Royal Westmoreland, Barbados: property for sale and villas to rent

The course was designed by Robert Trent Jones Jr and is an 18-hole, par 72 championship layout. It is built across the hillside with sea views from much of the course, and uses the walls of a former coral stone quarry on its front nine, along with carries over gullies and water on several of the par 3s. It is a private course, played mainly by members, owners and guests staying on the estate, with limited tee times for visitors.

The colonial-style clubhouse sits at the heart of the estate, with its restaurant and terrace looking over the course. Around it are swimming pools, a gym, tennis, padel and pickleball courts, and a spa, along with a more informal bar serving local food. A shuttle bus runs between the estate and the beach club for those with the appropriate membership.

Royal Westmoreland opened its beach club on Mullins Beach in October 2018, giving the estate a base on the sea. It has a bar and restaurant and sun loungers on the sand. Members and their guests use it as part of their membership. Mullins is a few minutes’ drive north of the estate, on the stretch of coast between Holetown and Speightstown.

Access to the facilities at Royal Westmoreland depends on the membership tier attached to each property, and this is the first thing to check on any house. A property may carry full membership, which includes the beach club, pools, gym and courts and the right to book golf, paid for by the round; social membership, which includes everything except golf; or no membership, in which case the communal facilities are not available to the owner or guests. Memberships run annually from 1 February.

Guests staying in rental properties who want to use the facilities also pay a weekly resort fee, set by Royal Westmoreland and collected by the estate directly.

The estate offers a wide range of homes, which is part of its appeal. At one end are apartments and golf cottages, popular as a first Barbados home or a lock-up-and-leave base. In the middle are townhouses and golf villas in small groups, many with private plunge pools and shared gardens. At the top are detached villas on larger plots, often with sea views across the course. A number of building plots and new homes have also come to market in recent years. Most homes are fully furnished and many have an established rental history.

Prices span a far wider range than at Sandy Lane, which makes Royal Westmoreland one of the more accessible ways to own on the West Coast within a managed estate.

Buyers come mainly from the United Kingdom and North America. Families value the security, the facilities and the space for children; golfers come for the course; and many owners combine their own winter stays with letting the house through the rest of the year.

Purchases follow the normal Barbados process, with a Barbados attorney on each side. Anyone may own freehold property here, on exactly the same footing as a Barbadian. Beyond the price, ask about the membership tier and its annual cost, the estate’s service charges or community fees, any rules on renting and alterations, and the house’s rental income history if you plan to let it. Our guide to the cost of buying property in Barbados sets out the taxes and fees, which on a typical sale fall mainly on the seller.

Royal Westmoreland is one of the most popular places on the island for a villa holiday, especially for families and golfers. Homes are let by the night or week, from apartments for couples to large villas with staff. When choosing a rental, check the property’s membership tier, since it decides whether you can use the beach club, pools and golf, and allow for the resort fee if you plan to use the facilities.

We represent homes on the estate for sale and for holiday lets, so you can rent first and buy later, or buy a house with a letting record.

Our office is in Holetown, below the estate. Call +1 246 620 4105, message us on WhatsApp at +1 246 826 4252, or email info@onecaribbeanestates.com.