Houses for Sale in St Kitts
Houses and villas for sale in St Kitts, from village homes at US$179,000 to villas in Frigate Bay and Half Moon. Below the listings: what houses cost in each area, where to buy, and every cost of buying, whether you live here, live abroad or are buying as a foreigner.
St Kitts Houses for Sale Now
For SaleUS$1,750,0006 Bedroom Hilltop Home For Sale in Half Moon Bay, St Kitts: Atlantic Views & Two Rented Apartments
For SaleUS$179,000Half Moon Villa next to Frigate Bay Golf Course, As Is
Hot OfferUS$320,000House For Sale in Atlantic View, St. Kitts
Hot OfferUS$11,500,000Infinisea Villa for Sale, South East Peninsula, St Kitts
US$659,000Caribreezes Villa For Sale at Half Moon Bay Villas
US$750,000Villa For Sale at Marriott Villas St. Kitts
US$660,000Eden Cottage – Great Investment Property For Sale
Hot OfferUS$700,000Great St Kitts Investment Property For Sale – St Kitts Apartments For Sale
US$350,000House for sale in Bird Rock, St Kitts with income potentialHow Much Does a House Cost in St Kitts?
Most houses for sale in St Kitts ask between US$350,000 and US$1,000,000 (EC$945,000 to EC$2,700,000). Village homes start at around US$125,000. Frigate Bay and Half Moon villas usually ask US$575,000 to US$1.4 million, and the South East Peninsula starts at about US$1.3 million.
Where you buy matters more than how many bedrooms you get. A four bedroom house in Sandy Point can cost less than a two bedroom villa in Frigate Bay.
House prices by area
| Area | Typical asking price | In EC$ | What you find there |
|---|---|---|---|
| Villages: Sandy Point, Old Road, Tabernacle, Saddlers, Molineux | US$125,000 to US$325,000 | EC$337,500 to EC$877,500 | Older family homes and cottages, many on their own lot |
| Conaree | US$300,000 to US$500,000 | EC$810,000 to EC$1,350,000 | Three and four bedroom homes, some with sea views |
| St Peters, Milliken, Cedar Grove, Cane Grove | US$300,000 to US$650,000 | EC$810,000 to EC$1,755,000 | Newer family homes in quiet developments |
| Basseterre, Fortlands, Beacon Heights, Shadwell | US$325,000 to US$525,000 | EC$877,500 to EC$1,417,500 | Family homes close to town; historic great houses go far higher |
| Bird Rock | US$425,000 to US$1,000,000 | EC$1,147,500 to EC$2,700,000 | Hillside homes with harbour views (fewer come up for sale) |
| Half Moon | US$650,000 to US$1,000,000 | EC$1,755,000 to EC$2,700,000 | Villas and larger homes with Atlantic views |
| Frigate Bay, Calypso Bay, Sunrise Hill | US$575,000 to US$1,400,000 | EC$1,552,500 to EC$3,780,000 | Villas and resort homes; no Alien Landholding Licence needed |
| South East Peninsula and Christophe Harbour | US$1,300,000 to US$2,600,000 | EC$3,510,000 to EC$7,020,000 | The top of the market; some homes ask over US$4 million |
| All of St Kitts | US$350,000 to US$1,000,000 | EC$945,000 to EC$2,700,000 | The middle half of all houses for sale |
House prices by size
| Size | Typical asking price | In EC$ |
|---|---|---|
| 2 bedrooms | US$250,000 to US$475,000 | EC$675,000 to EC$1,282,500 |
| 3 bedrooms | US$325,000 to US$850,000 | EC$877,500 to EC$2,295,000 |
| 4 or more bedrooms | US$450,000 to US$1,400,000 | EC$1,215,000 to EC$3,780,000 |
Typical asking prices are the middle half of houses and villas listed for sale by 10 other agencies in St Kitts and Nevis in October 2026, with each home counted once. Homes over US$4 million are left out. These are asking prices, not sale prices, and SKN Real Estate's own listings are not included. EC$ at 2.70 to the US dollar.
Houses under US$300,000
They exist, mostly in the villages and in older homes that need some work. Land is the other route: lots near Basseterre start at about US$60,000, and building costs run about US$150 to US$200 a square foot. Our guide to what under US$300,000 actually buys goes through the options.
Nevis house prices
Nevis is priced higher than most of St Kitts. Houses there usually ask US$500,000 to US$1,300,000, with the Oualie and Pinney’s beach areas at the top.
Where to Buy a House in St Kitts
Frigate Bay
Just south of Basseterre, between the Atlantic and Caribbean beaches, with the golf course, the resorts and most of the island’s restaurants. No Alien Landholding Licence is needed here, which saves a foreign buyer 10%. Houses and villas usually ask US$575,000 to US$1.4 million, and they rent well to Ross University students and visitors.
Half Moon
On the hills above Frigate Bay, looking out over the Atlantic. Mostly villas and larger family homes, usually US$650,000 to US$1 million.
South East Peninsula and Christophe Harbour
The quiet end of the island: Christophe Harbour, Turtle Beach and the marina. The most expensive houses in St Kitts, usually US$1.3 million to US$2.6 million, with several above US$4 million. No licence is needed for up to two acres bought for a home, and sellers pay 12% stamp duty here instead of 10%.
Basseterre and around town
The capital and the communities around it: Fortlands, Beacon Heights, Buckley’s, Shadwell and Cane Garden. Close to work, schools and the hospital. Most family homes ask US$325,000 to US$525,000. The old great houses in Fortlands and Shadwell go much higher.
Bird Rock
On the hill between Basseterre and Frigate Bay, with views over the harbour. Fewer houses come up here. Recent asking prices run from about US$425,000 to US$1 million.
St Peters, Milliken and Cedar Grove
North of Basseterre. Newer family homes in quiet developments, mostly US$300,000 to US$650,000.
Conaree and the east coast
Atlantic side, a few minutes from the airport. Homes here mostly ask US$300,000 to US$500,000.
Sandy Point, Old Road and the villages
Old Road, Sandy Point, Half Way Tree, Tabernacle, Saddlers, Dieppe Bay and Molineux. The best value on the island: most houses ask US$125,000 to US$325,000. A good fit for local buyers and anyone happy to live further from town.
Buying a House in St Kitts: Steps and Costs
Can foreigners buy a house in St Kitts?
Yes. A foreign buyer needs an Alien Landholding Licence: 10% of the price, house included, and about three months to come through. Your attorney applies to the Ministry of Sustainable Development. In Frigate Bay and on the South East Peninsula no licence is needed, which is why so many overseas buyers start there. How to apply for the licence.
Buying from abroad as a Kittitian or Nevisian
Citizens buy as locals, wherever they live: no licence and no extra fee. If you are overseas, we can show you homes over WhatsApp video before you fly in.
Step by step
- Agree the price and sign a sale agreement. You pay a deposit, usually 10%, which your attorney holds until completion.
- Your attorney checks the title and survey. If you need an Alien Landholding Licence, the application goes in now.
- Completion. You pay the balance, the seller pays the stamp duty, and the transfer is registered in your name. Allow two to four months, or three to six if you are waiting on a licence.
Closing costs: who pays what
| Cost | Who pays | How much |
|---|---|---|
| Deposit (part of the price) | Buyer | Usually 10%, held by the attorney until completion |
| Alien Landholding Licence | Foreign buyer | 10% of the price, house included. Not needed in Frigate Bay or on the South East Peninsula |
| Attorney fees | Buyer | 1% to 2% of the price |
| Registration | Buyer | Small, usually under US$500 |
| Stamp duty | Seller | 10% of the price. 12% on the South East Peninsula |
| Agent commission | Seller | Agreed between seller and agent |
Example: a foreign buyer paying US$400,000 for a house in Cayon pays about US$44,000 to US$49,000 on top of the price. The same house in Frigate Bay costs about US$4,000 to US$9,000 on top, because no licence is needed. Our guide to buying property in St Kitts covers each step in detail, and buying in Frigate Bay without a licence explains the exemption.
Mortgages
Citizens and residents can borrow from the local banks. Buyers living overseas can borrow too, but expect a larger deposit and stricter terms. Talk to us before you make an offer and we will point you to the banks our buyers use.
Property tax
Low. Residential property in St Kitts is taxed at 0.2% of the land value plus 0.2% of the building value each year, and the first EC$80,000 of the building value is exempt.
Houses and citizenship
A house only counts for Citizenship by Investment if it is in a project the government has approved: at least US$325,000 in an approved development or US$600,000 for an approved private home, held for seven years. An ordinary house on the open market does not qualify. See our Citizenship by Investment guide.
Houses for Sale in St Kitts: Questions We Get Asked
How much does a house cost in St Kitts?
Most houses for sale in St Kitts ask between US$350,000 and US$1,000,000 (EC$945,000 to EC$2,700,000). Village homes start at around US$125,000. Frigate Bay and Half Moon villas usually ask US$575,000 to US$1.4 million, and homes on the South East Peninsula start at about US$1.3 million. These are asking prices in October 2026.
Can foreigners buy a house in St Kitts?
Yes. A foreign buyer needs an Alien Landholding Licence, which costs 10% of the purchase price and takes about three months. In Frigate Bay and on the South East Peninsula no licence is needed. Citizens of St Kitts and Nevis never need one, even if they live abroad.
What is the Alien Landholding Licence?
Government permission for someone who is not a citizen to own land or a house in St Kitts. Your attorney applies to the Ministry of Sustainable Development. The fee is 10% of the price, house included, paid at the Inland Revenue Department, and the licence is registered at the High Court Registry.
Who pays stamp duty on a house in St Kitts?
The seller. Stamp duty is 10% of the price on an ordinary sale and 12% on the South East Peninsula. The buyer pays 6% only when buying from the Frigate Bay Development Corporation, the National Housing Corporation or the Government.
What does it cost a foreign buyer on top of the price?
Outside Frigate Bay and the South East Peninsula, the 10% licence fee plus attorney fees of 1% to 2% and a small registration fee. On a US$400,000 house that comes to about US$44,000 to US$49,000. Inside those two areas it is mainly the attorney fees.
How long does it take to buy a house in St Kitts?
Two to four months from accepted offer to registered title for a citizen, or for any buyer in Frigate Bay or on the South East Peninsula. A foreign buyer elsewhere also waits for the Alien Landholding Licence, so allow three to six months.
Can I get a mortgage to buy a house in St Kitts?
Citizens and residents can borrow from the local banks. Buyers living overseas can borrow too, but expect a larger deposit and stricter terms than a resident gets. Ask us and we will put you in touch with the banks our buyers use.
Does buying a house in St Kitts give you citizenship?
Only if the home is in a project the government has approved for Citizenship by Investment: at least US$325,000 in an approved development or US$600,000 for an approved private home, held for seven years, plus government fees. An ordinary house on the open market does not qualify.
Where are the cheapest houses in St Kitts?
In the villages away from Basseterre and Frigate Bay: Sandy Point, Old Road, Tabernacle, Saddlers and Molineux. Most houses there ask US$125,000 to US$325,000, and older homes that need work can go lower.
Not seeing the right house?
Tell us your budget and the area you want, and we will send you what fits.
Selling a house in St Kitts? Here is how we sell homes.