Beach Enclave, Providenciales

Freehold title to one house and the lot it stands on, under a legal system based on English common law, together with membership of the homeowners' association that runs the gated estate. There is no fraction, no lease and no end date. A foreign individual may hold title in their own name; a foreign company or trust cannot hold title directly and must buy through a locally incorporated company. 9 new villas are on sale at M-House, where 3 of the 9 lots were marked sold and 1 reserved on the sales site in September 2026. Resales come up at the operating estates. The title and the lot are confirmed for the specific residence before you commit.

Your own use, whenever you want it. There are no fixed weeks and nothing to allocate. Owners may put the house into the Beach Enclave rental programme, which the developer describes as tailored to each owner, so let weeks are subject to availability and to the management agreement you sign. House rules matter here. Outdoor music must stop at 10pm under a noise rule that applies across the properties, and dogs need approval before arrival, must weigh 25lb or less, and carry a USD 1,000 deposit and a USD 200 per night deep cleaning charge. Guest check-in is after 3pm and check-out by 11am.

The homeowners' association covers year-round maintenance, landscaping, pool and beach cleaning, waste removal, a gated entrance with camera and sensor monitoring, and a management presence on site. Neither Beach Enclave nor the M-House sales site publishes the annual charge, so it is confirmed for the specific residence before you commit, alongside utilities and the management agreement. Turks and Caicos levies no annual property tax and no capital gains or inheritance tax. If you let the house, the 12% Hotel and Tourism Tax applies to the accommodation charge and is collected by the proprietor.

Every house is staffed. A butler trained and certified by the British Butler Institute works to your hours, housekeeping comes twice a day, and Beach Enclave's own chefs cook in the villa, since outside chefs are not permitted for liability reasons. Provisioning, transfers, water sports and yoga run through the concierge team. The list below sets out what a stay includes and what is charged on top.

4 gated properties, 10 to 15 minutes apart by car. North Shore sits on 20 acres, 40 feet above the sea, with 10 acres of near-private beach beside the Princess Alexandra Marine Park, 3 and 4 bedroom beach houses of 4,080 to 4,333 sq ft, 4 and 5 bedroom villas of 7,415 to 7,646 sq ft, and The Bluff bar and restaurant. Long Bay runs along a 3 mile beach with 5 to 7 bedroom villas, 2 to 4 bedroom beach houses and the Ambra beach club. Grace Bay holds 9 villas on 10 acres, 6,320 to 10,209 sq ft. The Reserve adds 3 villas of 7 bedrooms on 5 acres.

M-House takes the former Ludington estate between Beach Enclave North Shore and Turtle Cove, the site of Mother's House, built by one of the families who developed Providenciales. Rolf Blakstad and his Ibiza firm Blakstad Architects and Design Consultants drew 9 villas: 4 beachfront Design One houses of 5 or 6 bedrooms, with over 75 ft of beach frontage and up to 8,500 sq ft of indoor and outdoor area, and 5 Design Two hilltop houses of 3 to 5 bedrooms of up to 6,947 sq ft, set over 40 ft above the sea. Owners choose their own finishes and furnishings. A beach club, fitness centre, yoga deck, tennis court and pickleball court serve the estate.

Providenciales. The 2 Grace Bay properties sit in Leeward Estates at the quieter east end of Grace Bay beach, 5 minutes by car from the Providenciales golf course and 10 minutes from the Grace Bay strip of shops and restaurants. North Shore lies off Cherokee Road on the quieter north coast. Long Bay is on the south-eastern edge of the island, where shallow water suits kiteboarders and small children. Providenciales International Airport takes direct flights from Toronto, Montreal, Boston, Philadelphia, Charlotte, Atlanta, Dallas, Houston and Chicago, and from London via Antigua. Miami is 90 minutes away, New York 3 hours.

Conveyancing goes through a local lawyer under a legal system based on English common law. A foreign individual needs no permit to buy; a foreign company or trust must incorporate locally first. The buyer pays stamp duty to the government, charged on Providenciales at 6.5% from USD 25,000, 8% above USD 250,000 and 10% above USD 500,000, so a house at this level attracts 10%. Furniture and appliances are not stamped. The agent commission is normally paid by the seller. Buying does not by itself give you residency or the right to work, although Beach Enclave says its homeowners may qualify for a residence permit.

Avory deals with the Beach Enclave sales office for M-House lots and for resales at the operating estates, and with reservations for villa stays. After you enquire we come back with current lot or villa availability, floorplans, the homeowners' association terms and the rental programme terms in writing, and an introduction to the sales team. Beach Enclave sets prices, rates and letting terms. Avory holds no inventory, and owner villa stays are subject to availability. Request access.