John Nicholson standing infront of the pool at Indigo House with views over the Grenadines

Top Tips For Buying Property In The Caribbean

John Nicholson, Rocky Bay landowner and overseer of three home constructions, will be on hand to provide you with expert guidance should you need it. Having built both Indigo House and Iguana House at Rocky Bay, John has a unique understanding of what it takes to build your dream home in this area of Bequia.

If required, John is available to advise on aspects of your project, from purchasing the land to local planning procedures, architectural design and recommending local contractors. His first-hand experience and in-depth knowledge of Rocky Bay and Bequia will make building your dream home a stress-free reality. If you want to know how to buy a house in the Caribbean, John knows the ins and outs of every step.


“Apart from the view, many other equally important aspects need to be considered”.


Top tips to look for when buying land

Privacy and seclusion
Rocky Bay  plots are large enough to offer privacy and seclusion and we want to preserve as much of the natural habitat as possible.


Protection from strong NE winds between December and April
During the months of December to April, North East trade winds often reach 25 Knots. A villa with a NE facing verandah will be exposed to these uncomfortable winds. Rocky Bay plots are South facing.


No invasive loud music from bars and restaurants
There are no bars or restaurants with loud music near Rocky Bay.


No Sargasso seaweed odours

Sargasso weed has become a increasing problem in recent years. It emits Hydrogen Sulphide  which is corrosive and harmful to inhale. Rocky Bay does not have any Sargasso weed.


Protective covenants
Rocky Bay is protected by covenants to ensure the area retains its natural beauty.


South facing with cool breeze year round
Rocky Bay plots are protected from the strong NE winds yet exposed to the gentle SE summer breeze, making it cool year round.


Large plots with gentle gradient, ideal for building
A gentle gradient is the perfect site to construct a villa. Steep gradients add considerably to the construction costs.


Easy access for visiting guests to park
A larger plot allows ample room for a drive and guest parking. Many villas on Bequia have restricted access and parking.


Beautiful views of Mustique and the Grenadines
Rocky Bay does have beautiful views, like most other villas on Bequia, but It should not be your main priority. Careful research and due diligence is necessary before making that final decision to buy.


Additional & Potential Hidden Costs of Building
A Property

Gradient of land
Building on a steep gradient requires a tall structure, making construction and routine maintenance very expensive. Rocky Bay has a gentle gradient which keeps construction costs to a minimum.


Drainage
In the rainy season, it can rain up to 8 inches of rain in one day. You must study the adjacent higher ground to see if it is drained properly, ensuring it will not flood your land or house. Rocky Bay has a flooding scheme plan to avoid flooding.


Access to property
Observe the gradients and access to the property. Consideration of adequate parking and turning facilities for owners and visitors are extremely important. Rocky Bay plots have plenty of room for access and parking.


Corrosion

The sea air is corrosive, and most stainless steel items are susceptible to corrosion. Careful consideration needs to be given to door furniture such as handles and hinges. Lights made of pottery, bamboo, plastic and glass are preferable to stainless steel.

You could find yourself frequently replacing electrics, fixtures and fittings if you don't choose wisely.


Alien Land Holders Licence
Any person wishing to purchase land or a house must apply for an Alien Land Holders Licence from the government – this only applies to a specific plot or property.

The approximate cost for the licence and tax is 17.5% of the purchase price, including the 5% tax, lawyers fee and government fee.

In addition to the application form, the government requires a copy of your passport, two passport photographs, and a letter from the police from your country of residence confirming you have no criminal record – this can take up to 6 weeks to obtain.


Costs of building a house
Many factors considerably impact building costs. Decisions need to be made in the following areas before asking for quotations:

  • The gradient of the site. Construction on steep gradients is considerably more expensive

  • Hip or gable roofs. Hip roofs are much more expensive

  • Corrugated steel, concrete or tiled roof

  • Flooring; concrete, timber, ceramic tile or coral stone tile

  • Kitchens units and appliances; imported or purchased locally

  • Bathroom sanitary ware; Imported or purchased locally

  • Joinery of doors and windows; hardwood, softwood or imported

The gentle gradient of Rocky bay plots is perfect for keeping construction costs to a minimum


Other costs to consider when purchasing land
In addition to purchasing land and building a house, there are other costs to consider:

  • Architects fees

  • Landscaping the garden

  • Entrance drive and gates, fencing the perimeter and furniture and furnishings

 

 

Frequently Asked Questions

 

Are house designs available?

Yes, we have many plans for 1, 2, 3 and 4 bedroom villas or you can appoint your own architect to create your perfect villa.


Is it easy to import furniture?

Yes. Shipping goods of any size from Europe or USA is easy. There are many customs clearance houses to deal with import formalities. 


Is there income potential from holiday rentals?

Yes there is a large demand for renting property in Bequia both short term and long term. 


The major advantage in building is that you get exactly what you want and it will be maintenance free for the first few years. 

Is it better to build or buy an existing house?


How long does it take to build a house?

This depends on the style and design. John Nicholson constructed Indigo House in 13 months.


Is it easy to get planning permission?

Yes. Just send an application to the planning department with architect drawings. It normally takes about 6 weeks for approval.


Are there any places to stay near Rocky Bay?

Yes there’s a selection of places to stay suiting varying budgets.

Hotels:
Bequia Beach Hotel
Bequia Plantation Hotel

You’ll also find many villa and apartment rentals within 7-minutes of Rocky Bay