What is Beach Enclave

Beach Enclave is a trio of Providenciales' premier gated beachfront villa’s.  Combining private home ownership with tailored rental and management services. Beach Enclave offers magnificent homes with an elevated and low-density living experience, blending footprints-in-the-sand living with majestic panoramas, a truly unique Turks and Caicos real estate opportunity. 

Beach Enclave North Shore - sold out - available for rentals November 2016

Beach Enclave Long Bay - villas available for purchase

Beach Enclave Grace Bay - details to come Q4 2016

Beach Enclave is for  travelers who seek the privacy of a luxury villa, yet appreciate the bespoke services and amenities of a boutique resort, there is Beach Enclave. Beach Enclave villas are situated on Providenciales' most beautiful beaches, all strategically positioned to showcase breathtaking ocean views and enjoy the islands' gentle trade winds. 

What is Beach Enclave's Design Ethos

Beach Enclave design ethos is contemporary beach architecture, wide-open spaces, layered with organic materials. The villas blur the line between outdoor and indoor living. Expansive glass sliding doors lead to private infinity-edge pools, signature outdoor showers, multiple terraces and decks allow for alfresco dining and lounging, surrounded by lush tropical foliage. Clean lines and vaulted ceilings define the gracious indoor living areas, open layout kitchens and ocean-facing master suites. 

What is Beach Enclave North Shore

Located on International Drive, a cul-de-sac of prestigious estates set on a naturally lush landscape, Beach Enclave North Shore combines a secluded and virtually private white powder beach with elevated views of the entire north shore of Providenciales, at a short distance from the Turtle Cove entertainment hub.

Beach Enclave North Shore features nine villas (6 beachfront and 3 oceanview) set on a 10 acre beachfront parcel with 660 feet of dedicated beach, offering an ultra-low density embedded in lush gardens. The beach is one of the most exclusive beaches on Providenciales with limited pedestrian access to non-owners and guests and a nature park beaming with coral and sea life such as turtles, occasional ospreys and brown pelicans flying by, just steps away from the shore. 

What is Beach Enclave Long Bay

Located on Long Bay Beach, Providenciales, Turks and Caicos Island, a three-mile white sand beach, Beach Enclave Long Bays' custom designed luxury beachfront villas, truly embody sophisticated barefoot living on a beach that ranks among the "Top Ten In The World”.

The property is edged by a secluded beach over 75 feet deep and crowned with a gentle sand dune, and positioned to enjoy both sunrise and sunset over the Caribbean sea. Long Bay enjoys warm, calm turquoise waters soothed by the trade winds, ideal for families and watersport lovers. For the more adventurous, two world-class kite boarding schools are nearby, as well as beautiful mangroves accessible by paddle board or kayak. The site is just a short walk to restaurants and a spa, and just over a mile from the restaurants and shops of Grace Bay.

Beach Enclave Long Bay offers two contemporary home designs, representing the ultimate in elegant barefoot beach living. Set amid naturally lush gardens of indigenous silver palm, sea grape and lignum vitae trees, these exquisite villas adhere to Beach Enclave’s signature design philosophy of seamless indoor and outdoor living. Generous concealable glass sliding doors open to expansive covered terraces, sun decks and infinity pools. Each home is set to take full advantage of the island’s gentle trade winds and the spectacular sunrises and sunsets. 

What is the Square Footage of the Homes

Beach Enclave homes have between 6,558-7,646 sq. ft of indoor and outdoor living space, conceived for sophisticated, barefoot Caribbean living at its best. Generous glass sliding doors joining indoor and outdoor areas invite natural trade winds. Signature details include an infinity-edge pool, a built in BBQ area, signature outdoor showers as well as multiple terraces and decks. 


Owners and guests of Beach Enclave benefit from the following amenities and services:

  • 24-hour management presence on property, with an office at the on-site Reception. The property will be managed and operated by the Developer.
  • Privacy and security, with gated entrance, beach gates, fencing, camera and sensor monitoring, as well as professional security on property.
  • Oceanfront, fully equipped fitness room and yoga terraces with stunning views of the ocean and the distant reef barrier; and a beach deck. The yoga terrace will feature sessions with Retreat, a Yoga and Wellness studio located in Providenciales.
  • Beach amenities, including beach service and set-up of loungers and umbrellas, towels and water, kayaks and snorkel equipment. Pristine coral reef nearby, ideal for snorkeling.
  • Home Owner's Association, managed by Beach Enclave. Discrete and professional year round property maintenance, landscaping, waste management.
  • Concierge, on property, who promptly addresses any requests such as housekeeping, in villa chefs, grocery stocking, airport transportation and reservations, personal item storage between visits and much more.

In addition, owners can opt for a home maintenance program and a rental program, providing a hassle-free Caribbean living experience and considerable value. Beach Enclave will perform off-island marketing and rental promotion, guest contact pre-arrival, pick-up, and service throughout their stay. A pool of staff, trained at some of the best hotels, will discreetly ensure owner/guest stays will be carefree and re-energizing. 

Services include:

  • Daily housekeeping and turndown
  • Butler services
  • In villa chef*
  • Event organization*
  • Private transportation 
  • Home preventive maintenance and energy saving program*

*additional charges apply

What are the Key Features

  • Ocean facing, open floorplans, providing stunning views of Providenciales
  • Contemporary and modern design softened by the generous use of warm materials.
  • Minimum 11 foot high ceilings in the living area and master bedrooms. Exposed wood cathedral or tray ceilings where applicable.
  • Minimum 8 foot high sliding glass doors, fully stacked and hidden inside the wall when open. All doors and windows are of high quality, impact rated.
  • Generous outdoor living areas. Outdoor kitchen area.
  • High efficiency air conditioning with separate controls in each bedroom. Solar power options.
  • Stone counter- and vanity tops.
  • High-end, branded top of the line sanitary ware and stainless steel appliances.
  • Staircases to beach in local stone, cut into and along the natural ridge.
  • Native landscaping enhanced with imported trees, palm trees, and flowering bushes.

Who is the developer?

Vasco Borges has close to a decade of experience in luxury real estate development and management, gained with Starwood Capital Group and as Chief Financial Officer of the world acclaimed Grace Bay Resorts. At the latter, Vasco was instrumental in the development and opening of the Estates at Grace Bay Club, and led construction completion and opening of the Veranda Resort & Residences, later sold to Sandals Group for a TCI record price. Through his tenure, he supported the transformation of the Grace Bay Club to one of the most recognized and awarded resort companies in Turks and Caicos.

More recently, Vasco has been assisting the Third Turtle Resort & Marina, a USD100m boutique, ultra-luxury resort, marina and retail development. Vasco put together the funding and acquisition, and has led the design development, development permits and a development agreement with Turks & Caicos Islands Government.

Previously, Vasco worked for 7 years with McKinsey & Company, as a consultant and project manager in the Luxury and Private Equity practices across Europe, South America and Asia; and as Brand Manager at Danone.

Who is the development team?

Vasco Borges leads a team of luxury real estate development and management experts that mirror their global experience and deep expertise in and passion for the Turks & Caicos Islands. The team includes:

  • Architects: SWA Architects is one of the leading design and architecture firms in the Turks and Caicos Islands and Brazil, and have led some of the most acclaimed Turks and Caicos real estate and resort projects. Their portfolio includes a wide range of private beachfront and hilltop villas including Amazing Grace and Bajacu and some of the most prestigious resorts such as Gansevoort Turks & Caicos, named Best in the World Condé Nast Traveler Readers' Choice Awards 2013; “500 World's Best Hotels” – Travel + Leisure; Top Ten Spa hotel in the world 2010, 2011 (TA Travelers Choice Awards); Condé Nast 2010 “Hot List”.
  • Sales & Marketing: Beach Enclave is represented by Turks & Caicos Sotheby's InternationalRealty (TCSIR), the leading luxury brokerage in the Turks and Caicos real estate market. TCSIR has been a major force in the concept, design, launch and completion of many prestigious resorts on Grace Bay and is now leading the trend towards managed and secure luxury home developments together with Beach Enclave. TCSIR's international team of local experts, combined with the iconic Sotheby's International Realty brand and its vast international marketing reach provides a unique and powerful advantage. TCSIR benefits locally from a great team of Sales Agents led by industry leader President Joe Zahm and Vice President Nina Siegenthaler.
  • Interior Design: Domino Creative was launched in 2007 by Taylor Drotman as a boutique interior design firm specializing in high-end residential properties. The firm's approach to design has always been rooted in the client's needs and desires, focusing on how individuals interact in their space, and how that space can augment one's life. The firm currently maintains offices in New York City and the Turks & Caicos Islands, and has designed and renovated some of the most spectacular high-end residential homes and select hotels in the Turks & Caicos Islands.
  • Builders: the project builder is being presently selected through an invitation only bid and interview process. Invitations were only extended to builders with stellar track record in luxury residential and resort construction and ability to perform the bulk of the construction in-house.
  • Engineers: Construction management is provided by Concept+; Structural and Civil Engineering services are provided by EDS Ltd; and MEP services by Bowden Consulting Limited.

Is mortgage financing available?

Yes. Several of the largest internationally operating Canadian banks have a long and well established presence in the Turks & Caicos Islands, such as Canadian Imperial Bank of Commerce (CIBC), Scotiabank, and Royal Bank of Canada (RBC). The Developer enjoys longstanding relationships with all these institutions and has secured preferential terms for the Beach Enclave owners, as well as dedicated contacts at each of the banks.

Please ask your agent for more information. For indicative purposes only, generally, terms are 50-70% financing, 4.0% plus Libor, 15 years.

Are there real estate taxes?

There are no ongoing or annual real estate/property taxes in Turks & Caicos. The only tax payable is a one-time Stamp Duty tax levied on the purchase price of the property at time of transfer of the title. The applicable Stamp Duty tax rate would be 8% of the land price for the Hilltop Villas and 10% of the land price for the Beachfront Villas.

What are the closing costs?

The only closing cost is the stamp duty mentioned above.

It is recommended that purchasers seek independent local legal representation for the purchase, with a number of reputable local attorneys available. Should the purchaser elect to have a local attorney, legal fees will also be incurred.

Is there flexibility on the home design?

Yes, within certain standards. The vision of the project is to combine the benefits of a community or resort such as security, property management, and beach services; with the advantages of owning a private home. The Developer has a suggested list of options to enhance the living experience further.

Custom design changes are possible provided they respect the home structure and major finishes, and add value to the home and the overall community. The Developer will pass changes on at true cost plus administration and design fees to purchasers. Purchasers should however be aware that the Developer obtained preferential pricing on several materials by virtue of the purchase quantities, that may not be replicable should the purchaser chose other materials.

How will the villas be furnished?

The Developer is offering a comprehensive furniture package for each home design, inclusive of all product, duties and installation. The package, designed by Domino Creative, has a modern yet comfortable beach elegance. The package contains house-wide furniture, window treatments, art, bedding, and kitchen items, making each home move-in ready. Owners wishing to participate in the rental management program will be required to purchase the furniture package. Otherwise, owners are welcomed to adjust the package to their lifestyle or to furnish their home independently. Domino Creative is also available for private client services should a more bespoke home be desired.

Is the rental program mandatory?

No. Many property owners in Turks & Caicos have found rental programs to be extremely beneficial in offsetting costs of ownership. Personal belongings can be stored in the owners' private storage closets during any rental.

Rental is however only permitted through the Management Team. This restriction is designed to protect the villa owners, by delivering transparency in reporting and operation, privacy, and certainty to the level of service owners and guests will desire, ensuring no individual owner would be able to undermine the quality and rates by underselling the property's rental rates, or compromising the services and quality standards provided.

Who decides room rates and when a villa is rented?

The Management team will be responsible for establishing the rate sheet and performing sales & marketing efforts. Villa bookings will be based on a rotation system for equitable allocation, the only exception being when a guest requests a specific villa.

The Management will however not apply a cookie-cutter approach and will work with each and every owner to adjust the booking strategy in accordance with the owners' targets and their intended usage. Home owners can decide to have the villa rented only in certain periods of the year.

If I chose to rent, are there any restrictions on home owner use?

Absolutely not. The rental agreement has owner-friendly and flexible advance notice provisions, and the Management Team will endeavor to accommodate any last minute, unscheduled trips. Owners will completely determine the amount of their own usage for their villas.

What is the security set-up for the property and villas?

Beach Enclave is located in one of the safest areas of what overall is a very safe island, with one of the lowest crime rate in the Caribbean. Regardless, each Beach Enclave will be fully fenced and gated; there will be professional security presence on property from dusk until dawn, supported by an array of security cameras, remote monitoring, and security path system. In addition, there will be 24hr management presence on property.

The home system will include two CCTV cameras, window/door, glass breaking, and motion sensors. The security personnel will be automatically alerted on their cellphones should there be any alarm triggered.

What is the structure and role of the Home Owners Association (HOA)?

The HOA is controlled by the home owners: each owner has one vote. Budgets requires majority approval at the Annual Meeting. The day-to-day activities of the HOA and the property manager will be overseen by the Developer to ensure continuity and responsibility.

The HOA manages, in short, what is outside the villas 'four walls', including the external aspects of each villa so as to ensure a high standard. This includes:

  • 24-hour management presence on property, with an office at the on-site Reception, and access to the concierge by the villa owners (expenses shared with the rental management;
  • Security services, including hardware and professional security on property and off-site monitoring;
  • Caretaking of the fitness room and yoga terrace, kids area, roads and paths, common area road and path lighting;
  • Maintenance of the beach amenities and beach set-up;
  • Landscaping of the common grounds and of the villa parcels;
  • Villas pool maintenance;
  • Trash removal, pest control and other similar services
  • IT support.

A detailed, preliminary HOA budget and estimated dues is available on request. In addition, individual maintenance services are available to the home owners to service the interiors of their villas on an 'a la carte' basis. Please ask for a detailed list of services.

Are insurance and reserves included in the HOA dues?

Yes. The communal buildings are insured through the HOA, and there will be a liability policy in place as well. An owners' reserve would be collected yearly and kept in escrow for replacements or renovations.

What materials are used to build the villas?

  • Structural concrete foundations, structural bearing walls of reinforced concrete and concrete masonry, and structural floors of reinforced concrete
  • Exterior walls of Stucco or Dryvit or equivalent
  • Interior walls are steel stud framing and gypsum drywall
  • Ceilings generally steel stud framing and gypsum drywall. Exposed wood cathedral or tray ceilings where applicable
  • Roof of cedar shingle 

What materials are used to build the villas?

  • Structural concrete foundations, structural bearing walls of reinforced concrete and concrete masonry, and structural floors of reinforced concrete
  • Exterior walls of Stucco or Dryvit or equivalent
  • Interior walls are steel stud framing and gypsum drywall
  • Ceilings generally steel stud framing and gypsum drywall. Exposed wood cathedral or tray ceilings where applicable
  • Roof of cedar shingle 

Kitchen & appliances

  • Appliances from GE Monogram or equivalent, including SubZero 36” refrigerator/freezer, gas cooktop & electric oven (optional induction range available), microwave, dishwasher, wine/beverage refrigerator, full size washer & dryer
  • Kitchen countertops by Caesarstone or equivalent
  • High-end, handmade, contemporary European style cabinetry, with soft close
  • Double stainless steel sink with garbage disposal by Franke or equivalent


  • Vanity countertop in marble, Caeserstone or equivalent. Double vanity in master suites
  • Freestanding bathtubs by Duravit or equivalent
  • Full height, oversized showers enclosed in 3/8” glass with minimum 8” rain head
  • Shower walls finished in imported porcelain tile or stone
  • Faucets by Grohe or equivalent
  • Washbasins from Duravit or equivalent
  • Water closets by Duravit or equivalent, with soft close toilet

Other interior specifications

  • Minimum 11 foot high ceilings in all main living areas and master bedrooms (except for Design Two main living, at 10’1” to 10’10”). Exposed wood cathedral or tray ceilings where applicable
  • Imported, large format (18” by 36”) porcelain floor tiles throughout living areas and bedrooms
  • Openings to balconies and terraces are minimum 8 foot high sliding glass doors with impact rated glass. Exterior doors and windows are high quality, impact resistant extruded aluminum
  • Internal doors in wood, 8 foot high, equipped with high quality chrome or nickel finish
  • Ceiling fans throughout living areas and bedrooms
  • Homes enabled for cable TV, high speed Internet cabling and wireless, multiple telephone connections with land and IP access, security, and operation of main gate
  • Structured wire system including cat6 and electricity across the interior and outdoor areas, allowing multi-functional uses
  • High efficiency air conditioning system from Mitsubishi or equivalent with dedicated condensers, air handling units and controls. Each bedroom has own temperature controls
  • High efficiency, electric hot water heaters from Marathon or equivalent. Optional solar power
  • High quality lighting design, inclusive of dimmers, switched outlets, and recessed down lights. Screwless plates throughout
  • Dedicated home backup electrical generator, fed by dedicated propane gas tank, covering key areas and appliances
  • Lock-up owner storages

Outdoor specifications

  • Outdoor kitchen with stone countertop and barbeque
  • Pool decks and beach deck in Ipe wood or equivalent
  • Staircases to beach in primarily local stone, partially carved on the natural ridge
  • Dedicated waste water treatment, recycled water for irrigation
  • Rain catchment water system. Emergency water supply
  • Paved main road, gravel driveway
  • Retain native landscaping, enhanced with palm or date trees and flowering shrubs. Irrigation system where applicable in place.

Thank You