House Hunting in Turks and Caicos: Open-Air, Oceanfront Solitude

A Three-Bedroom Retreat on the Coast of Turks and Caicos


This three-bedroom villa is about again from a 40-foot cliff overlooking the Atlantic Ocean on the island of South Caicos, one among 9 inhabited islands and cays in the Turks and Caicos archipelago.

Known as Coral Villa, the Caribbean-inspired home contains a collection of interconnected pavilions with metallic roofs. Its 2,020-square-foot inside opens to an extra 2,580 sq. ft of exterior residing house on a 1.54-acre lot.

Completed in 2019, it’s one among 9 completed properties (and the primary resale) in the Peninsula Villas neighborhood of Sailrock Resort, a 770-acre growth with 300 homesites set amongst pure vegetation, distinctive topographies and various shorelines.

The central nice room has vaulted ceilings, uncovered wooden and travertine flooring.Credit…Courtesy of Turks and Caicos Sotheby’s International RealtyThe room opens out to a lined pool deck and Atlantic Ocean views.Credit…Courtesy of Turks and Caicos Sotheby’s International Realty

“It is a barefoot luxury lifestyle,” mentioned Michael Bovell, a gross sales consultant with Sotheby’s International Realty Turks and Caicos, which has the itemizing.

The single-level home is reached alongside an unpaved highway to a mud driveway edged on the entrance of the home by craggy stones, with a indifferent one-car storage to at least one aspect.

A glass-paned entrance door opens to a hallway resulting in a central nice room with practically 17-foot vaulted ceilings, uncovered wooden and travertine flooring. To one aspect is a kitchen with customized wooden cabinetry, white quartz counter tops and a middle island with a wine cooler. Four wooden stools match beneath the breakfast bar.

A desk with wooden benches on both sides anchors the eating house. The residing space has matching sofas, a sisal rug and a tv atop a wooden sideboard. The home, which will be rented out by way of the resort’s lodge program, is being bought furnished.

Large, hurricane-rated glass sliding doorways slide open from the residing space to a pergola-covered terrace with wicker-like Janus et Cie furnishings, a heated swimming pool and panoramic ocean views. Another pergola-shaded terrace is on the reverse finish of the nice room.

The bedrooms occupy the pavilions bracketing the nice room. Each has an en suite bathtub with an out of doors bathe inside a stonewalled backyard. A separate door leads from the bedrooms to personal oceanfront terraces.

The one-story, Caribbean-inspired home contains a collection of interconnected pavilions with metallic roofs. Credit…Courtesy of Turks and Caicos Sotheby’s International Realty

The two main bedrooms even have walk-in closets and quartz-topped vanities, trough sinks and Grohe plumbing fixtures in the bogs. Every room is air-conditioned.

The villa is a five-minute golf cart experience to Sailrock’s Great House. Resort facilities embrace two eating places and bars, a spa, a health heart, an infinity-edge pool, bike paths and secluded seashores.

The eight-square-mile island of South Caicos, with about 1,200 residents, is understood for its pure harbor, scuba diving and deep-sea fishing. Cockburn Harbour, about two miles from the home, has eating places and mom-and-pop grocery shops. South Caicos Airport, with a world terminal beneath building, is 20 minutes from Sailrock. The flight to Providenciales, the most important of the Turks and Caicos Islands, takes 25 minutes; the ferry takes 90 minutes.

Market Overview

Beyond the serenity of Turks and Caicos’s powder-soft white sand seashores and crystal clear turquoise waters, actual property is scorching.

In the second quarter of 2021, the islands recorded $328 million in gross sales quantity, a 105 p.c spike over Q2 2020, and “as much as Turks and Caicos would typically do in a very strong year,” mentioned Joe Zahm, the president of Turks and Caicos Sotheby’s International Realty, citing knowledge from the Turks and Caicos Real Estate Association. Residential and industrial costs elevated a median of 26 p.c.

Along with the islands’ tax-neutral standing, the safety of investing in a British Overseas Territory, and easy accessibility by way of a three-hour flight from New York, the pandemic has fueled the current increase, with prosperous patrons arriving in droves.

“Turks and Caicos figured out how to manage Covid protocols quickly,” mentioned Mark Durliat, chief government at Grace Bay Resorts, rising “as a place people want their second-home experience.”

“Quarantining in paradise.” That’s how Robert Greenwood, a accomplice and director at Regency-Christie’s International Real Estate, described those that decamped to Turks and Caicos. Because of the islands’ low inhabitants density, when Covid hit, “it became an insurance policy on top of an insurance policy. We had very good sales during Covid,” Mr. Greenwood mentioned.

The three bedrooms every have a personal oceanfront terrace.Credit…Courtesy of Turks and Caicos Sotheby’s International RealtyThey even have en suite baths with an out of doors bathe inside a stonewalled backyard.Credit…Courtesy of Turks and Caicos Sotheby’s International Realty

As of Sept. three, Turks and Caicos had reported 2,624 Covid-19 instances and 20 deaths, from a inhabitants of about 39,000 year-round residents. Since Sept. 1, proof of full vaccination has been required to enter the territory, and brokers anticipate the protection measure to maintain patrons comfy and the market buzzing.

“Our goal is to be the safest place you can come to,” Mr. Greenwood mentioned.

In the second quarter of 2021, 82 single-family properties bought at a median worth of $2.31 million, based on the Turks and Caicos Real Estate Association. During the identical interval in 2020, 45 properties bought at a median worth of $1.85 million. In the condominium market, costs rose 10 p.c yr over yr, with 69 models bought in Q2 2021, at a median worth of $1.02 million. A yr earlier, 30 models bought at common of $928,600.

Though exercise was strong throughout the market, there have been “more sales in new development than resales,” Mr. Zahm mentioned. Trophy properties additionally soared. In Providenciales, one property on practically 5 acres with panoramic water frontage bought in May for simply over $20 million.

The vital enhance in new growth, closely concentrated in residential resort communities, is “in response to limited existing stock and high and rising demand from luxury lifestyle buyers,” mentioned Robert Cooper, a director of seventh Heaven Properties, a brokerage overlaying the Caribbean and Central America. Coupled with its “world-class beaches, high-quality lifestyle, proximity to the U.S. and highly attractive tax environment, the Turks and Caicos Islands is one of the region’s leading upscale destinations,” he mentioned.

The Capri-like Rock House Resort on the north shore of Providenciales expects to open in early 2022, with 26 of 28 properties in its first part bought, Mr. Durliat mentioned of the Grace Bay Resorts property. The two two-bedroom cottages left are asking $2.25 and $2.zero25 million, together with use of daybeds on a 130-foot jetty, a Beach Club and a 100-foot infinity pool on a 25-foot limestone cliff.

Across the islands, costs begin round $500,000 for a two- or three-bedroom home. Waterfront properties vary from $700,000 on the decrease finish to about $15 million for luxurious beachfront properties, Mr. Cooper mentioned.

Among the facilities at Sailrock Resort’s Great House, 1.four miles up the highway from the villa, are seating and reception areas, a restaurant and bar and a spa and health heart.  Credit…Courtesy of Turks and Caicos Sotheby’s International Realty

Early this yr, land gross sales zoomed for these wanting to construct island goals, swamping architects and builders, mentioned Ian Hurdle, founder and director of The Agency Real Estate, a luxurious brokerage. House and land costs escalated a lot that the condominium market, which “had gone really soft,” picked up in the primary quarter of the yr, Mr. Hurdle added.

Condominiums vary from $250,000 to $9 million, Mr. Greenwood mentioned, with 99 p.c going “back into the short-term rental” market. With no revenue tax on the islands, “it is a great way to have a nest egg offshore that is income producing.”

A brand new Ritz-Carlton Residences on Grace Bay seashore in Providenciales is slated to be full by Oct. 1, with 59 of 60 condominium models in two 12-story towers bought or beneath contract, mentioned Walter Gardiner, the resort’s director of gross sales. Presales began at $2 million for a two-bedroom, 2,200-square-foot condominium with ocean views. Three-bedroom penthouses with 5,000 sq. ft bought for about $7 million, Mr. Gardiner mentioned.

Private islands are additionally accessible. Water Cay’s 432 acres and 7,000 ft of white sandy seashore is presently available on the market for $49 million.

Who Buys in Turks and Caicos

“We are well known for A-listers and captains of industry,” mentioned Mr. Greenwood, noting that about 85 p.c of patrons come from the United States.

In current years, the “geographic footprint” has expanded from the standard East Coast gateway markets to Los Angeles, Houston, Dallas and Miami, Mr. Zahm mentioned: “We are definitely seeing a broader group geographically.”

The proportion of European patrons is low, although as a result of many are high-net-worth, “in terms of dollars, it is high,” Mr. Zahm mentioned, including that Canadians, unable to journey, proceed to purchase nearly.

Buyers additionally come from Panama and South America, Mr. Greenwood mentioned.

The property is located on a stretch of land on the northern shore of South Caicos, one among eight inhabited islands and cays in the Turks and Caicos archipelago.Credit…Courtesy of Turks and Caicos Sotheby’s International Realty

Buying Basics

There are not any restrictions on overseas possession of actual property in Turks and Caicos. Owners are registered on the title and the Crown ensures possession, Mr. Greenwood mentioned. Title insurance coverage just isn’t crucial.

Mortgages with 50 p.c down and rates of interest of 5 to 7 p.c can be found from three Canadian banks, Mr. Hurdle mentioned.

Most property is freehold, with free and clear title, Mr. Durliat mentioned.

A lawyer handles the closing; the payment is zero.5 to 1 p.c, relying on the deal, Mr. Zahm mentioned.


Turks and Caicos Islands authorities:

Turks and Caicos tourism:

Sailrock Resort:

Languages and Currency

English; U.S. greenback

Taxes and Fees

The home-owner’s affiliation payment on this property is $1,800 a yr.

Turks and Caicos has no annual property taxes, inheritance taxes or capital-gains taxes on property gross sales or possession, neither is there revenue tax on income generated from property.

Stamp responsibility fluctuates with the economic system and varies from island to island. In South Caicos, the responsibility is 6.5 p.c on properties over $100,000. In Providenciales, the responsibility is eight p.c on properties between $250,000 and $500,000, and 10 p.c when title is transferred on properties over $500,000.


Michael W. Bovell, Sotheby’s International Realty Turks and Caicos, 649-232-1163;

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