Studio Residence, Jolly Harbour Residences
Overview
The studio is the entry point to Jolly Harbour Residences, a branded beachfront resort of residences and villas under construction on Antigua's sunset coast. The plan is 55 square metres inside with a 9 square metre terrace, laid out as one open room with a kitchen and sleeping area, plus a bathroom, finished in the same pale timber, stone and woven textures as the larger homes. The developer's August 2026 price sheet puts studios from US$870,000 to US$1,245,000, depending on floor, view and position. Ownership is freehold, a managed rental program lets the studio earn when you are away, and the purchase clears the minimum for Antigua & Barbuda's Citizenship by Investment Program. Images are the developer's renderings of the residences; studio-specific interiors have not been published.
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.
The smallest way into a branded beachfront address on Antigua's west coast. The studio is one well-planned room of 55 m² with its own 9 m² terrace, sold freehold and still being built, so every image here is a developer rendering of the residences rather than a photograph. It suits a buyer who wants the location, a hotel-run building and a route into Antigua and Barbuda citizenship at the lowest ticket in the scheme, and who is content to let the rental program carry the unit for most of the year.
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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