St Kitts and Nevis passport by property investment: a complete guide

Foreigners buying real estate in St Kitts and Nevis can acquire the country’s citizenship through the citizenship by investment program.

To be eligible, investors must purchase one of the following:

• a share in a government-approved real estate project or a condominium unit designated as an Approved Private Home worth at least $325,000;

• a single-family private dwelling with a minimum value of $600,000.

Investments under the real estate purchase option are refundable: applicants are allowed to sell the property after 7 years of ownership.

Other options available to investors under the St Kitts and Nevis CBI program include the following:

1. Non-refundable contribution — $250,000+. Investors contribute to the Federal Consolidated Fund under the Sustainable Island State Contribution Option.

2. Public Benefit Option — $250,000+. Foreigners invest in projects listed as Approved Public Benefit Projects.

1. Remote application and purchase. Investors do not need to visit the country to submit their citizenship application or purchase property.

2. No required residency. Investors are not obliged to visit the purchased property or spend time on the island to maintain citizenship.

3. No Alien Land Holder Licence. As a rule of thumb, foreigners buying property in St Kitts and Nevis must pay a 10% fee for the right to carry out real estate transactions in the country. Investors purchasing real estate under the CBI program are exempt from this requirement.

4. Rental income opportunities. Since residing in the country is not required, owners can earn rental income while living elsewhere. Leasing the property provides an annual income of 2—5%, and this income is tax-free in St Kitts and Nevis.

5. Strong tourism market. The tourism sector accounts for approximately one-third of St Kitts and Nevis’ GDP, with nearly 900,000 tourists coming in 2023 alone. This makes renting out property a reliable source of income for investors.

6. Profitable resale options. The average real estate value in St Kitts increases by 4% annually, making resales profitable for investors. Property bought under the CBI program can be sold after 7 years of ownership. So, when reselling, the property’s price can be 20—30% higher than its original purchase price.

When selling the property, no capital gain tax is levied. However, investors must pay 6—10% of stamp duty.

7. Citizenship for family members. Investors can include close family members in their citizenship application. Additionally, once the investor obtains citizenship, their newborn children are also eligible for citizenship.

Property ownership types. The program supports joint and full ownership of a property.

With joint ownership, investors buy a share in government-approved or alternative real estate projects and share ownership with other parties. With full ownership, investors purchase the entirety of government-approved or private property.

Maintenance of real estate. When purchasing real estate under the citizenship by investment program, applicants must retain it for the next 7 years without reselling. At the same time, investors are not obliged to live in this property.

For non-resident investors, hiring a local property maintenance firm is recommended. These firms represent property owners and handle tasks such as rent collection and land management.

For government-approved project property, maintenance is free of charge.

Property taxes include land tax and building tax, with rates ranging from 0.2% to 0.3%, depending on the property type and the island on which it’s located.

Applicants for St Kitts and Nevis citizenship by real estate investment are exempt from taxes on buying property. Upon selling, they must pay a stamp duty of 6—10%.

Villas and apartment complexes are considered residential properties but make a solid source of rental income. Monthly rent can reach $30,000—40,000.

On St Kitts and Nevis, one can purchase a Western-style villa or choose one stylised as a traditional Caribbean bungalow. Prices on St Kitts start at $475,000 for a villa and $200,000 for a share in a multistorey turnkey apartment building.

Townhouses make the perfect type of property for enhanced island views. Unlike villas, townhouses have terraces, making this feature a great marketing point for rental advertising. The price starts at $1,750,000 for full ownership.

Hotels and condominium hotelsare the surest way to benefit from the tourism industry in St Kitts and Nevis. As a 5-star hotel owner or shareholder, one can expect $550—1,200 per room as a rental yield during high season. Investing in a hotel or condo share costs a minimum of $325,000.

Basseterre is the capital city and the economic and cultural hub of St Kitts. It has a growing real estate market driven by tourism and international business. The city is home to luxury developments, including hotels and resorts, making it a prime area for vacation rentals and commercial properties.

Frigate Bay is a hotspot for expatriates and tourists, and it is known for its high-end residential and vacation properties. It offers proximity to beaches, golf courses, and nightlife.

The South East Peninsula is renowned for its pristine beaches and luxury developments like Christophe Harbour. This area attracts high-net-worth individuals and is ideal for those seeking exclusive and upscale investments.

Charlestown is the capital of the smaller island of Nevis. It combines small-town charm with steady growth in tourism and real estate development. It’s a gateway to cultural and historical attractions.

Newcastle offers scenic beauty and growing opportunities in residential and vacation properties. The town is also located near the Vance W. Amory International Airport, Pinney’s Beach, and Four Seasons Resort, enhancing its appeal for luxury investments.

Requirements for applicants. To qualify for the St Kitts and Nevis CBI program, the main applicant must meet the following conditions:

• be over 18 years old;

• provide a clean criminal record;

• prove the absence of serious illnesses;

• have a stable income and confirm its legality.

St Kitts and Nevis citizenship by real estate purchase extends to the investor’s close family. The list of eligible family members includes the following:

• a spouse of the opposite sex with no criminal record;

• children under 18;

• children between 18 and 25 attending a recognised secondary or tertiary-level educational institution;

• parents over 55 years old who live with and are fully supported by the main applicant.

Investor’s expenses. Besides the cost of the property, St Kitts and Nevis citizenship applicants must pay a state fee, a Due Diligence fee, and other related expenses.

The total cost depends on the number of relatives the investor includes in the application.

In addition to the above fees, real estate buyers bear other costs, such as contributions for compulsory insurance funds and conveyance fees.

Investors who purchase private homes and want to sell them to another program participant after 7 years must demonstrate substantial further investment into the real estate through reconstruction, renovation, or otherwise.

Every applicant for St Kitts and Nevis citizenship is required to provide the following documents:

• a birth certificate;

• a passport and national ID card;

• proof of name change, if applicable;

• a certificate of a clean criminal record;

• HIV test results;

• 6 passport photos.

The main applicant must submit some additional documents, including the following:

• proof of funds for the last 12 months;

• a professional reference not older than 6 months;

• a bank reference not older than 6 months;

• evidence of residential address;

• marriage or divorce certificates, if applicable;

• a statement and evidence of the source of funds for investment.

1. Dual citizenship. St Kitts and Nevis allows dual citizenship, so an investor can keep another country’s nationality if that country permits it as well.

2. Increased freedom of travel. A St Kitts and Nevis passport allows its holder to travel to over 150 countries without a visa.

3. Long-term visas to the US. St Kitts and Nevis citizens can get a 10-year B‑1/B‑2 visa to the United States. Holders of such a visa can use it for travel, personal and business meetings, and medical treatment in American clinics.

4. Tax optimisation. St Kitts and Nevis tax residents do not pay taxes on dividends, interest, or royalties. There is also no tax on wages, capital gains, and inheritance.

5. Business opportunities. Citizens can register a company in St Kitts and Nevis and do business with other entities from this country or fellow Caribbean Community members.

1. St Kitts and Nevis citizenship by investment can be obtained by purchasing real estate.

2. The minimum investment in property is $325,000 for a share in a government-approved project or a condominium unit. Investors willing to purchase a private dwelling to apply for citizenship need to spend at least $600,000.

3. Investors can add their family members to the applications, including spouses, children, and parents.

4. Investors are not required to reside in St Kitts and Nevis to maintain citizenship, so they can rent the property out and benefit from the country’s robust tourism industry.

5. Other options to apply for St Kitts and Nevis citizenship by investment are a non-refundable contribution to the Federal Consolidated Fund, and a Public Benefit Option. In both cases, the investment threshold is $250,000.