Valley Rd, Jolly Harbour
Sugar Ridge Condos
From US$300,000
Condos, villas, lots
Whole ownership, or two-way or three-way co-ownership from US$300,000 per buyer.
CIU-Approved Partner Development
CIP Pre-Approved · Jolly Beach
Nikki Beach Residences
on Jolly Beach, Antigua
Branded residences and beachfront villas at the first Nikki Beach resort in the Western Hemisphere, on Antigua’s west coast. A pre-approved CIP real estate project, with sales launching at the end of October 2026. Below, the prices, costs, deposits and rental rules, set out plainly.
Register your interest
- Studios to beachfront villas
- From US$870K
- Residences and beachfront villas
- 134 homes
- Antigua’s west coast
- Jolly Beach
- Pre-approved real estate project
- CIP approved
- Expected completion
- Q1 2030
Residences
Residences and prices
Five ways in, from a studio to a villa on the sand. Beside each starting price is the matching Nikki Beach furniture, fixtures and equipment (FF&E) package, which is optional unless you join the rental programme.
| Residence | From | FF&E package | Interior | Terrace | Total |
|---|---|---|---|---|---|
| StudioSelected | US$870,000 | US$90,000 | 597 sq ft | 98 sq ft | 695 sq ft |
| 1 bedroomSelected | US$1,055,000 | US$135,000 | 775–856 sq ft | None–202 sq ft | 775–997 sq ft |
| 2 bedroomSelected | US$1,960,000 | US$198,000 | 1,223–1,770 sq ft | 146–630 sq ft | 1,491–2,179 sq ft |
| 3 bedroomSelected | US$3,150,000 | US$325,000 | 1,912–2,279 sq ft | 351–700 sq ft | 2,288–2,979 sq ft |
| Beachfront villaSelected4 bed, private pool, rooftop terrace with hot tub | US$7,800,000 | US$635,000 | 4,496 sq ft | 2,497 sq ft outdoorincl. pool deck and rooftop terrace | 6,993 sq ft |
Sizes are approximate and vary by plan. Exact sizes are set out in the Sale and Purchase Agreement.
Starting prices in US dollars for the first release. Every residence is sold as whole ownership; there is no fractional option. The renders reflect the finished specification.
The Resort
The resort, and what owners can use
Owning here means a home inside a working Nikki Beach resort, with a private layer kept for owners alone. A planned 11,000 sq ft Nikki Spa & Fitness Centre will anchor wellness at the resort.
Across the resort
For owners only
Location
Jolly Beach, on the west coast
Nikki Beach Residences sits on Jolly Beach, on Antigua’s west coast. Jolly Harbour’s marina is beside it, and St. John’s, the capital, and V.C. Bird International Airport lie to the north-east.
- Jolly Harbour marina Walking distance
- St. John’s 13.1 km, about 24 minutes
- V.C. Bird International Airport 16.5 km, about 28 minutes
Ownership
What owning here involves
What ownership involves once the keys are yours: the rental programme, the rule on short-term letting, and the running costs.
The rental programme (optional)
| Operator | Nikki Beach Hotels & Resorts |
| Term | 5 years, then renewing automatically for 3-year terms |
| Your own use | Up to 60 nights a year; seasonal notice periods and holiday blackouts apply |
| Revenue share | The owner receives 75% of net rental revenue |
| Pooling | None: each residence earns on its own performance |
| Reporting | Quarterly statements |
| FF&E reserve | 4%, taken from the owner’s share |
| Furnishing | The Nikki Beach FF&E package is required |
These are the programme’s terms, not a forecast. MORA does not project rental income or returns, and the programme is not an investment return.
Outside the rental programme, short-term letting isn’t allowed.
If you don’t join the programme
Owners who stay outside the rental programme may not rent their residence short term. That rules out Airbnb, VRBO and similar platforms. If letting your residence matters to you, the programme is the route, so it is worth deciding before you choose your FF&E package.
Ongoing costs
Owners pay utilities, association fees, insurance and applicable taxes. Association fees and closing costs have not yet been published; they are available from the MORA team as the developer releases them.
Payments
From reservation to closing
The developer’s deposit schedule, milestone by milestone, at the starting price of the residence you chose.
-
Reservation
Deposit
US$25,000
With a signed Reservation Agreement.
US$25,000 paid (3%)
-
SPA signing
10%
US$62,000
Within 5 working days of signing the Sale and Purchase Agreement, less your reservation.
US$87,000 paid (10%)
-
120 days
15%
US$130,500
15% at 120 days after SPA signing.
US$217,500 paid (25%)
-
Roof complete
20%
US$174,000
When the roof of your building is complete.
US$391,500 paid (45%)
-
Interiors complete
20%
US$174,000
At completion of the interior finishes.
US$565,500 paid (65%)
-
Closing
35%
US$304,500
The balance, at closing.
US$870,000 paid (100%)
Deposit schedule provided by the developer and subject to change. Amounts are worked out at each residence’s starting price and before any FF&E package.
Buying Costs
Your closing costs
Stamp duty, legal fees and, for non-citizens buying outside the programme, the landholding licence, worked out on the starting price of the residence you chose. Choose “CIP real estate” if you are buying under the programme.
Antigua property is priced in US dollars. You can also type 500k or 1.2m.
How you are buying
US$90,000
Show figures in
Fees are set and charged in US dollars.
Estimated total
US$1,052,829
Buying costs add about 10.7% to the price.
Price and FF&E
US$960,000
Buying costs
US$92,829
See the full breakdownHide the breakdown
Price and FF&EUS$960,000
- Purchase price
- US$870,000
- Nikki Beach FF&E package (required for the rental programme)
- US$90,000
Buying costsUS$92,829
- Stamp duty (2.5%)
- US$21,750
- Non-Citizens Landholding Licence (7%)
- US$60,900
- Legal fee (1%)
- US$8,700
- ABST on legal fee (17%)
- US$1,479
TotalUS$1,052,829
Stamp duty and the licence are charged on the assessed value, which can differ from the price; this estimate uses the price. Deposits are part of the price, not an extra cost. The FF&E package is not part of the price these costs are worked out on.
Indicative only. Rates as of September 2026 and subject to change. Legal fees vary by agreement, and survey, bank, financing and ongoing costs are not included. Citizenship programme fees are separate: see our CIP cost calculator. MORA does not provide legal or tax advice. Confirm your position with your attorney before you commit. Tax treatment of the FF&E package to be confirmed.
Estimated total to close: Studio
Estimate- Purchase price
- US$870,000
- Nikki Beach FF&E package
- US$90,000
- Estimated closing costs
- US$92,829
- Estimated total
- US$1,052,829
Closing costs follow the route and legal fee chosen in the calculator above. Tax treatment of the FF&E package to be confirmed.
The developer’s own closing costs are not yet published, so they are not included here. The MORA team can share them as the developer releases them.
Citizenship by Investment
Nikki Beach and the CIP
Nikki Beach Residences is a pre-approved real estate project under Antigua and Barbuda’s Citizenship by Investment Programme. For many families it brings together a home they will use and a second citizenship that adds mobility, security and room for estate planning.
The minimum qualifying investment is US$300,000 in total deposits, and the property must be held for five years. Every residence type here meets the minimum once your deposits reach US$300,000.
The calculator below sets out the government fees and other costs of an application for your family, at the starting price of the residence you chose. More on the programme is on our Citizenship page.
Step 1 Your investment
The minimum is US$300,000.
US$90,000
Step 2 Who is applying
- Main applicant 1
- Spouse or partner
- Children under 12 0
- Children 12 to 17 0
- Dependants 18 to 30 0
- Parents 55 and over 0
Show figures in
Fees are set and charged in US dollars.
Estimated total
US$345,010
1 applicant · approved real-estate purchase
Property purchase
US$311,010
Citizenship fees
US$34,000
See the full breakdownHide the breakdown
Property purchase—
- Purchase price
- —
- Stamp duty (2.5%)
- —
- Legal fee (1%)
- —
- ABST on legal fee (17%)
- —
- Nikki Beach FF&E package (required for the rental programme)
- —
Citizenship fees—
- Government processing fee
- —
- Due diligence: main applicant
- —
- Due diligence: spouse
- —
- Due diligence: family
- —
- Passports
- —
- Licensed agent fee
- —
- Courier
- —
Total—
Planning to buy property once you hold citizenship? Our buyer's cost calculator shows what you would pay as a citizen.
Indicative only, based on the official CIU fee schedule (September 2026) and subject to change. Your bank's charges for sending funds are not included. Confirm figures with a licensed agent before you commit. MORA does not provide legal or immigration advice. Tax treatment of the FF&E package to be confirmed.
Talk to us about how the deposit schedule lines up with your CIP application.
Working With MORA
Why buy through MORA
The developer’s sales team represents the developer. The MORA team works for you.
01
Guidance on your side
We go through the Reservation Agreement, the purchase terms and the deposit schedule with you, ask the questions that matter, and make sure your own lawyer has what they need.
02
Registered first
We register you with the developer before anything else, so you’re protected as our client from the first conversation.
03
Walkthroughs together
We join you on virtual walkthroughs, so there is someone beside you asking questions as you go.
04
On the island
The MORA team is here in Antigua, so local questions get local answers, from the area to the people you’ll need after you buy.
Register Your Interest
Hear first when the residences release
Tell us what you’re looking for and the MORA team will register you with the developer and come back to you with availability, pricing and next steps.
Prefer to talk?
Book a call with the MORA teamOr call +1-268-779-4437 or email hello@morarealtyantigua.com.
Gallery
Villas, residences and the resort
Villas
Residences
Resort
All images are artist’s renderings.
Questions
Frequently asked questions
Can I buy a share of a residence?
No. Every residence and villa is sold as whole ownership only. There is no fractional or shared option.
Can I rent my residence on Airbnb or VRBO?
Not on your own. Owners who do not join the Nikki Beach rental programme may not rent their residence short term, which rules out Airbnb, VRBO and similar platforms. Short-term letting is only through the programme.
How does the rental programme work?
It is optional and operated by Nikki Beach Hotels & Resorts. The first term is 5 years, then it renews automatically for 3-year terms. You can use your residence for up to 60 nights a year, with seasonal notice periods and holiday blackouts. The owner receives 75% of net rental revenue, with no pooling: each residence earns on its own performance. Statements are quarterly, a 4% FF&E reserve comes from the owner’s share, and the Nikki Beach FF&E package is required. These are the programme’s terms, not a forecast of income.
Do I have to buy the FF&E package?
Only if you join the rental programme; otherwise it is optional. The packages are US$90,000 for a studio, US$135,000 for one bedroom, US$198,000 for two bedrooms, US$325,000 for three bedrooms and US$635,000 for a villa.
What does it take to reserve?
A reservation deposit of US$25,000 for a residence or US$50,000 for a villa, with a signed Reservation Agreement.
What is the deposit schedule?
10% within 5 working days of signing the Sale and Purchase Agreement (less your reservation), 15% at 120 days after SPA signing, 20% when the roof of your building is complete, 20% at completion of the interior finishes, and 35% at closing. The schedule is provided by the developer and subject to change.
Does Nikki Beach Residences qualify for Citizenship by Investment?
Yes. It is a pre-approved real estate project under Antigua and Barbuda’s Citizenship by Investment Programme. The minimum qualifying investment is US$300,000 in total deposits, and the property must be held for five years. Fees for an application are on our Citizenship page.
When will it be finished?
Sales launch at the end of October 2026, and completion is expected in the first quarter of 2030.
What will I pay once I own it?
Owners pay utilities, association fees, insurance and applicable taxes. Association fees and closing costs have not yet been published; they are available from the MORA team as the developer releases them.
More CIP Properties
Other CIP-approved projects
Sugar Ridge, near Jolly Harbour, St. Mary's
Villa Palm, Sugar Ridge
US$2,100,000
Detached villa, 3 bedrooms, half-acre lot
A detached hillside villa with an infinity pool, harbour views from every room, and room on its half-acre lot to add a guest house.
CIU-Approved MORA Listing
Lot 480, Jolly Harbour, St. Mary's
Villa Oceanic, Jolly Harbour
Lot US$1,950,000 · with custom villa US$5,100,000
Beachfront lot with a custom villa design
One of the few beachfront lots in Jolly Harbour, offered on its own or with a custom 11,000 sq ft villa built for you.
CIU-Approved MORA Listing
Information provided by the developer, current as of October 2026. Prices, availability, deposit schedules and specifications subject to change. Renderings are artist’s impressions.