6-Bed Reeds Point Villa with Infinity Pool, Antigua
Overview
Set on a prime west-facing position within the Reeds Point enclave of Jolly Harbour, this completed six-bedroom, six-and-a-half-bath residence looks across Jolly Beach to the open Caribbean Sea. The 600 sq. m freehold villa is organized around an infinity-edge pool, sun deck, yoga and sunset terrace, and fully equipped outdoor bar, with a private staircase leading to calm, swimmable waters. Interiors by Ward & Co pair floor-to-ceiling glass with warm stone finishes, bespoke tilework, and a gourmet kitchen; each ensuite bedroom offers sea views and direct veranda access. The villa sits within a secure gated compound moments from Jolly Harbour Marina, the golf course, tennis and pickleball courts, and South Beach’s 1.5-mile stretch of white sand. Offered at US$7,850,000. Represented by Dan Merriam.
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 completed six-bedroom house in the Reeds Point enclave of gated Jolly Harbour, facing west across Jolly Beach to open water. Every bedroom is ensuite, the pool runs to an infinity edge above the sand, and a private staircase drops you into swimmable water. It suits a family that wants a large, low-maintenance villa they will actually use several weeks a year.
What you own
Freehold title to land and building. Not a share in a scheme, not a fractional interest, and not a branded unit tied to a rental program you cannot leave. The house is organised around an infinity-edge pool and sun deck, a sunset terrace and an outdoor bar, with a private staircase down to swimmable water. Interiors are by Ward & Company. Construction is finished, so there is no build risk and no deposit schedule.
The marina, golf course and beach come through a monthly charge to the management company, not through your deed. Before exchange, get the registered instrument creating that charge, this house’s current figure, any arrears, and a line-by-line list of what conveys. Marketing quotes the interior area four different ways, so work from the registered plan and a measured survey.
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.
Jolly Harbour’s published community charge is US$497 a month plus sales tax, with utilities billed on top. Treat that as a floor and get this house’s actual figure, since it is the largest recurring line on a property with no rental obligation to offset it. Insurance needs a hurricane-belt quote before exchange.
This property qualifies for the Antigua & Barbuda Citizenship by Investment program.
The Jolly Harbour community charge, and the US-tax caveat
Jolly Harbour’s published community charge is US$497 a month plus sales tax, with utilities invoiced on top, alongside the annual property assessment and hurricane-belt insurance. 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.
Freehold and unbranded: nobody can force you into a pool
Advertised nightly rates run from US$6,000 in low season to US$12,360 in peak depending on which letting agent you read. Those are asked rates, gross, and a villa this size lets in a short season, so ask what comparable houses actually achieved last year.
Exit costs sit on the seller’s side in Antigua
Exit costs sit on your side of the table in Antigua, and they are set out on the country guide rather than negotiated with the seller. Confirm the monthly community charge and its escalation basis for this specific house before exchange, since it is the largest recurring line and there is no rental obligation offsetting it.
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Interested in 6-Bed Reeds Point Villa with Infinity Pool, Antigua?
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