover Kittitian Hill – Read our guide to buying property in Kittitian Hill.
Best Places to Buy Property in Nevis
Discover Nevis – Read our guide to Guide to Nevis.
Four Seasons Nevis
Discover Four Seasons Nevis – Read our guide to buying property in Four Seasons Nevis.
How long can a foreign citizen stay in St Kitts & Nevis?
Citizens of the USA, Canada, UK, and many countries in the EU and the Caribbean are permitted to remain in St Kitts & Nevis on holiday without a visa for up to 3 months.
How do I become a resident of St Kitts & Nevis?
Individuals who own a property or land in St Kitts & Nevis and would like to stay in the islands longer than 3 months can apply for permanent residency.
To apply for permanent residency there is an application fee of EC $200 plus a one-time payment of EC $3,800 upon approval which usually takes 6 months to 1 year.
How do I become a citizen of St Kitts & Nevis?
Citizenship by Naturalization:
Property owners who have resided in St Kitts & Nevis for 14 years (in the case of Commonwealth citizens) or 15 years (in the case of US citizens) can apply for citizenship by naturalization. The application costs EC $1,750 (for Caribbean/CARICOM nationals) or EC $3,800 EC (for non-CARICOM nationals) and must be accompanied by a letter verifying the length of residency.
Citizenship by Investment:
St Kitts & Nevis also operates a Citizenship by Investment Program which offers qualified investors the opportunity to obtain full citizenship of St Kitts & Nevis in exchange for a significant contribution to the nation’s finances, either through a financial contribution to a government fund or via investment in an approved real estate project.
Read more: St Kitts and Nevis Citizenship by Investment.
Looking for financing to fund the purchase of property in the Caribbean?
Contrary to popular misconception, it is possible for foreign nationals looking to invest in St Kitts & Nevis real estate to apply for a mortgage.
Our partner – a very well respected international financial organization – offers mortgages for qualifying non-residents buying, building or improving a second home in St Kitts & Nevis.
For more information, see our page on: Caribbean mortgages.
You could save money when investing in St Kitts and Nevis real estate by using a foreign exchange expert to get the best rate for your property purchase. We have partnered with Halo Financial, a specialist in foreign exchange, to help you get the best exchange rates when making one-off or regular international payments for a property purchase in St Kitts & Nevis. To see how you could save money, read more: Foreign Exchange.
From the USA, there are direct flights to St Kitts from various cities, including Atlanta (Delta), Miami, New York and San Juan (American Airlines) and Charlotte (US Airways).
Air Canada operates seasonal flights from Toronto to St Kitts.
From Europe, BA operates direct flights from London Gatwick.
LIAT operates flights from the Caribbean, including Antigua, San Juan, St Martin and St Thomas.
It is also possible to fly to St Kitts and Nevis by private jet. The YU Lounge makes travelling to and from the country as pleasurable as possible, with hotel transfers via luxury vehicles, streamlined customs and immigration processing and a welcoming customer lounge located adjacent to the main terminal building at Robert L. Bradshaw International Airport.
To get to Nevis there are direct flights from San Juan, St Maarten or Antigua. Alternatively fly to St Kitts and take the ferry to Nevis.
London to St Kitts: 9 hours 55 mins
Miami to St Kitts: 3 hours 5 mins
New York to St Kitts: 7 hours 7 mins
Toronto to St Kitts: 7 hours 22 mins
St Kitts to Nevis – by sea: 45 minutes