Frequently Asked Questions

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

  • Yes, shipping goods of any size from Europe or the US is easy. There are many customs clearance houses to deal with import formalities. 

  • Yes, there is strong demand on Bequia for both short and long term rentals. 

  • The major advantage to building is you get exactly what you want. And it will be maintenance free for several years. Also, both land and houses are subject to the 17.5% Landholders license. Thus, you’ll end up paying much less for the government license by buying land versus purchasing a house.

  • This all depends on the size, style and design of the house. John Nicholson constructed Indigo House in 13 months.

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

  • Costs vary depending on style and location, but general figures:

    • Basic Caribbean-style home: $150–$250 USD per square foot

    • High-end custom villa: $300+ USD per square foot

    • Additional costs may include:

      • Land clearing and grading

      • Import taxes on materials

      • Shipping (especially if building materials must come from abroad)

  • You must obtain:

    • Building permits from the Physical Planning Unit

    • Environmental assessments for coastal or hillside sites

    • Follow hurricane and seismic building codes

    • Electricity: Supplied by VINLEC (island grid, reliable)

    • Water: Rainwater catchment systems are common; wells are rare

    • Sewage: Usually septic tanks

    • Internet: Available via fiber or LTE (e.g., Digicel, Flow)

A few more things to consider, avoid, or otherwise think twice about 

West-facing plots-Sunsets are undeniably nice, but full western exposures make villas unbearably hot in the afternoon.

Harbour views-It’s probably not the first thing you think of, but homes overlooking Admiralty Bay are subject to quite a bit of noise pollution at night.

Land near the main beaches-It’s wise to consider a few things here, Sargasso weed on certain NE and east facing beaches, increased mosquitos and a general reduction of privacy.

Additional & potential hidden costs of building here 

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’s drainage to ensure your house will not flood. 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 is extremely important. Rocky Bay plots have plenty of room for access and parking.

Corrosion-The salty sea air is quite 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. If you don’t choose wisely, you could find yourself frequently replacing numerous fixtures and fittings.

Alien landholders license-Any person wishing to purchase land or a house must apply for an Alien Land Holders License from the government. It should be noted, this license only applies to a specific plot or property. The approximate cost for the license and tax is 17.5% of the purchase price. This includes 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 in your country of residence, confirming you have no criminal record. The entire process can take up to 6 weeks to obtain.

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

  • The gradient of the site. Construction on steep inclines are considerably more expensive. However, the gentle gradient of Rocky Bay plots is perfect for keeping construction costs to a minimum.

  • 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.

Other costs to consider when purchasing land.

  • Architects fees.

  • Landscaping the garden.

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