Rock House, Providenciales

A freehold residence, registered at the Turks and Caicos Islands Land Registry. The estate carries two forms of title. The oceanfront residences, meaning the studios and the one and two bedroom homes, are held as strata lots. The Reserve Villas and the Ridge homes are held as single lots. The developer records Phase 1 as sold out across the Ridge homes, the oceanfront residences and the resort studios, so the current release is a limited number of Phase 2 Reserve Villas. There are no restrictions on foreign ownership of property in the Turks and Caicos.

Owners use the residence year round. Grace Bay Resorts runs the rental programme, and the developer states that owners are expected to take part in it, subject to their own use, with rental revenue split 50/50 between owner and operator on the same basis as other Grace Bay Resorts projects, subject to availability. Owners may keep pets under rules set by management from time to time. Buggy service is provided on request between the residences, the restaurant and bar venues and the Beach Club.

Owners pay a monthly strata fee on the oceanfront residences, or a monthly homeowner fee on the Reserve Villas and Ridge homes. The fee covers estate services and the resort infrastructure that every owner has the right to use. The developer publishes no figure for it, so the charge is confirmed for the specific residence before you commit. A furniture package by Studio Michael Ellison is presented about 9 months before completion and costs roughly 8% to 10% of the price of the residence. The Turks and Caicos levies no personal, capital gains or inheritance tax.

Owners and their guests use the resort operation rather than a separate owners' club, so the kitchen, the housekeeping team, the concierge and the spa are the ones the hotel runs. Rock House is a member of The Leading Hotels of the World and holds Green Key certification for its environmental practice, which covers the end of single use plastics, water recycling irrigation, native planting and on site herb gardens. The list below sets out what is on the estate and what the team arranges day to day.

Rock House opened in May 2022 on a 14 acre site, 5.7 hectares, on the north coast of Providenciales, with peaks rising to 95 feet, 29 metres, above the sea. Coast Architects of Providenciales designed it, Epikos Design drew the master plan, Projetech Construction Management built it and Shawn Henderson did the interiors of the accommodations. There are 46 suites and 10 Reserve Villas, from a 553 sq ft studio, 51 sq m, to a 5,225 sq ft five bedroom villa, 485 sq m. Walls are poured concrete and block faced in stone cut from the site, under timber shingle roofs, with vaulted ceilings to 13 feet.

The address is 1 Blue Mountain Road, on the north coast of Providenciales, away from the hotel strip along the 12 mile beach at Grace Bay. The site drops to its own white sand beach between limestone bluffs, with the barrier reef directly offshore, so snorkelling starts at the jetty. Providenciales holds the country's main airport, Howard Hamilton International, code PLS. Flying time is about 1 hour 55 minutes from Miami, 3 hours 30 minutes from New York and 9 hours 50 minutes from London.

A foreign buyer needs no licence or permit to own property in the Turks and Caicos, and there are no exchange controls. Title is registered, so a Land Registry search shows the registered proprietor and any charges against the lot. Stamp duty is payable on transfer. On Providenciales the rate is 6.5% of the consideration from USD 25,000, 8% above USD 250,000 and 10% above USD 500,000. Reduced stamp duty can apply to first sales of new condominiums where the development qualifies. A Turks and Caicos attorney handles the conveyance and the strata or homeowner documents.

Avory deals with the Grace Bay Resorts development office and with Turks and Caicos Sotheby's International Realty, which handles Rock House sales. Buyers get the current Phase 2 release, floor plans, the strata and homeowner documents and a site visit with the sales team. For stays we book through the resort or place you in an owner residence in the rental programme, subject to availability. We hold no inventory and we quote no price the developer has not published. Request access.