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The Royal Villas at the Royal St. Kitts Hotel
A government-approved real estate option under the St. Kitts and Nevis Citizenship by Investment Program — freehold title in a three-bedroom villa on an established 18-acre resort, introduced and handled through CIPS.
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Minimum investment
US$325,000 in qualifying real estate
What you own
A 1/30 share of a three-bedroom villa, on freehold title
Holding period
Seven years for the citizenship route
Route
Citizenship by investment — real estate option
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An established resort, not a rendering
The developer markets this as “Vacation for Life”: luxury villa residences within the hotel's 18-acre tropical property, sold as a government-approved investment option for economic citizenship. Investors of good character who place a minimum of US$325,000 into the real estate can apply for citizenship of the Federation of St. Kitts and Nevis.
The hotel opened in 1983 and has been trading for more than forty years, so the villas sit inside a working resort rather than a construction site.
Finished, furnished and photographed as built
Individual units may vary, and specific features or décor may be substituted for equivalent or better.
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Living and dining
Kitchen
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Principal bedroom
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Second bedroom
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Bathroom
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Resort pool
Two ways to hold it for the seven years
Usage and rental pool
Twelve days of villa use per year. Any days not taken go into the hotel's rental pool, and rental revenue is paid annually. Buyback is available on this route.
Nine nights at US$1,500
US$13,500
Less management fees at 11%
US$12,015
Less annual maintenance
US$10,815
Annual return on US$325,000
about 3%
Forecast over seven years
US$75,705
Rates and occupancy are subject to change with demand. A forecast is not a guarantee of income.
Leaseback
The developer leases the unit back for the seven-year holding period at US$40,000. Buyback is available on this route as well.
No usage days during the leaseback term
A complimentary 30-night stay, valued by the developer at US$45,000, when the residency component takes effect
Freehold title remains in the investor's name throughout
The terms of the leaseback and of any buyback are set out in the contract for purchase, which should be reviewed with independent legal advice.
Three ways out
01
Sell the share. It may sell for more or less than US$325,000, but a secondary purchaser must pay at least US$325,000 to qualify for citizenship themselves.
02
Retain ownership, leave the villa in the hotel's rental program and continue to receive the annual return.
03
Take the developer's buyback at the end of year seven, stated in the brochure at US$100,000.
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Title, documents and somebody else's maintenance schedule
Legal title for life. A registered title deed in your name, transferable by resale, gift or will, subject to the seven-year hold if you are applying for citizenship.
Supporting local documents. A local address, utility bills and a government property tax bill, with assistance for a driving licence and tax identification number.
Rental revenue without the admin. If you can't use the villa in a given year, the management company handles the letting.
Maintenance handled. US$100 per month covering maintenance, utilities and insurance.
St. Kitts and Nevis at a glance
Capital
Basseterre
Location
Leeward Islands of the Caribbean — West Indies
Population
Approximately 51,320 (2022 census)
Climate
Tropical, roughly 17°C to 33°C
Language
English
Legal system
English common law; Eastern Caribbean Supreme Court
Currency
Eastern Caribbean dollar (US$1 = XCD$2.70)
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The villas on film
Developer film — 30 seconds
Program rules, investment thresholds, government fees, processing practices and eligibility requirements can change without notice. Information on this website is general and does not constitute legal, tax, investment or financial advice. All applications are subject to government review, due diligence and approval. CIPS works with qualified local professionals where destination-country advice is required.