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Nevis Island Estates specialises in the sale of houses and property in Nevis. The business is owned and headed up by Glynis Watts, who has been selling individual villas, villas in developments, land and recently apartments on the island since 1998. Glynis is also the representative in the UK for the Nevis Tourism Authority in which role she takes care of providing information for individual travellers as well as maintaining contacts and with the travel industry and the press
Nevis is relatively undeveloped in terms of Caribbean real estate, and so Glynis’s rationale at Nevis Island Estates is not simply to close a sale, but also to offer a fuller, more personal service, based in an in-depth knowledge of the territory. She feels that it is important for prospective buyers to have an understanding of the way of life on the island, of its politics, hospitals and schooling, of inward investment, even of buying a business. Her offer to meet and talk with prospective clients prior to their visit to the island is a key part of the rationale. She is based in the UK so obviously this particular part of her service does not extend to potential buyers from other countries but she will be no less helpful by email.
The island is also in the process of considerable change at the moment and so she is able to let buyers know what is available in terms of price and style, and in type too, as there are now apartments being constructed for the first time. Regulations on the island are still fairly tight, so that the Nevisians are able to keep control and to maintain the island’s charm, and she can advise on all these too.
Glynis Watts started her real estate business in 1996 after a career in international marketing for a leading British publisher. To begin with she worked with the Turks and Caicos Islands, just south of the Bahamas, where she still offers properties for sale. Then, in 2002, have formed Nevis Island Estates, she started to work in sales and public relations for Four Seasons Estates, the villa arm of the Four Seasons Resort in Nevis. Her successful connections to the island led to her appointment as the representative of the Nevis Tourism Authority in UK.
Property development has been slow to reach Nevis. Although private homes have existed on the island for many years, most of them positioned high on the hillsides of Nevis Peak, it was only really since the establishment of the Four Seasons, with its superbly positioned villas above the west coast, that the market started to expand.
Traditionally in colonial days, estate owners would build their properties on the hillsides, to take advantage both of the stunning views of the sea and neighbouring islands, and to get the best of the breezes. This has continued this day as modern house-builders develop land high in the forest, where landscaping is luxurious and privacy easy to accomplish. They have also used features of traditional Nevisian architecture. This has a delightful island flair, combining stone and wood with colourful doors and window shutters and embellished with fretwork surrounds.
Over the past years, property prices have increased only marginally, but now, with steadily increasing tourism, and some select and unique villa and apartment developments under construction, it is expected that the market will expand.
Nevis is a quiet, five star island, with the old Caribbean charm, where homeowners are welcomed. Nevis Island Estates can discuss land, apartments (beach and inland), individual villa, and villa development opportunities, for the individual, or the developer. |
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Enquiries to Nevis Island Estates
If you are looking for a property to purchase on Nevis, please contact Glynis by telephone or email using the links at the top of this page. |
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Apartments for Sale
| | | Pinney's Beach Apartments
A beach development of 24, two storey townhouses - with construction underway. 2 bedroom units are going for US$705,000 and the 3 bedroom units US$745,000. All prices are inclusive of a furniture package.
Price: From US$705,000 furnished
see here for more information
  
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Villa Sales
| | | Fern Hill
Luxury, secluded yet convenient, Fern Hill Gardens and Fern Hill Estates are situated on a prime hillside location, only one and a half miles from exclusive Pinney's Beach, a ten minute drive from Historic Charlestown, and fifteen minutes from the airport.
Price: On request
see here for more information
| | | Busch Hill Garden Villas
Busch Hill Garden Villas are 35, three or four bedroom villas designed with entertaining in mind with great rooms, fully equipped kitchens, front and back verandahs and a pool with sun deck.
Set on one acre plots of landscaped gardens in the lush surrounds of Saddle Hill each villa offers fantastic views of the Caribbean Sea and Nevis Peak. Sold furnished.
Price: From: US$830,000
see here for more information
| | | Tamarind Cove
A private luxury Caribbean Community of seven, four and five bedroom, beach homes, with private courtyards and infinity pools. Nestled on just under six beachfront acres, the Enclave at Tamarind Cove is redefining luxury on Nevis.
Please apply for a colour brochure, and further information on Nevis.
Price: From US$3,550,000
see here for more information
| | | Villas at Sunset Ridge
Superbly presented, one of 15 detached villas in the first phase, each set in its own secluded grounds of about 1/3 acre. Built in the traditional Nevisian style, the villas will enjoy individual pools with enviable views out towards St Kitts and magnificent sunsets to the West. The laying of foundations commenced in July 2008, with the official ground breaking ceremony in August 2008.
Price: From US$715,000
see here for more information
| | | Jones Estate
DETACHED 3 BEDROOM VILLA, WITH STUDIO APARTMENT in Jones Estate, one of the most prestigious residential areas in Nevis. Approximately 20,000 sq ft plot size, currently without a pool, but permission to build one. The villa has three bedrooms and three bathrooms, the master with a walk in closet and Jacuzzi, a top floor deck, living room, dining room and kitchen, whilst the studio has its own kitchen, bathroom and an open plan living/sleeping area. Solar water heating panels, Government supplied water with backup, 800 gallon storage, 110v electrical outlets, cable TV and Internet ready.
Price: US$900,000
submit enquiry to agent for more information
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Buyer’s Guide
The Basics
Nevis is part of the two Island Federation of St Kitts and Nevis. The island is 26 square miles in area and is circled by a main road that is 21 miles long. The mountain is 3,232 feet high and the island has a population of just over 11,000.
Nevisians welcome visitors but are very conservative. The dress code is casual but nudity is frowned upon, if you behave with decorum you won’t have a problem on Nevis. All beaches are public and have at least one established access. The best swimming is found on the Western coast between Charlestown and the Newcastle Airport.
Alien Land Holding Licence
A Foreigner needs an Alien Land Holding License to own property on Nevis. This should take about two months for approval and any lawyer will have application forms and can assist you with filling them out.
Deposit
You will be expected to come up with a deposit of 10%.
Purchasing Costs
Closing costs are calculated as a percentage of the purchase price and are as follows :
Legal fees (estimated) 1.5 – 2%
Alien Land Holding Licence 10%
Total 12%
Completion usually takes at least 2 months.
Property Price Guide
Fully serviced Lots (excluding beachfront) cost from US$130,000 to US$300,000/acre depending on the size and location and beachfront from US$400,000 to US$600,000/acre.
Construction Costs
Construction costs vary US$150 – US$195 per square foot of roofed area depending on location, design and quality of finish. A 2,000 square foot house takes about 10 months to build.
Utilities & Services
There is a good Government water supply below the 800’ contour. Water costs EC$10 (US$3.70) per 1,000 gallons.
Electrical charges for an average family in a 3 bedroom house heating water with electricity is roughly EC$500 (US$185) per month.
Cable TV (42 channels) costs EC$160 (US$60) per month.
Grounds maintenance for 0.5 acre costs approximately EC$400 (US$150) per month.
Property management costs approximately EC$400 (US$150) per month
Maid service costs EC$10 (US$3.70) per hour.
Rentals
A 3 bedroom house with pool (not on the beach) rents short-term for US$2500 to US$3000 per week in high season, US$1400 – US$1700 per week on low season. Rental commissions vary from 15% to as high as 50% on fully managed properties. Long-term rental (6 months plus) from US$1200 to US$2500 per month and normally attract a 10 – 15% commission.
Property Insurance
Property insurance (fire, hurricane, earthquake) costs US$1200 for every US$100,000 insured.
Taxation
There is no personal Income Tax, Capital Gains Tax or Inheritance Tax. Annual Property House Tax ranges from US$800 to US$1200 per annum.
Currency
The EC$ is tied to the US$ at a fixed range of EC$2.70 to US$1.00. You can also have foreign currency accounts at most of the banks.
Off-shore Financial Centre
Nevis has an excellent reputation as an off-shore financial centre with up-to-date legislation covering the formation of IBC’s and asset protection trusts.
Residency
An Economic Citizenship Program exists providing the possibility to quality for citizenship through investing over US$350,000 in pre-approved real estate projects. Please speak to your local St Kitts and Nevis High Commission to confirm up to date costs. |
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Currency Transactions
When buying property abroad, it pays to consider carefully the method of transferring the money. Do not assume your bank will provide the best rates or the best service when it comes to large currency transactions. By exchanging currency at commercial exchange rates it may be possible to save a significant amount. At DefinitiveCaribbean we have a good broker to recommend.
Currency brokers HIFX plc are based in Windsor in the UK, but they also have offices in San Francisco, Australia, New Zealand and Spain. Regardless of where you live, they are happy to assist you and – with their extremely competitive exchange rates - they should save you money on your currency transfer.
The price of Caribbean property is almost always quoted in US Dollars. However with floating exchange rates, the cost to you (in, say pounds or Canadian Dollars) will continue to change as the rate fluctuates between exchange and completion. HIFX can help you to fix the exchange rate, even if you don't have all the funds available up front. You should speak to their dealers to discuss this. On single transfers they have a minimum of £5000 or equivalent in another currency, but they have a facility for regular payments abroad, which works well in the case of a foreign mortgage or a pension transfer. This is via direct debit from your UK bank and carries no transfer fees.
HIFX consultants are consistently friendly and offer a good personal service to private clients and major corporate clients alike. Whether you are the Royal Mail or Mrs Jones from Devon, the company says, its job is to save you money and to keep the transfer process as simple as possible.
To read more about HIFX please use the banner below to link to their website, which also gives access to the online currency converter (there are just a few fields to complete before you gain access).
Alternatively, HIFX have assigned a dedicated broker to help customers that come via Definitive Caribbean. Her name is Polly Summers, you may reach her by email here. Just mention our name to get the best service. If you live in the UK you may also contact her on a dedicated number at 0845 3705227. |
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Our service and all the information on DefinitiveCaribbean comes to you free of charges. Please remember to mention DefinitiveCaribbean when you contact Nevis Island Estates for your Nevis real estate enquiries.
Thank you for your interest. |
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