Preferred Rental Rates for Potential Investors

Discounted rate is $1,250/night. This villa normally rents for $2,355/night.

Welcome to Villa Nonna, St. John, USVI

Lifestyle Asset Group invites you to discover a luxury vacation home in beautiful St. John, USVI, a vibrant Caribbean destination rich in its heritage, natural beauty, restaurants, magnificent beaches, nature trails, and stunning views of the ocean.

Through a proven LLC structure, Lifestyle Asset Group assembles a small group of member/investors who share equally in the purchase costs and operating costs, providing the opportunity to own and enjoy a multi-million-dollar home hassle-free for a fraction of the investment.

The Home

PETER BAY ESTATES

Villa Nonna, Peter Bay, St. John, USVI

One of the most exceptional offerings in Peter Bay Estates, valued at $5,320,000 Villa Nonna sits nestled beyond the gates of St John's premier North Shore community. Upon entering, a hand-crafted mahogany staircase leads you into the sprawling great room featuring sweeping views of numerous cays, intimate harbors and the daily fleet of small craft navigating the world class sailing waters between the US and British Virgin Islands.

The villa's layout and design are thoughtful to frame these views from every window throughout the home's ample public interior spaces and five well-appointed bedroom suites. Other amenities include outdoor showers, cozy balconies, a well-equipped home gym, and high-end appliances.

The interior design details relate charm and tranquility, while also playing well against the villa's notable grandeur. Stepping outside, this grandeur is carried over into the home's exterior with oversized decks and a very private swimming pool and hot tub.

Villa Nonna's outdoor area is the perfect stage for entertaining, relaxing, or contemplating a stroll down the private deeded access to the sugary white sand of Peter Bay beach located just a couple minutes down the road.

Each of the four suites has ocean views, and its own private balcony or terrace. A fifth bunk room (with additional trundle bed) is perfect for children or extra guests. The pool area is sheltered by a stone wall and enhanced by lush gardens and a convenient wet bar. Inside, the French doors, high ceilings and open floor plan make the most of the ocean views. There’s a gourmet kitchen with professional appliances, al fresco dining area, and every amenity. This is truly a spectacular home, and we know you’ll enjoy every minute.

The Story Behind Villa Nonna

Owner, of Villa Nonna, Paul Aniboli says Lifestyle Asset Group “is a dream come true.” He chose the Lifestyle Asset Group business model to cash out 85% of the property with new partners and he gets to keep 15% of his prized property.

Aniboli knows the real estate business well. He founded Long Island, New York-based RAMCO Development in 1999. Aniboli is known for successfully developing and building several large residential projects on Long Island including the historical Gatsby-era mansion, Arnold Manor.

“Lifestyle Asset Group’s partnership offerings for a multi-million-dollar luxury home which works perfectly for St. John. My wife Barbara and I visited every Caribbean island before settling on St. John. We love that the island is a US territory, uses American dollars and is easy to get to from the east coast. Having multiple investors is a smart idea for buyers who only spend a limited amount of time here. For me as the seller, it’s easier to find a small group of individual investors to buy a five million-plus property than just one buyer." Villa Nonna has it all for the sophisticated investor who covets a luxury property at a price that makes sense.

-Owner, Villa Nonna, Paul and Barbara Aniboli

Home Highlights

Residence Features

  • Bedroom 1: Master: King size bed, En-suite bathroom with indoor and alfresco shower, Air conditioning, Sofa, 2 Patios with chairs and tables
  • Bedroom 2: King size bed, En-suite bathroom, Air conditioning, Television, Patio
  • Bedroom 3: Queen size bed, Access to adjacent bathroom, Air conditioning, Television, Balcony
  • Bedroom 4: Queen size bed, En-suite bathroom with alfresco shower, Air conditioning, Balcony, Patio, Located on a separate pavilion
  • Bedroom 5: Children’s Room: Bunk bed, Air conditioning, Television, XBConnect
  • Sleeps 10

Features & Amenities

  • Air conditioning
  • Ceiling fans
  • Fully equipped kitchen
  • Satellite television
  • DVD players
  • Stereo system
  • Wi-Fi
  • Safe
  • Bar in Great Room with wine cooler
  • Washing Machine/Dryer
  • Exercise room

Outdoor Features

  • Pool with built-in heated soaking tub (no jets)
  • Poolside wet bar
  • Pool table
  • Terrace
  • Alfresco dining
  • Gas grill
  • Outdoor lounge area
  • Parking in bricked driveway courtyard
  • Ocean view

The Investment

The Quandary

The vast majority of owners pay 100% of the cost and expenses of their second home but only use it 8% of the year.

Lifestyle Asset Group provides the industry's only true, sensible solution to these problems.

Affordable. Sensible. Sound.

Since 2013, Lifestyle Asset Group has been the pioneer of a smart and sensible ownership model where a small group of like-minded investors own, debt free, a luxury second home with each investor only paying their share of the purchase and ownership costs.

  • Limited Liability Company is created to buy the property
  • A limited number of investors are admitted into the LLC
  • Each investor’s capital is 100% secured by the property, paid for free and clear
  • Ownership costs and usage are shared
  • Voting and shareholder control
  • Zero-hassle ownership and personal concierge services
  • Option for rental income
  • Defined 8-year exit strategy with no resale hassles
  • Owners participate in any upside when the property is sold

Reservation Model

Villa Nonna is offering a fixed-week reservation model so you and your family can plan your vacations each year.

  • Every week is assigned a dollar value and a % of equity ownership. If you buy the peak weeks, you will pay more but you will also have more equity in the home.
  • When the home is sold in 8 years, you will first get your original capital contribution returned, plus your share of any appreciation based on your % of the equity in the home.
  • If you rent your week, those rental proceeds are yours and are not pooled.
  • The annual fees of $4,500 per week will continue to be shared among all partners based on how many LLC units they buy. We will not weight the annual fees by time of year.

Villa Nonna Equity Options

Month Price/Week % of Equity In
January $150,000 2.31%
February $150,000 2.31%
March $170,000 2.62%
April $150,000 2.31%
May $150,000 2.31%
June $100,000 1.54%
July $100,000 1.54%
August $40,000 0.62%
September $40,000 0.62%
October $40,000 0.62%
November $150,000 2.31%
December $150,000 2.31%
Holiday Price/Week % of Equity In
Thanksgiving $225,000 3.47%
Christmas $300,000 4.63%
New Year's $300,000 4.63%

Investment Examples

5 weeks per year: Christmas week, 2 weeks in January 2 weeks in April = $900,000 contribution, 13.87% equity ownership

4 weeks per year: 1 week in March, 2 weeks in May, 1 week in July = $570,000 contribution, 8.78% equity ownership

2 weeks per year: Thanksgiving week, 1 week in March = $395,000 contribution, 6.09% equity ownership

Cost per night in this model: $642 (annual fees/nights of use)

Rental Participation Program

Partners have the option to rent any of the weeks they have purchased. The rental revenue earned from renting can be used to offset the annual expenses. This home, on average, rents for $15,000 per week.

The Exit Strategy

Delivering Peace of Mind

The exit strategy was developed by Lifestyle Asset Group to ensure owners have a genuine investment opportunity.

The term of the LLC is 8 years, a length that mirrors the holding period of vacation homes in general. At the end of the term, the residence is sold by Lifestyle Asset Group on behalf of the LLC at its highest possible value.

Each owner’s capital contribution is first returned in full, and 80% of property appreciation is then shared equally.

This is just the start!

Added Benefits

Lifestyle Asset Group has created a truly groundbreaking platform and there is much more to explore:

  • Free membership to Elite Alliance®, a travel club exclusively for vacation home owners
  • Reciprocity to sister LLC properties managed by Lifestyle Asset Group
  • Our fair and flexible reservation system
  • White glove concierge and travel services
  • An effortless in-residence experience
  • The Lifestyle Asset Group track record - a proven investment model

    Please use the form below to inquire further about these items or schedule a time to visit this property.

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