Alien Landholding Licence in St. Kitts: The Complete Guide for Foreign Buyers

If you are not a citizen of St. Kitts and Nevis and you want to own property here, the Alien Landholding Licence (ALHL) is the legal requirement you need to understand before you start searching. This guide covers what it is, who needs one, who does not, exactly what the process involves, what it costs, and how it fits into a standard property purchase.

Before diving into the process, the most useful thing to know is this: many of the properties international buyers want most do not require an ALHL at all. Browse current listings at SKN Real Estate.

The governing legislation: Aliens Land Holding Regulation Act Cap. 10.01

The requirement comes from the Aliens Land Holding Regulation Act, Chapter 10.01 of the Laws of Saint Christopher and Nevis, originally enacted in 1922 and last revised December 31, 2020, published by the St. Kitts Law Commission.

Section 3 of the Act establishes the foundational rule: no unlicensed alien may hold land or a mortgage on land in St. Kitts and Nevis. Any land held by an unlicensed alien is subject to forfeiture to the Crown.

Section 19 gives Cabinet the power to exempt specific aliens, alien companies, or designated areas from the provisions of the Act by Order. This is the mechanism through which both geographic zone exemptions and project-specific exemptions have been granted.

Under the Act, an “alien” is any person who is not deemed to belong to St. Kitts and Nevis under the Immigration Act. This includes all foreign nationals regardless of length of residence, work permit status, or permanent residency. If you are not a citizen of St. Kitts and Nevis, you are an alien for the purposes of this Act unless an exemption applies.

The three routes to buying property without paying the ALHL fee

Three distinct categories of buyers are exempt from the ALHL requirement entirely:

Route 1: Frigate Bay and the South East Peninsula. Both areas are designated Special Development Zones under Cabinet Orders made pursuant to Section 19 of the Act, confirmed by SKIPA, the government’s official investment promotion agency. Foreign buyers purchasing in Frigate Bay or on the South East Peninsula do not pay the ALHL fee and do not go through the ALHL application process. Land at Port Zante also carries this exemption. The saving on a US$500,000 purchase is US$50,000 (EC$135,000) compared to the same purchase outside an exempt zone.

Route 2: CBI-approved developments. Buyers purchasing government-approved real estate through the Citizenship by Investment programme are ALHL-exempt regardless of location. The CBI approval from the CIU Unit substitutes for the ALHL requirement. Minimum investment is US$325,000 for an approved development share or condominium unit, or US$600,000 for full ownership of an approved private home.

Route 3: Project-specific Cabinet exemption orders. Under Section 19, Cabinet can grant exemptions to specific developments by Statutory Rules and Orders published in the Gazette. Examples in the current consolidated Act include the Ritz Carlton Project exemption order and the Beacon Heights exemption order. Any development claiming a specific exemption should provide written attorney confirmation.

If none of these three exemptions apply to your purchase, you need an ALHL before you can legally take title to the property.

The ALHL application: exactly what happens

The process follows a specific four-step sequence through government departments, confirmed by Johnson & Associates, a St. Kitts-based law firm that handles ALHL applications as a core practice area.

Step 1: Application submitted to the Ministry of Sustainable Development. Your attorney prepares the application form and all supporting documents and submits them to the Ministry of Sustainable Development, Bladens Commercial Development, P.O. Box 186, Basseterre. You do not submit this yourself. Your attorney handles the entire process.

Step 2: Ministry approval and forwarding. If approved, the Ministry of Sustainable Development notifies your attorney and forwards the approval letter to the Legal Department for processing of the licence certificate.

Step 3: Inland Revenue Department fee payment. Your attorney takes the licence certificate to the Inland Revenue Department where the ALHL fee is paid. The fee is 10 percent of the property value, assessed on either the purchase price or the assessed value as determined by the IRD. The attorney’s additional fee for handling the ALHL application is approximately EC$1,500 (US$556).

Step 4: Registration at the High Court Registry. The licence certificate is registered at the High Court Registry. This registration is what legally qualifies you to purchase and register land in St. Kitts and Nevis. Without this final step, the licence is not operative.

Allow approximately three months from initial application submission to registered licence. The ALHL application form is available to download from our site and directly from the Government of St. Kitts and Nevis at gov.kn.

The ALHL application form: what it contains

The official ALHL form issued by the Ministry of Sustainable Development has two sections. Section 1 is an Affidavit of Identity and Character, a sworn declaration confirming your identity, citizenship, the nature of the transaction (land purchase, company shareholding, directorship, or voting rights), and that neither you nor the person you represent has a criminal record anywhere. It includes your consent to government background investigations, and acknowledges that if a criminal record is found the licence may be withdrawn and the property forfeited to the Crown.

Section 2 is a questionnaire for company applicants, requiring company registration details, director names and nationalities, share capital structure, local shareholders, and banking details.

The completed form is submitted to the Ministry of Sustainable Development along with supporting documents including valid passport copies, proof of residence, six months of bank statements demonstrating source of funds, a police clearance certificate from your country of residence and any country where you have lived for an extended period, and a copy of the Sale and Purchase Agreement or Letter of Intent for the property.

How the ALHL fits into the purchase timeline

The ALHL runs in parallel with the property transaction, not after it. Your written offer to the seller includes a condition clause making the transaction subject to ALHL approval, protecting you if the licence is not granted. The Sale and Purchase Agreement is signed and the 10 percent deposit paid. Your attorney submits the ALHL application to the Ministry of Sustainable Development while simultaneously completing full due diligence: Land Registry title search, IRD land tax clearance, SKELEC and Water Services utility clearance. When the ALHL is approved, the licence passes through the Legal Department, IRD, and High Court Registry. Once the licence is registered, the purchase completes and your title is transferred and registered.

For a complete step-by-step walkthrough of the entire buying property in St. Kitts process from offer to registered title, including how the ALHL fits at each stage, that guide covers every step for both exempt and non-exempt zone purchases.

The full cost picture

On a US$500,000 property outside an exempt zone:

ALHL fee: US$50,000 (EC$135,000): 10 percent of assessed property value. Attorney ALHL application fee: approximately EC$1,500 (US$556). Legal fees for the overall purchase: typically 1 to 2 percent of purchase price, negotiated with your attorney. Land Assurance Fund: 0.5 percent of property value, payable by the buyer, a legal requirement for title assurance.

On a US$500,000 property in Frigate Bay or the South East Peninsula:

ALHL fee: nil. The saving compared to the non-exempt purchase above is US$50,000 (EC$135,000). The transaction also completes two to three months faster with no Ministry approval wait.

Buying in each zone: the ALHL position at a glance

Common questions answered directly

Does a company need an ALHL? Under Section 6 of the Act, a company is treated as an alien if more than one-third of its directors, votes, or shares are held by unlicensed aliens. Structuring a purchase through a company does not automatically exempt the transaction. Your attorney advises on corporate structures.

What happens if you buy without an ALHL? Section 3 of the Act is explicit: land held by an unlicensed alien is forfeited to the Crown. The forfeiture requires a court judgment to become operative, but the risk is real. No legitimate transaction should proceed without either a registered ALHL or written attorney confirmation that an exemption applies.

Does the ALHL need annual renewal? No. Once granted and registered at the High Court Registry, the licence remains operative for the duration of your ownership. If the conditions of the licence are breached, Section 4(2) of the Act provides that your interest in the land is forfeited.

What is the half-acre limit? Foreign buyers are limited to purchasing up to half an acre per person, except where existing homes sit on plots exceeding half an acre or where subdivisions have larger plot sizes. Confirmed by multiple practitioner sources.

Can the ALHL application be denied? Yes. The Governor-General has discretion in granting licences under Section 4(1). Refusals are rare for genuine buyers with complete documentation, but incomplete applications, background concerns, or violations of the half-acre limit can cause delays or refusals. Your attorney advises on resubmission options.

Do I need a new ALHL when I sell to another foreigner? No. The new purchaser must obtain their own ALHL. Your licence relates to your ownership only.

Is this the same process for Nevis? The underlying legislation is the same Act, but on Nevis the application is submitted to the Nevis Island Administration (NIA) rather than the Ministry of Sustainable Development in St. Kitts. Your attorney routes the application correctly based on which island the property is on.

Working with SKN Real Estate

SKN Real Estate handles foreign buyer transactions as standard practice. Before we arrange viewings or present offers, we establish which purchase route applies: ALHL-exempt zone, CBI-approved property, or standard ALHL route. This shapes your total acquisition cost and timeline from the outset.

We facilitate introductions to qualified local attorneys who handle ALHL applications regularly. We do not provide legal advice, but we ensure you are connected with people who do. To discuss a specific property or the purchase process as a foreign buyer, contact us at info@sknrealestate.com or +1 869 763 4441. Our office is on Central Street, Basseterre. Browse all current listings at sknrealestate.com/.

Frequently asked questions

How long does the ALHL process take?

Allow approximately three months from application submission to registered licence at the High Court Registry. The full purchase timeline for a standard non-exempt transaction is five to six months when the ALHL process is included. For Frigate Bay and South East Peninsula purchases where the ALHL is not required, the transaction typically completes in two to four months.

What is the ALHL fee?

10 percent of the property value as assessed by the Inland Revenue Department. On a US$400,000 property this is US$40,000 (EC$108,000). On a US$600,000 property it is US$60,000 (EC$162,000). This fee is not charged in Frigate Bay, the South East Peninsula, or on CBI-approved purchases.

Where do I get the application form?

The official government form is available to download from our ALHL form download page and from the Government of St. Kitts and Nevis at gov.kn. Your attorney handles the completed submission on your behalf.

Can I buy property in St. Kitts without an ALHL?

Yes, in two situations: purchasing within the designated exempt zones of Frigate Bay or the South East Peninsula, or purchasing a government-approved CBI development. In both cases the ALHL requirement and fee are waived entirely. Your attorney confirms in writing whether any specific property qualifies before you commit to a purchase.

What documents do I need for the ALHL application?

Valid passport copies, proof of legal residence in your home country, at least six months of bank statements showing source of funds, a police clearance certificate from your country of residence and any country where you have lived for an extended period, and a copy of the Sale and Purchase Agreement or Letter of Intent for the property. Your attorney confirms the exact documentation package required for your specific application before submission.

What happens if my ALHL application is denied?

If an application is not approved, your attorney advises on whether the deficiency can be addressed and resubmission is appropriate. The conditional offer clause in your Sale and Purchase Agreement protects you in this scenario by making the transaction subject to ALHL approval. The deposit is not at risk if the licence is not granted and the condition is triggered.

Last updated: April 2026 | SKN Real Estate, Central Street, Basseterre, St. Kitts | sknrealestate.com/ | info@sknrealestate.com | +1 869 763 4441