Ambergris Cay
This private island located near Grand Turk and South Caicos offers beachfront land and luxury resort villas for sale.
Turks and Caicos Real Estate
ProvidencialesOwning a Piece of Paradise
The Turks and Caicos Islands is currently experiencing one of the strongest real estate markets in the Caribbean. This Atlantic Ocean archipelago consists of eight main islands and dozens more uninhabited islands and cays fronting some of the world's most vibrant turquoise water.
Real estate varies by island, but it's possible to find a wide range of available properties in the Turks and Caicos that include vacant land, finished homes and luxury villas, duplexes and townhouses, multi-family residences, condominiums, and commercial property.
The Most Developed Island
Providenciales
Providenciales (also called Provo) is the most developed island in the Turks and Caicos Islands, and it's where the majority of investors choose to buy real estate. Provo offers the greatest selection of property types, from vacant land to luxury villas, condos, townhouses, and commercial properties.
Real estate prices tend to be highest on this island, which boasts world-famous Grace Bay Beach. Numerous law firms, real estate agencies, construction companies, architecture firms, and property management companies are based here.
Quiet and Remote
North & Middle Caicos
If you’re looking to purchase real estate in a truly off-the-beaten-path Caribbean destination, the islands of North Caicos and Middle Caicos are an excellent starting point. These islands collectively have a population of less than 2,000, yet are the largest by landmass in the country. Most available real estate is vacant land.
North Caicos and Middle Caicos have seen very little modern development. Construction prices on these islands are significantly higher (at times double) than on Providenciales, as most materials must be brought over from Provo by private barge.
Historic Destination
Grand Turk
Grand Turk is the second-most developed island in the Turks and Caicos and home to the capital of Cockburn Town. The island offers a range of property types, from older villas and vacation homes to undeveloped land and beachfront acreage.
Grand Turk also offers prospective buyers the unique opportunity to purchase historic properties. Many of the best British-Bermudian colonial homes in Turks and Caicos are located here, with several offering beach or ocean frontage.
Up-and-Coming Location
South Caicos
Formerly a quiet fishing island, South Caicos is a burgeoning luxury tourism destination. Two luxury resorts and a new direct flight from Miami have attracted investor interest in this island, which offers windswept coasts, quiet Caribbean living, and unspoiled nature.
Ownership opportunities on South Caicos range from vacant lots to luxury finished villas. Access to the island is relatively easy via American Airlines' twice-weekly flight from Miami on Wednesdays and Saturdays.
A Step Back in Time
Salt Cay
Salt Cay is the smallest of the main islands in the Turks and Caicos, with an area of only 2.6 square miles (6.7 km²) and a population of roughly 100 people. Owing to its small size, Salt Cay typically only has a handful of properties (largely vacant land and traditional Turks and Caicos homes) available for purchase at any given time.
This quiet island sees very few visitors, and is a truly unique place to own property in the Caribbean.
Private Islands
Reasons to Buy
Real Estate Information
Several factors make the Turks and Caicos (or TCI) an attractive market for real estate investors. There are no restrictions on foreign individuals owning real estate and no property tax, no income tax, and no capital gains tax. While Turks and Caicos is a British Overseas Territory, the country uses the US dollar as its currency.
Unlike other popular Caribbean destinations such as Barbados, the Cayman Islands, and Aruba, the Turks and Caicos Islands boasts a low population density. Beyond the tourism center of Grace Bay where shopping, nightlife, and restaurants are in easy walking distance of many condos and houses, many property listings can be found in quiet areas with few neighbors, no high-rises, and quiet coastline.
Stamp Duty Buying GuidePopular Real Estate Locations
Each district or neighborhood in the Turks and Caicos offers something different. Before putting in an offer, it's important to consider accessibility, density, and zoning, as well as what's important to you as a buyer.
Many of the popular real estate locations are on or near a spectacular beach.
Grace Bay
This walkable area offers the best selection of shopping, restaurants, and services in the country, plus world-famous Grace Bay Beach.
Long Bay
Long Bay is a less-developed alternative to Grace Bay, with an impeccable beach, a large marina, and a few luxury resorts.
Cockburn Town
Cockburn Town Beach, a few restaurants, and several historical attractions are found in the laid-back Turks and Caicos capital.
Leeward
Leeward is a gated community near Grace Bay with a private school, full-service marina, a golf course, and a quiet beach.
Chalk Sound
One of the most beautiful locations in the country, Chalk Sound offers quiet natural beauty and is 30 minutes from Grace Bay.
Cooper Jack Bay
Cooper Jack Bay is a residential area on the south central coast with numerous quiet canals, low-density housing, and a quiet resort.
Searching for Property
The best place to start your property search is through the local Turks and Caicos Real Estate Association (TCREA), which offers an extensive online multi-listing service (MLS) that spans the country. Most licensed agents and brokerage firms are members of TCREA.
The local real estate agencies are a mix of locally represented international real estate brands (such as Sotheby's or RE/Max) and Turks and Caicos agencies.
Property Types
There's a wide range of property types you can browse when looking to buy real estate in Turks and Caicos. The most common listing types on the local real estate websites are luxury homes, pre-construction villas, or condos on Providenciales, and vacant land throughout the country.
Not all property types are available on every island. It's worth noting that there are very few non-condo options to choose from on award-winning Grace Bay Beach.
A Blank Canvas
Vacant Land
Vacant land in the Turks and Caicos has historically been a great investment, as prices for undeveloped plots have grown exponentially over the last 30 years. A major benefit to purchasing this property type is the ability to hold it indefinitely tax-free.
The lot size for vacant land in the Turks and Caicos varies, but can be anywhere from 0.25 acres for a plot on Providenciales to 140 acres or larger on the more remote islands. Inland plots are often more affordable, with beachfront land fetching the highest prices.
Private and High-End
Luxury Villas
There's a large range of luxury villas for purchase in the Turks and Caicos, the majority of which are on Providenciales, South Caicos, and the private island of Ambergris Cay. Villas can be sold as stand-alone single family homes on private land, as properties for purchase at a resort condo, or as part of a private enclave.
Villa collections or enclaves are an increasingly popular real estate offering in Turks and Caicos, and typically consist of a community of 4–16 villas that share features such as common gated access and tennis and pickleball courts. These properties are usually let out as vacation rentals when owners are not present by the dedicated property managers for the development.
Starting a Business
Commercial Property
If you’re considering starting a business in the Turks and Caicos, there are many commercial properties for sale and for rent. Nearly all are on Providenciales, and range from units at the Grace Bay and Leeward Highway retail and professional plazas to complete and detached commercial properties.
Much of the industrial-type zoning and businesses in Turks and Caicos are found in the South Dock region of Providenciales. Buying commercial real estate does not inherently grant you the right to run a business.
Grace Bay and Beyond
Condominiums
You can typically find available condos at the Providenciales beachfront resorts (most Grace Bay resort rooms are actually owner-held condos) and interior townhouse complexes. Condos range in size from a simple studio with a bed and bath, to expansive suites and penthouses with several bedrooms and a likewise impressive ocean view over Grace Bay. Many condos can be rented out through the onsite management when the owners aren’t in the islands for additional income.
Penthouses carry a premium over even the floor below. Most condos are located in Turtle Cove, the Bight, Grace Bay, and Leeward.
HOAs
Many lots are in organized residential developments that fall under a homeowner association (HOAs). Whereas residential zoning typically starts at the single-family home level, it’s common to see approval given for residential apartment blocks located within traditional residential neighborhoods.
Private associations typically have much stricter standards and enforcement than parcels not in an association, and may charge you a monthly strata fee. Before purchasing land or a house, it's important to see if there are any HOAs or RAs affiliated with the land.
Turks and Caicos Real Estate Prices
It's possible to find land in the Turks and Caicos for as little as $50,000 and as much as $75 million, excluding closing costs and stamp duty.
Real estate prices on Providenciales start at around $80,000 for vacant land and $325,000 for inland condos.
A condo on Grace Bay Beach
Building in Turks and Caicos
Building a home in the Turks and Caicos can be expensive, and often depends largely on the materials and fixtures you've chosen. Cost per square foot can range from $170/sq ft on the lower end to $690/sq ft or more. The location can also significantly increase construction costs, as most islands must import materials from Providenciales by boat.
The local building code can impact the style of house you're looking to build. Concrete is the primary material for Turks and Caicos homes, as the building code requires all structures be built to withstand the very rare Category 5 hurricane. You typically can't get planning approvals for a house made of wood.
There's a wide selection of architects, engineers, project managers, and contractors to choose from if you want to build in Turks and Caicos.
Building a Home
Architects
You can find several architecture firms, chartered structural engineers, and draftsmen on Providenciales.
Contractors
The local contractors can advise you on typical project timelines, costs, and building considerations.
Interior Designers
Once you've built your dream vacation home, there are several design companies that can help you with the finishing touches.
The Buying Process
Closing on a Property
Real estate purchases in Turks and Caicos require a formal offer letter signed by both the buyer and the seller. A local lawyer then prepares a Purchase and Sale Agreement—law firms typically oversee the transfer to ensure it meets government requirements.
In addition to filling out an attorney-provided form with personal details, buyers must present valid proof of identification and address (typically a passport and driver's license), proof of income or source funds, and a bank reference letter. Additional steps are applicable if you plan to finance your property with a mortgage.
Stamp Duty
Closing Costs and Stamp Duty
Before buying property, do your due diligence to ensure you're aware of the fees and closing costs associated with purchasing property. These include one-time stamp duty tax, attorney fees, and bank fees, among others.
Stamp duty of 0–10% is applicable when buying real estate in Turks and Caicos. TCREA sets commissions on properties sold by association members: 6% for developed properties and 10% for undeveloped properties. Sellers typically pays the agent’s fee.
Getting Residency
Purchasing real estate (including commercial property) in Turks and Caicos does not inherently grant you the right to work, live, or run a business in the country.
Depending on the investment amount, a residency permit or a Permanent Resident Certificate (PRC) may be granted if you invest in the Turks and Caicos Islands. After a legal residency of five years, and if one holds indefinite leave to remain (typically a PRC), it’s possible to apply for British Overseas Territory Citizenship (Turks and Caicos Islands). This citizenship confers a passport, but not voting and certain business rights.
Citizenship and Residency
Living and Working
Frequently Asked Questions
Is land in Turks and Caicos expensive?
Land in Turks and Caicos can be very expensive, but price often depends on the island, location, and acreage. Vacant land can sell for as little as $30,000 or as much as $30 million.
Can I get citizenship for buying land in Turks and Caicos?
Purchasing real estate in the Turks and Caicos does not automatically grant you the right to citizenship, as is the case in some Caribbean countries. Depending on the investment amount, a residency permit or a Permanent Resident Certificate (PRC) may be granted. After a legal residency of five years, and if one holds indefinite leave to remain (typically a PRC), it’s possible to apply for British Overseas Territory Citizenship (Turks and Caicos Islands). This citizenship confers a passport, however, be aware that voting and certain business rights are restricted to those who Turks and Caicos Islander Status (also commonly referred to as Belonger Status). Turks and Caicos Islander status can be very difficult to obtain regardless of residency length.
Can I take out a mortgage to purchase real estate?
Mortgages and property loans are available through local banks and financial institutions. However, they can be difficult to obtain for foreign home and property ownership. See Turks and Caicos Banks.
Are there gated communities in Turks and Caicos?
There are only a few gated communities in the Turks and Caicos, many of which are smaller luxury villa enclaves. Both he Royal Turks and Caicos Golf Club and the secluded Northwest Point Resort are gated communities, as well as the Leeward area of Providenciales. Private security does patrol some of the more exclusive neighborhoods.
Are there restrictions on foreign ownership?
There are no restrictions on foreign individuals owning real estate. However, it’s important to note that foreign companies and trusts are not able to own real estate in the country.
Do I need to pay tax on my property?
There is no property tax, no income tax, and no capital gains tax in the Turks and Caicos Islands. That being said, owners choosing to rent their property must pay the mandatory 12% Tourism Tax and 10% Service Charge required by the Government on any rental income.
Do I need to use a real estate agent to sell property in Turks and Caicos?
While using a real estate agent is recommended, it is not necessary for buying or selling land in the Turks and Caicos. If you’re looking to purchase directly from the property owner, it’s possible to have a local lawyer oversee the transfer and ensure that governmental requirements are met. However, if a property is listed with an agent, the seller must still pay a commission, even if you approach them directly.
Where can I buy a condo?
Most condos are located in Turtle Cove, the Bight, Grace Bay, and Leeward. Many of these condos are currently privately held, but do come up for sale from time to time. Wymara Resort, West Bay Club, Coral Gardens Resort, and Windsong Resort are located in the Bight. Alexandra Resort, The Palms, The Somerset, The Sands, Le Vele Resort, Seven Stars Resort & Spa, Ocean Club West, Grace Bay Club, Royal West Indies Resort, Point Grace, The Tuscany, The Venetian, and The Pinnacle offer condos in Grace Bay.
Where can I find a long-term rental on Providenciales?
Long-term rentals can be found through estate agents, local condo management at a complex, and by owner. It's worth nothing that currently, there is a shortage of rental housing in the Turks and Caicos.
How can I confirm the owner of a property in Turks and Caicos?
The Turks and Caicos uses a land registry system, and it’s possible to identify an owner by paying a $25 fee and submitting a form. This can help identify the owner of a property, although it may be a corporation or trust which would require additional work to narrow in on the beneficial owner or owners.
Can I buy real estate on a private island in Turks and Caicos?
There are several private islands where you can purchase real estate in Turks and Caicos. Ambergris Cay, Parrot Cay, and Pine Cay are all home to private island resorts that offer luxury real estate opportunities in the form of resort villas (and on Ambergris Cay, vacant land as well). Construction of a private development is also underway on Dellis Cay. Some private islands, such as Water Cay, are entirely for sale.
