Welcome to seclusion.
A Twenty-Minute Flight from Providenciales. A custom Runway Open to the World.
Whether connecting seamlessly from an international flight via our private air transfer or landing your own aircraft directly on our 5,700-foot runway, your arrival is entirely devoid of friction. Touch down and step straight into absolute seclusion. Be in your villa in 12 minutes, sipping refreshments barefoot.
EXPLORE THE LANDSCAPE
Eleven Hundred Acres,
A Handful of Guests
An untouched marine and wildlife sanctuary designed for total discretion. Explore sixty percent of unspoiled nature, private bonefish flats, and deserted white-sand beaches entirely at your own pace.
VISIT THE INTERACTIVE MAPFIND YOUR HOMESITE
Four ways to hold a piece of the Cay
Every homesite is surveyed, titled under British Common Law, and released only when infrastructure is already in place. Select your lot, and we construct the residence - there is no waitlist to build on, only a choice of setting.
THE TURNKEY COLLECTION
Complete Residences, available now.
For buyers who prefer an existing home to a built, a small collection of finished residences - each restored to a single, hurricane-grade standard.
OWNERSHIP AS AN ASSET CLASS
Not a holiday home, a sovereign asset.
Ambergris Cay sits under British Common Law, with title, stamp duty and processas transparent as any developed market. Stamp duty is fixed at 6.5%: on a completed villa, it's calculated on the purchase price; on a homesite, it's calculated on the lot price only, with no stamp duty on construction.
For buyers who build, that difference is a material saving on acquisition — one of the clearest financial arguments for a homesite over a turnkey villa. Owners are free to commission their own architect or designer, working alongside our preferred builder, J&W Construction (Dave Parlee), who has built on the island since 1998.
Turks and Caicos levies no property tax, no income tax, no capital gains tax, and no inheritance tax. Beyond the one-time stamp duty, ownership carries no recurring tax obligation to the jurisdiction, and the asset passes to the next generation intact — a rare position among sovereign real estate markets, and central to why families treat a homesite here as a legacy holding, not a transaction.
Waterloo Investment Holdings, a debt-free, $2.2 billion parent, retains ownership of the remaining lots — meaning the island's infrastructure, runway and marina are backed by a balance sheet built to outlast any single sale.
6.5%
STAMP DUTY, ONCE
Lot Only
STAMP DUTY BASE, HOMESITES
0%
INCOME, PROPERTY, INHERITANCE
BY INVITATION ONLY
An island address, entirely your own
Speak with our team directly, from the developer. Nobrokers, no listings portals - just a privateconversation about what’s genuinely available.
SEND AN ENQUIRY