Hot property: The latest news from the real estate market
Change is afoot on Antigua’s prized west coast – and this is only the beginning of an exhilarating new chapter, says Luxury Locations’ Nadia Dyson
It’s impossible to write about the current trajectory of Antigua’s property sector without starting with the momentous rejuvenation of Jolly Harbour. An exciting new chapter is beginning for this much-loved community, long the location of choice for both buyers and holidaymakers.
The old commercial centre held a certain charm but time had taken its toll and the bulldozers finally moved in in May 2026. Its circa 20 businesses – plus several new ones –moved into their temporary homes on the site of the former Grand Princess Casino (who remembers that in its heyday?).
The new Commercial Village now boasts a smorgasbord of eateries – from authentic Italian to piquant Mexican fare, a traditional Texas Smokehouse and even a British pub (bacon butty, anyone?).
Meanwhile, the wider Jolly Harbour area has never felt more alive. The Palms Bar, Café & Lounge — conveniently located next to the new Athletic Club – hosts an array of evening social events like games nights, karaoke, and themed parties. The Athletic Club itself has revolutionised the area’s sporting scene with its cutting-edge gym equipment, tennis and pickleball courts, and fabulous pool, complete with sun-loungers and daybeds, for the exclusive use of Jolly Harbour’s residents and visitors.
The community continues to attract boating enthusiasts from across the globe. After all, there aren’t many places in the world where you can dock a boat in your backyard without forking out a fortune.
The impending arrival of the Nikki Beach resort – the Miami brand credited with conceptualising the beach club – is set to raise Jolly Harbour’s bar even further.
In early 2025, an exceptional surge in sales left local real estate agencies like ours with a dearth of inventory. This year has seen a fresh wave of newly renovated Jolly Harbour villas entering the market, with price-tags of up to US$765,000. Interest is high and I fully expect them to sell them imminently.
To put that in perspective, five years ago, most waterfront villas in Jolly Harbour sold for less than US$350,000. Prices have risen steadily since the pandemic as people across the world reconsidered their lifestyle choices. And yet, compared to many newer developments, they still represent compelling value.
My prediction is that once Jolly Harbour’s forthcoming condos, upgraded infrastructure and Nikki Beach are completed, prices will soar further. For anyone mulling a purchase, now is the moment to do so.
Price per square foot is only one measure of value, of course. The overall price will factor in aspects like location, frontage, views, and amenities. Based on my experience – and these are just estimations – properties in and around Jolly Harbour could range from US$638 per square foot for a two-bed waterfront villa, to US$798 for a waterfront home at The Gardens, to US$1,125 for a property on Jolly Beach, and to as much as US$2,100 for some of Nikki Beach’s most luxurious branded residences.
Jolly Harbour remains one of the lowest-priced waterfront communities on Antigua's west coast when measured on a price-per-square-foot basis. At its current listing price, the waterfront villa comes in below even the lowest-priced Sugar Ridge condo — and that's before you factor in everything Jolly Harbour offers that a condo can't, like a 40-foot dock and direct waterfront living.
The challenge is that there is very little land left within Jolly Harbour itself. Demand continues to grow while supply remains constrained — a combination that has historically driven long-term appreciation. The question many investors are asking is: where is the ceiling?
My personal view is that we haven't reached it yet. As Nikki Beach progresses, the new commercial centre opens, infrastructure keeps improving, and more luxury buyers discover the area, I believe the best waterfront villas in Jolly Harbour will continue to benefit from rising demand.
The same logic applies if you look ahead to Nikki Beach. The price-per-square-foot comparison shows just how much room Jolly Harbour still has — but the real opportunity is in applying that same appreciation thinking to a development that's only now coming to market. Nikki Beach will take around five years to build, and if you get in now, you stand to benefit from the value it adds over that period rather than buying once it's complete.
Pair that with the Citizenship by Investment Programme and the case becomes even stronger. It's worth remembering that citizenship is granted once your application is processed — well before the development is complete — so you could be holding the property while it's being built, with your money potentially growing. By the time it's finished, you have options: move in and enjoy it, hold it for rental income, or sell at the higher value. That's more than what most banks will give you in interest, and not a bad way of looking at it.
A word of caution: these are just projections based on past performance and my own knowledge of the Antigua market. I certainly don’t seek to offer financial advice.
Elsewhere, Antigua has a host of fantastic new developments coming onstream.
The road behind Jolly Harbour leading to Hermitage Bay and Pearns Point is finally being resurfaced - great news for Pearns Point where there are whispers of a high-end hotel brand soon to be announced.
Over on the east coast, the big news is the Long Bay Zen Resort, an ultra-luxurious US$200 million development that recently broke ground.
So, the Antigua property market continues to perform strongly. We've personally experienced a 50 percent increase in buyers – particularly from the US - enquiring about the Citizenship by Investment Programme.
What's particularly encouraging is that many of these buyers aren't simply looking for a passport. They want a home – somewhere they can spend quality time, enjoy the Caribbean lifestyle, work remotely, retire in the future, or pass on to the next generation.
That distinction matters, because buyers who purchase homes create far greater long-term economic benefit for Antigua. They support local businesses, employ contractors and service providers, contribute to the tourism sector, and help drive demand for quality residential developments. The result is a healthier, more sustainable economy.
From what we're seeing on the ground, Antigua is increasingly viewed not simply as a citizenship destination, but as a genuine lifestyle destination — safety, sunshine, community, boating, beaches and a slower pace of life, while maintaining strong international connectivity.
And despite the number of developments currently underway, Antigua will remain remarkably low density compared to many competing destinations. The island's charm has always been its balance between growth and authenticity.
