Four-Bedroom Beachfront Villa, Jolly Harbour Residences
Overview
The beachfront villas are the top of Jolly Harbour Residences: a small run of four-bedroom houses set directly on the beach, each with 378 square metres inside and 232 square metres of terraces, outdoor living and dining, and a private pool. The garden level holds the kitchen, living and dining room opening straight onto the pool deck, a primary suite with a walk-in closet and a bath, and a second bedroom suite; the remaining bedrooms sit on the level above. The developer's August 2026 price sheet puts the villas from US$7,800,000 to US$9,200,000. Ownership is freehold, with the resort's services on call and eligibility under Antigua & Barbuda's Citizenship by Investment Program. Images are the developer's renderings and the garden-level floor plan.
Property details
Location
The pin is indicative — the exact position is confirmed on the survey and title before an offer. © Mapbox © OpenStreetMap
What belongs in the file before an offer.
A private house on the beach with a resort behind it. Each villa has four bedrooms across two levels, 378 m² inside, 232 m² of terraces and its own pool, opening straight onto the sand on Antigua's west coast, where the sun sets over the water. It is sold freehold before completion, so every image is a developer rendering. It suits a buyer who wants the privacy of a villa with housekeeping, dining and a beach club a short walk away.
What you actually own
Title is freehold. On completion the apartment is registered in your own name as an individual lot, not a lease and not a fractional interest. The condominium structure brings by-laws, a share of common property, and an annual budget and reserve fund you are assessed against for as long as you own. The brand is a licence between the developer and a hospitality company, with a term and termination rights. You do not own it and cannot control it, and resort buildings do get rebranded.
Nothing is built yet, so the purchase agreement is the asset. Six things belong in the file before you commit. The draft by-laws, the first-year budget and the escrow terms. Instalments tied to verified construction milestones. A contractual completion date with a long-stop, and the brand licence term. All of it reviewed by an attorney who works for you.
What it costs to buy and hold
Transaction costs here — stamp duty, the Non-Citizens Land Holding Licence, land appreciation tax on exit and annual property tax — are set by Antiguan law, not by this development. They are set out on the Antigua & Barbuda real-estate guide. What they come to on this purchase is confirmed in writing by an Antiguan attorney acting for you, before a deposit moves.
This purchase clears the real-estate route’s minimum qualifying investment for Antigua & Barbuda’s Citizenship by Investment Program, provided the development is on the approved list when you apply. You cannot resell for five years unless you roll into another approved Antiguan property, and a physical-presence obligation applies after citizenship is granted. Government fees and the current presence rule are set out on CBI-approved real estate.
Holding costs are where pre-construction buyers under-budget. The condominium service charge and reserve will be the largest recurring line on a full-service beachfront building. No figure has been published for this scheme, and none is guessed at here. Windstorm cover in the hurricane belt is the other material line, and both are provided directly once the budget exists.
This property qualifies for the Antigua & Barbuda Citizenship by Investment program.
The service charge nobody has published yet
The condominium service charge and reserve contribution, plus hurricane-belt insurance. No service charge figure has been published for this scheme, so ask for the projected first-year budget in writing, and treat any number outside a signed document as marketing.
The rental program: four things to get in writing
There will be a managed rental program, and its terms deserve as much attention as the price. Get four things in writing. Whether joining is optional. The management fee and what it covers. How many personal-use nights you have, and which dates are blacked out. And whether income is calculated on your own unit or pooled across the building. There is no published split or occupancy record for an unopened resort, so no yield is quoted here.
Citizenship: a five-year lock, and 154 destinations
The real-estate option requires a minimum qualifying investment, which this exceeds, and the property is then locked for five years. The passport currently carries visa-free or visa-on-arrival access to 154 destinations. If you are American, a second passport does nothing to your tax bill. US citizens are taxed on worldwide income regardless of where they live or what other nationality they hold.
Resale is narrow, and the buyer is the next applicant
Resale is narrow. After the five-year hold your most likely buyer is the next citizenship applicant, which only works while the program and this project remain approved. Program terms are set by government and they change, so confirm the rules in force in the week you file rather than the week you first read about them.
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