Report No. 04 — Pricing & Rates
The St Barts Pricing Index
How the festive fortnight, enclave and staffing level move the nightly rate on a staffed St Barts villa.
Seasonal bands
St Barts runs four distinct pricing seasons rather than the conventional high and low. The festive fortnight is a market of its own; the January to April high season is firm but negotiable at the margin; the May to July shoulder is where the value sits; and the August to October window is thin, with many houses and most restaurants closed.
| Season | Nightly band | Minimum stay |
|---|---|---|
| Festive, 20 Dec – 4 Jan | USD 15,000 – 45,000 | 14 nights |
| High, Jan – Apr | USD 5,000 – 12,000 | 5–7 nights |
| Shoulder, May – Jul | USD 3,000 – 7,000 | 3–5 nights |
| Low, Aug – Oct | USD 2,500 – 5,500 | 3 nights |
Enclave premiums
Location moves the rate almost as hard as season. Beachfront on Flamands carries the clearest premium because it is the only address where a large staffed house and a serviced swimming beach share a plot. Gouverneur and Lurin trade privacy and floor area for a drive to the sand, which sets the effective baseline for the island.
| Enclave | Position | What drives it |
|---|---|---|
| Gouverneur & Lurin | Baseline | Largest plots, highest privacy, car-dependent beach |
| Flamands | +20% to +35% | Walk-out serviced beach, limited front-row supply |
| Gustavia hillside | Level, per bedroom | Walkability and harbour views on smaller plots |
| St Jean | -10% to -25% | North aspect, busier beach, airstrip proximity |
Staffing and the festive surcharge
Almost no St Barts villa includes a chef in the headline rate. Over the festive fortnight, chef day rates rise by roughly half again and 31 December is contracted as an event rather than a service day, so the staffing line can add ten to fifteen per cent to a two-week booking before provisioning.
Chef, breakfast and dinner
EUR 400 – 700 per day in standard season, EUR 700 – 1,200 across the festive fortnight, exclusive of provisioning.
New Year's Eve dinner
Billed as an event at EUR 1,500 – 4,000 plus provisioning, not as a standard service day.
Provisioning
EUR 90 – 180 per person per day standard, EUR 150 – 300 festive, at cost with island import pricing.
Methodology & limitations
Bands are read from live connected partner inventory for staffed St Barts houses of five bedrooms and above, compared against the same houses in the low-season shoulder. Ranges describe what the market asks, not a quote: live pricing for any specific house is confirmed at the point of reservation through our partner network. Chef and staffing figures are indicative day rates exclusive of provisioning, which is billed at cost.