From your first enquiry to closing day — a clear, honest walkthrough of the buying process in St. Kitts and Nevis, written by people who know these islands inside out.
St. Kitts and Nevis is one of the Caribbean's most stable and tax-efficient jurisdictions for property ownership. Foreign nationals may purchase freehold property with a government-issued Alien Landholding Licence, and the market spans everything from beachfront estates and hillside villas to commercial opportunities in Basseterre and Charlestown.
For buyers with longer-term goals, qualifying real estate opens the door to the world's oldest Citizenship by Investment programme — offering a second passport with visa-free access to 150+ countries, with no residency requirement. Nevis Style Realty specialises in helping buyers find the property that matches both their lifestyle and their investment objectives.
Start Your SearchBuying in St. Kitts and Nevis is straightforward when you have the right team. Here is what to expect from your first conversation with NSR to the moment you receive the keys.
We start with a conversation about your lifestyle, budget, intended use of the property, and any investment objectives — including residency or citizenship by investment. Every search is shaped around what matters to you.
NSR presents a curated shortlist of properties that match your brief — residential, commercial, beachfront, or hillside. We coordinate site visits and provide candid, local insight on every option we present.
Once you have found the right property, NSR facilitates price negotiations on your behalf. When both parties agree, Heads of Terms are documented and a purchase agreement is prepared by your appointed attorney.
A St. Kitts and Nevis-qualified attorney is required to conduct title searches, draft contracts, and manage the conveyancing process. NSR can facilitate introductions to trusted legal professionals.
Foreign nationals must obtain an Alien Landholding Licence from the government before purchasing. Your attorney handles the application. Approval typically takes 2–4 months and is routinely granted for genuine purchases.
Contracts are exchanged and a deposit — typically 10% — is paid. The property is now under offer and removed from the market. Your attorney will carry out all required due diligence during this period.
The balance of the purchase price is paid on completion day. Title is transferred into your name, stamp duty and transfer fees are settled, and the deed is registered. The property is yours.
NSR is here after closing too. Whether you need property management, rental marketing, or guidance on residency and citizenship next steps, we remain your point of contact on the ground.
In addition to the purchase price, buyers in St. Kitts and Nevis should budget for the following costs. For foreign nationals, buyer-side acquisition costs typically run approximately 11–13% of the purchase price. Stamp duty is a separate cost paid by the seller. Always confirm current rates with your attorney.
| Cost Item | Who Pays | Typical Amount | Notes |
|---|---|---|---|
| Alien Landholding Licence | Buyer (foreign nationals) | ~10% of purchase price | Required for non-citizen purchasers. Applied for via your local attorney. Approval typically takes 2–4 months. |
| Legal / Conveyancing Fees | Buyer (own attorney) | 1–3% of purchase price | A St. Kitts and Nevis-qualified attorney is required to handle the conveyancing, title search, and ALHL application. |
| Land Assurance Fund | Buyer | ~0.2% of property value | Government fee applied at the time of title registration. |
| Surveyor Fees | Buyer (if required) | ~US$1,500 | Recommended for freehold purchases. Your attorney can advise on licensed surveyors. |
| Stamp Duty | Seller | 10% of property value | Paid by the seller on the transfer of property. This is not a buyer cost and is settled by the vendor at closing. |
| Real Estate Agency Commission | Typically Seller | Varies | In most transactions, the seller pays the agent's commission. Where NSR is engaged specifically to locate an off-market property on a buyer's behalf, the commission may be payable by the buyer. NSR will confirm the arrangement at the outset of your engagement. |
Costs above are indicative and may vary based on the property, purchase structure, and legal advice received. Always confirm current rates and requirements with your appointed attorney before proceeding.
The federation offers a diverse range of property options — from fully serviced resort residences to private freehold estates. NSR has active inventory across all categories.
Standalone freehold villas and homes, from charming plantation-era properties to contemporary builds with ocean or mountain views. Ideal for full-time residents, second home buyers, and CBI applicants.
Units within government-approved CBI developments — typically managed resort properties. The entry-level real estate route to citizenship by investment, with a managed rental programme built in.
Development land, commercial units, and mixed-use properties across both islands. NSR works with investors and developers seeking strategic sites in St. Kitts and Nevis.
NSR acts on your behalf throughout the entire buying process — from initial brief through to post-closing support. We know the market, we know the islands, and we are focused on finding the right property for your goals, not simply the most expensive one.
In most transactions, the seller pays the agent's commission. Where NSR is engaged specifically to source an off-market property on a buyer's behalf, the commission may be payable by the buyer. NSR will confirm the arrangement clearly at the start of every engagement.
Work with NSRYes. Foreign nationals may purchase freehold property in St. Kitts and Nevis by obtaining an Alien Landholding Licence from the government. Applications are submitted through a locally qualified attorney and are routinely approved for genuine purchases. The licence fee is incorporated into the overall acquisition costs. NSR facilitates introductions to attorneys who handle this process regularly.
A typical transaction in St. Kitts and Nevis closes within 60–90 days from agreed heads of terms. The main variable is the Alien Landholding Licence application, which generally takes 2–4 months. Your attorney will advise on the timeline for your specific situation. Some sellers will exchange contracts and accept a deposit before the licence is granted, with completion occurring once approval is received.
Buyer-side acquisition costs typically run 11–13% of the purchase price, comprising the Alien Landholding Licence (~10%), legal and conveyancing fees (1–3%), the Land Assurance Fund (~0.2%), and surveyor fees if required (~US$1,500). Stamp duty (10%) is paid by the seller — buyers are not responsible for this. In most transactions, the agent's commission is also paid by the seller, though this may differ where a buyer engages NSR to source an off-market property. Always confirm current rates with your attorney.
Yes. St. Kitts and Nevis operates the world's oldest Citizenship by Investment programme, established in 1984. The real estate investment routes require a minimum of US$325,000 in an approved development (Developer's Real Estate option) or US$600,000 for a private home (Private Real Estate Sale option). A non-real estate contribution route starts from US$250,000. Citizenship can be obtained in 4–6 months with no residency requirement. NSR specialises in identifying CBI-qualifying properties. Learn more about CBI →
Not necessarily. Many buyers complete their purchase remotely by granting a Power of Attorney to their local attorney in St. Kitts and Nevis. Your attorney can manage the process, execute documents on your behalf, and keep you informed at every stage. NSR coordinates closely with your legal team throughout.
Mortgage financing is available through local banks for some buyers, though terms and eligibility vary and international buyers often find it easier to arrange financing in their home country. Many transactions are completed on a cash basis. NSR can facilitate introductions to local banking contacts and financial advisors who can advise on your specific situation.
Both islands are part of the same federation and share the same legal framework, Alien Landholding Licence requirements, and tax environment. Nevis tends to offer a quieter, more private lifestyle with a strong luxury villa market and world-class Four Seasons resort. St. Kitts offers a wider range of properties, a larger commercial centre in Basseterre, and a broader choice of CBI-approved developments. NSR covers both islands.
In most transactions, the seller pays the agent's commission and buyers engage NSR at no direct cost. The exception is where NSR is specifically retained by a buyer to locate an off-market or unlisted property — in that instance, the commission is payable by the buyer. NSR will always be transparent about the arrangement before any engagement begins.
Our team typically responds within 24 hours. Tell us a little about what you are looking for and we will get back to you with a curated selection of options.
We will listen, advise on real estate options, and connect you with the right professionals — no pressure, just clarity.
Nevis Style Realty is a real estate agency and does not provide legal or financial advice. Information on this page is for general guidance only and reflects requirements as understood at time of publication. Purchase costs, fees, and legal requirements are subject to change — always verify with your appointed attorney before proceeding. Nothing on this page constitutes legal or financial advice