Real Estate Development: The Villas at Pinney's Beach

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Welcome To Villas at Pinney's Beach

Combining Caribbean touches and a Mediterranean courtyard layout with contemporary flair, the architectureis designed to encourage indoor-outdoor living and provide spectacular views - without sacrificing privacy.

The three­ bedroom villas provide 2,748 sq. ft. (255 m2) of living area, and 945 sq. ft. of pool, patio and private landscaped lawn and gardens. All bedrooms have en-suite bathrooms. The four-bedroom plan is identical, with an additional 575 sq. ft. (53 m2) in a separate guest cottage.

Villa Design

A spacious pavilion houses the living room, kitchen, and dining room framed by mahogany windows and floor-to ceiling sliding doors. The sleeping quarters are connected to the public spaces via an outdoor courtyard.

The main house has three bedrooms , including two master suites and one bedroom with two queen-sized beds. Boththe upper- and lower-level master suites have a private outdoor personal retreat. Four-bedroom homes feature a guest cottage designed as its own master suite. Interior and exterior floors are a beautiful Turkish travertine tile.

Kitchens combine natural textures and the latest generation appliances. Marble countertops compliment flat-panel, clean designed, modern cabinetry. Stainless steel appliances include a refrigerator/freezer and a 30-inch cooktop, separate convection oven, microwave, dishwasher, and KitchenAid disposal unit. A stainless steel grill is ready for outdoor barbeques.

All master bathrooms are equipped with a free-standing bathtub along with separate indoor and outdoor showers. All bathrooms are accented with white marble countertops.

 

Personal Useage

Each 1/1oth fraction entitles you to 5 weeks of personal use per year. Two of the five weeks may be used during the high season, as defined below. You may choose non-connecting weeks, however each week is a pre-defined block of 7 days. A dedicated calendar will be provided on an annual basis to manage your ownership weeks .

The highest rental revenue is earned during the "Festive Season", defined as weeks surrounding Christmas and New Years . To maximize rental revenue and help ensure villa expenses are covered each year, these weeks are not available for personal use. For example, during this period, 3 bedroom villas have started at $8,ooo per night (subject to change). The Four Seasons Resort Nevis will indefinitely manage these two weeks and owners may contact the hotel to book a stay during this time period at standard rates. The priority of each owner's week selection will be done on a rotational basis.

High Season

January 4th to April 11th

Festive Season

December 17th to January 3rd

Low Season

April 11th to December 17th

 

Property Upkeep & Fees

Standard throughout the resort, the annual upkeep costs are billed by Four Seasons Resort and are subject to change without notice. An Upkeep Allowance has already been included into the shared ownership prices, and fees will only be incurred by owners once the allowance is exhausted . The allowance was created to last 5 years However, it may last longer or shorter depending on the price fluctuations, as well as rental income.

Following is a short estimate of annual costs for the Villas at Pinney's Beach. The full and most comprehensive analysis has been used in these estimates.

Estimated Annual Fees

 

 

.I 

') 

Ownership

Share

Full

Share

Full

Contingency

$134

-

$134

-

Company Upkeep Fees

$60

-

$80

-

Property Tax

$800

$8,ooo

$goo

$g,ooo

FS Club Membership

$1,000

$10,000

$1,000

$10,000

Upkeep/Maintenance

$3,500

$35,000

$4,000

$40,000

Full Insurance + Contents

$2,342

$23,420

$2,600

$26,ooo

Upkeep Estimate for 5 Years

$39,180.00

$43,570.60

 

Rental System & Financials

The villas have full lock-off capabilities to maximize rental ver­ satility for the hotel and revenue for you. The properties may be rented as a private one or two bedroom suite, or as luxury three and four-bedroom villas. Four Seasons Resort Nevis currently features 2 one bedroom luxury suites, this expanded suite offer­ ing is expected to fill  demand for suites and villas with private pools in close proximity to the resort and beach.

The rental system and distribution of revenue will be managed by Henley Estates SKN for the individual share owners. Additionally, Henley Estates SKN will be the single point of contact between the Four Seasons Resort Nevis and the collective share-owners, and will act on their behalf for the first 5 years of ownership. This management relationship may be extended at the discretion of the owners.

A villa management agreement will be in effect for all share­ owners. Rental proceeds from your villa will be distributed to owners who choose to place their personal weeks into the rental program. Rental proceeds are defined as the share­ owner's 1/1oth portion of revenue received from villa guests staying your villa, less required management fees and villa expenses. 

Annual distribution of these net proceeds will be calculated based on the fractional owners' actual personal usage of the villa during that year, as well as Seasonal Occupancy rates. This system will be applied to the high and low seasons. An equal amount of revenue will be distributed to the share-owners from the Festive season proceeds as it is blocked out from personal usage to maximize rental revenue earning potential.

Property Financials

 

 

')Q M 

)M 

Ownership Type

 

Share

Full

Share

Full

Property Value

 

$400,000

$4,000,000

$450,000

$4,500,000

Four Seasons Initiation Fee

included

 

 

 

 

Furniture

included

 

 

 

 

Surveyor's Fee

included

 

 

 

 

Company Incorporation Fee

 

included

optional

included

optional

Alien Land-holding Licenses Fee

included

 

 

 

 

Government Stamp Duty

6%

$24,000

$240,000

$27,000

$270,000

Government Assurance Fund

0.2%

$800

$8,ooo

$goo

$g,ooo

Property Legal Fee

1%

$4,000

$40,000

$4,500

$45,000

Total Property Purchase

 

$429,000

$4,290,000

$482,600

$4,826,000

Grant Thornton Escrow

 

$4,020.00

 

$4,529.40

 

Upkeep Allowance*

5 Years

$39,180.00

-

$43,570.60

-

Total Investment

 

$472,200

$4,290,000

$530,700

$4,826,000

Villas within The Villas at Pinney's Beach

1



Welcome to Nevis Style Realty!

Buying real estate on St. Kitts or Nevis may be an astute investment, a lifestyle choice or the culmination of a dream. Whatever your motivation, Nevis Style Realty will find the right property for you. We are a full service real estate company that offers property management, holiday rental, property appraisal and purchasing and listing services. We will ensure that all legal aspects involved in buying, selling or renting properties are covered, giving you more time to relax and enjoy the laid back lifestyle of our Caribbean islands.