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aerial view of luxury villas on the hills at Turtle Tail Aerial view of Turtle Tail, Providenciales.

Turks and Caicos Real Estate

Welcome to our Turks and Caicos real estate guide. Here you’ll find information on locating and purchasing real estate, and building a home. For short term vacation rentals, see Providenciales Villas and Where to Stay in the Turks and Caicos.

What the Turks and Caicos Offers

clear ocean water and luxury resorts on Grace Bay Beach in the Turks and Caicos
Condominiums on the beautiful Grace Bay Beach.

See Selecting Real Estate.

On a global scale, the Turks and Caicos is a very small country, with total landmass amounting to only 300 square miles (616 square kilometres). However, much of this area includes protected tidal wetlands and nature reserves, so buildable area is far less.

There are seven main islands in the country; Providenciales, Grand Turk, North Caicos, Middle Caicos, South Caicos, East Caicos, and West Caicos.

A large number of cays area also found here, from the relatively large and inhabited islands of Salt Cay, Ambergris Cay, Parrot Cay and Pine Cay, to a countless array of small rocks and sand bars.

Due to the overall quality and quantity of the beaches, Providenciales is currently home to the majority of the population and development in the country.

Terrain and Geology

Quick Facts
Stamp Duty2.5-10%
Foreign OwnershipNo Restrictions
OwnershipFreehold Available
Property TaxNone
Residency RightsDependant on Value
CurrencyU.S. Dollar

As the name may suggest, the Turks and Caicos consists of two closely adjacent archipelagos: the Turks Islands and the Caicos Islands. Both island groups are situated on a limestone plateau that rises abruptly 11,000 feet (3,300 meters) from the Atlantic ocean floor, however the 6,000 foot deep (1800 meter) Turks Island Passage separates the two island groups.

Vibrant reefs surround almost the entirety of both the Turks Islands and the Caicos Islands, and the ongoing bioerosion of these reefs by marine animals such as the parrot fish continually feed the spectacular beaches that define the Turks and Caicos.

The general geology of the country is similar to the neighbouring Bahamas island chain, with very low elevations, extensive wetlands, and prevalent Karst Process geomorphological features.

Purchasing Real Estate

luxury homes at Turtle Tail on Providenciales
Turtle Tail, Providenciales.

See Purchasing Real Estate.

The Turks and Caicos is a British Overseas Territory, and 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.

The currency used in the Turks and Caicos Islands is the U.S. Dollar, and land is sold using the acre measure.

It’s important to be aware of residency status and eligibility before investing in the country. Depending on 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 status 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), a status that can be very difficult to obtain regardless of residency length.

Vacant land, detached single family residences, condominiums and multi-unit residential townhouses are available on Providenciales. The options on the other islands in the Turks and Caicos, due to their limited development, are largely limited to either vacant land or detached single family homes.

turquoise and shallow ocean water at Sapodilla Bay Beach on Providenciales
Luxury villas at Sapodilla Bay, Providenciales.

As to be expected, beachfront and oceanfront land commands a price premium. Prices for such land on the less-inhabited islands is typically significantly less than on Providenciales and Grand Turk, however the price ratio on each island between inland and oceanfront remains roughly the same.

The easy accessibility of the Turks and Caicos Islands to North America makes us a top choice for retirees and those want to buy a second home to escape the cold of winter.

Finding Real Estate

The local Turks and Caicos Real Estate Association (TCREA) offers an online multi-listing service, covering many of the local properties listed with estate agents. However, it's important to note that this is not an exhaustive list, and there are many other parcels and units listed solely on an agent's site. In addition, especially for smaller-value land, parcels are listed for sale direct by owner, through signs on the property or through advertising (it's common to advertise locally on Facebook due to the low cost).

If you’re looking to live or work temporarily in the Turks and Caicos, there’s a wide range of long-term rental and lease properties. Many of these are town homes and condominium units, which offer shared amenities such as swimming pools, tennis courts, and maintained gardens, often in great and convenient locations.

Babalua Beach and luxury villa accommodations on Providenciales
Mansions at Babalua Beach and Blue Mountain, Providenciales.

Providenciales

Providenciales offers some of the finest beaches in the world and quite a few upscale coastal residential regions.

There are general residential-zoned parcels to choose from, as well as lots 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 neighboorhoods. Private associations typically have much stricter standards and enforcement than parcels not in a association.

Leeward is found on the northeast side and features some of the finest undeveloped beachfront lots on the island. Also within this area is the Provo Golf Club, where both vacant residential land, existing homes, and townhomes are available for purchase.

Chalk Sound and Silly Creek are surrounded by an incredibly-scenic lagoon and wetlands. Long Bay Beach is another site and one of the finest kiteboarding location in the Caribbean. Blue Mountain, situated on the highest point in the country, offers incredible vistas over the northern barrier reef and water.

There’s also a wide selection of condo, waterfront and canal lot listings on Providenciales.

If you’d prefer the simplicity of a condominium, there’s availability in beachfront resorts and interior townhouse complexes. Many condos can be rented out through the onsite management when the owners aren’t in the islands for additional income. There are many single bedroom studios and units with multiple bedrooms and bathrooms to choose from.

Several of the expansive mansions on Provo have been featured in major international publications such as Forbes, and many are favoured by celebrities visitors as vacation destinations.

North and Middle Caicos

If you’re looking for more than a few acres, the islands of North Caicos and Middle Caicos offer the best choices. There are sites on secluded beaches and coasts, acreage in the inland tropical forests, and homes in the quaint settlements.

Due to the low levels of development on these two islands, many beautiful sites are located in remote areas that are accessed by long and unpaved roads.
Sapodilla Bay Beach and luxury villas in the morning
Beachfront villa for sale at Sapodilla Bay Beach, Providenciales.

Grand Turk

Many of the best British-Bermudian colonial houses in the Turks and Caicos are on the island of Grand Turk. These buildings feature hand-cut limestone block construction, tropical hardwood interiors and a prime oceanfront location.

On the east side of the Grand Turk, there’s both villas and undeveloped real estate available, much of which is either beachfront or situated on a coastal ridge on the bluffs overlooking the ocean.

Our Smaller Islands

Salt Cay and South Caicos still exhibit an old Caribbean atmosphere, yet access and investment is increasing. South Caicos has just welcomed a new luxury accommodation: the East Bay Resort.

If you’re looking for something a bit more exclusive, there are also private island enclaves to choose from, including Pine Cay, Parrot Cay and Ambergris Cay.

Real Estate Agencies

The Turks and Caicos now supports quite a few real estate brokers, and several international agencies are represented locally.

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.

For larger projects, developers typically opt to work with a single realty firm to handle property sales, or may form a dedicated entity whose sole purpose is manage sales.

Building in the Turks and Caicos

aerial photo of Turtle Cove Marina and pond on Providenciales
Aerial view of Turtle Cove Marina on Providenciales. Canal lots are available in many regions on Providenciales.

See Building a Home.

For those who want to build their dream house, the construction options in the Turks and Caicos are greater than ever. Due to the rapidly expanding luxury villa market on Providenciales, there is a wide selection of architects, engineers, project managers, and contractors to choose from.

Finding the perfect property to build on can be a daunting task, and it’s best to consider the various districts and areas of Providenciales and our other islands.

Once you choose a property to build on, construction can begin after government planning approval has been received.

Commercial Properties

If you’re considering starting a business in the Turks and Caicos, there are many commercial properties for sale and for rent. Options include a unit at a retail and professional plaza at Grace Bay or Leeward Highway, or complete and detached commercial properties.

Much of the industrial-type zoning and businesses in the Turks and Caicos are found in the South Dock region of Providenciales. To get a better understanding of the island’s locations, see the Providenciales districts map.