Aurora
A singular position above the Atlantic.
Set along Ambergris Cay's eastern cliffs, Aurora Villa is a four-bedroom oceanfront residence defined by its commanding coastal position. Expansive interiors, private outdoor living spaces, and sweeping Atlantic views establish a distinctive property where architecture and landscape exist in close harmony.
An exceptional setting. A lasting perspective.
Aurora Villa occupies an elevated oceanfront homesite, with its architecture carefully oriented toward the surrounding coastline. Generous living areas extend onto private terraces and a pool overlooking the Atlantic, creating a considered balance of interior space, outdoor living, and natural seclusion. A distinctive residential property shaped by one of the island's most remarkable settings.
4
BEDROOMS
4.5
BATHROOMS
3,791
UNDER ROOF S.F.
0.47
ACRES
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 MAPOWNERSHIP 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