TCI Insider Atlas Series / Sold by Drew / Long Bay, Beachfront Edition
The beachfront
Every Long Bay land transaction recorded on the Turks and Caicos MLS, from 2003 through to today. parcel records across thirteen registration blocks, with the beachfront sales pulled out and set against everything else that has traded here. Nine per cent of the deals, more than half of the money. Hover or tap anything on this page for the transactions behind it.
Lens one
Long Bay Hills runs behind the north east beach of Providenciales in thirteen registration blocks, 61101 through 61113. This page holds every land record the MLS carries for them: records over distinct parcels, completed sales and listings on the market today. The beach row is the top edge of it, and it is the subject of this edition.
Hover or tap any year for the sales behind it, what they went for, the rates paid and how long they took
Long Bay Hills is the deepest land market on Providenciales and the volume shows it. What the volume hides is that a handful of transactions carry the value. The last twelve months carry recorded sales at , and not one of them was on the beach.
Lens two
Long Bay is really two markets wearing one name. There is the beach itself, a single row of parcels along the sand, and there is the hillside behind it, where most of the transactions happen. They do not move together and they should never be compared to each other.
The beachfront set on this page is not my classification. It is the dedicated MLS beachfront export for Long Bay, parcels, keyed to this dataset by MLS number and then applied at parcel level, so every record on a beach parcel carries the flag even when the listing text says nothing about the beach. Canal lots are separated the same way, from the listing text. Everything else is inland, which at Long Bay means the hills, the ridges and the flats behind the coast road.
The split is stark. Beachfront is of the recorded sales and of the money that has changed hands here.
Hover or tap a group for its highest and lowest transactions, the rate range, days on market and how often the full asking price was paid
Sale date across, rate per square foot up, gold for the beach row. Hover or tap any point for the parcel
The measure that actually matters on the sand. Sale date across, price paid per foot of the frontage dimension on the MLS up. Hover or tap any point for the parcel
Frontage on the MLS is written by whoever filed the listing. If your parcel is in a better tier than its description says, that gap is costing you on every comparison a buyer runs. Send the parcel number and I will tell you where it actually sits.
Lens three
Strip out everything except the highest rate paid in each year. At Long Bay the ceiling is a beachfront number in almost every year of the record, which is the clearest way to see what the sand is worth against the hill behind it.
One point per year. Hover or tap for the parcel that set it
Lot areas are omitted here so that individual consideration is not published in this table. The full record, with sizes and prices, is further down the page.
Lens four
Thirteen registration blocks, and they are nothing like each other. The beach row runs through 61101, 61103, 61105, 61106, 61109, 61112 and 61113. The rest is hillside. Hover or tap a block for what it has actually done and how much of it is beach.
Every completed sale in the block, since 2003
Lens five
The usual rule is that rate per square foot falls as parcels get bigger, because every buildable parcel carries the same fixed floor underneath it: a road frontage, a utility connection, a registered title and permission to build. Spread that floor over less land and the rate multiplies. At Long Bay the interior follows that rule closely.
The beach row breaks it, and in the opposite direction. Beachfront parcels are among the largest here, mostly two acres, and they carry the highest rates in the record. That is what frontage does: it prices the edge, not the acreage. Hover or tap each band to see how much of it is beach, because the mix is what moves the number.
Hover or tap a band for the tier mix inside it, because size and frontage are tangled together here
Decide first whether you are buying a view or a beach, because they are different markets with a wall between them. An acre on the hill and an acre on the sand share a postcode and nothing else. Once you know which one you are in, the rate per square foot in that group is the only comparison worth running.
If you own on the hill, the beach sales are not your comparables and pricing off them will leave your parcel sitting. If you own on the beach, the opposite applies with more force: what the hillside does has nothing to do with your land, and there are only so many parcels on this stretch of sand.
Lens six
Both prices are on the record for all sales, so the gap between them is measurable rather than anecdotal. of them were paid at the full asking price or above. The rest closed below it, and the size of that gap has moved with the market.
Share of sales in each period that closed at or above the asking price
Count of sales in each period that took 180 days or fewer, out of every sale with days on record
Share of sales paid at the full asking price. Hover or tap for the deepest discount on record in that group
Lens seven
Hover or tap any listing for its size, whether it is beach or hill, its days on market, its stamp duty and what the parcel last sold for
Days on market and asking prices are as recorded on the MLS at the date of export, and include conditional and pending listings, which are marked. Stamp duty is calculated at the Providenciales rate on the asking price, so it moves if the price does. I can represent you on any parcel here, whoever holds the listing, at no cost to you.
Before you offer
There is no annual property tax in the Turks and Caicos, no capital gains tax and no inheritance tax. The government takes its share once, at the transfer, as stamp duty. On Providenciales that is the largest cost on top of the price, it is paid by the buyer, and it is due within thirty days of the transfer being executed.
Enter a price, or tap one of the parcels on the market today
The rate applies to the whole value, not to the slice above each threshold
Bands shown are for Providenciales. The other islands are lower. Rates and concessions change, so treat this as a planning tool and have your attorney confirm the figure before you exchange.
Stamp duty is charged on the transfer of the parcel. What you then spend building on it is outside the duty calculation, which is why buying land and building can carry a lower one off government cost than buying the finished house.
Freehold title in the Turks and Caicos does not carry residency. There is no annual property tax to plan for either, so the carrying cost of holding Long Bay land is close to nil once the duty is paid, which is part of why parcels here sit unbuilt for a decade and more.
Sources: the Turks and Caicos Islands Government stamp duty bands for Providenciales, read in August 2026. Nothing here is legal or tax advice, and concessions for Turks and Caicos Islanders and Belongers are not included in the calculator.
Lens eight
This export contains matched pairs where the same Long Bay parcel sold twice or more, of them on the beach. That is the closest thing to a like for like return series that exists here, because it removes the question of whether one parcel is comparable to another.
Same parcel, bought and sold, both prices on the record, sortable by any column
Every matched pair, ordered by multiple and coloured by frontage tier. Hover or tap for the two dates, the two prices and the annual rate
Bought in Long Bay years ago and wondering where you sit now? Send the parcel number and I will work out the difference on the current record, including the figures blurred out on this page.
Buying or selling at Long Bay
Get in touch
Whichever side of this you are on
Buying, selling, or just working out what your parcel is actually worth, the useful next step is a conversation rather than another chart. I can act for you on anything on this page, whoever holds the listing, at no cost to you as a buyer.
Beachfront or otherwise, the first question is which side of the road a parcel is on. Everything on the market carrying a Long Bay Beach Drive address, including the two acre pairs at 87 and 88 and at 91 and 92, sits behind it. That is the most expensive misunderstanding in this market and it is worth ten minutes of my time to save you from it.
Most of the Long Bay beach row is two acre parcels with 150 to 160 feet of sand. A handful were split, and those half lots, around an acre with 79 to 82 feet, are their own product with their own price history. There are four of them in this record and they read as a straight line.
Hover or tap any bar for the parcel, the date and the frontage
The acreage measure, for comparison with the hill behind
The two acre band tells the same story from the other end. A full beach lot was $2,700,000 in October 2020 and $6,900,000 in July 2025. Nothing on the beach row has traded since, so the last half lot sale, at $3,800,000 in March 2024, is the closest thing to a live comparable and it is already two years old.
Beach parcels here do not sell quickly. of the beachfront sales in the record took more than a year to sell, and one took eight. Whether you are buying or selling, that patience is the thing to plan around.
Get in touch about Long Bay Email Property finder
Tell me what you are trying to do and I will tell you what the record supports. If you want to know the moment another beach parcel comes up, say so and I will put you on the list. Forty six beach parcels exist here and one is for sale.
The full record
All sales, 2004 to 2026, sortable by any column and searchable by address, MLS number or parcel. Prices from the last twelve months are shown in full. Older figures are released on request: tap any blurred figure, or use the ask button on the row.
Where to go from here
This page is the market. What it cannot do is tell you what your own parcel is worth, or find the one that fits a brief. Both of those are a conversation.
Tell me the budget, the tier and whether you are building or holding, and I will send what fits, in Long Bay or anywhere else on Provo. That includes listings held by other agents, at no cost to you.
How this was built
Prepared by Drew Scrymgeour, Christie's International Real Estate Turks and Caicos, for TCI Insider. Data is provided for market orientation and is not a valuation. Verify parcel boundaries, frontage and title with a licensed surveyor and an attorney before transacting.
Buying or selling in Long Bay I can represent you on any parcel on this page, whoever holds the listing, at no cost to you. If you already own here, send the parcel number and I will come back with what your tier and your block have achieved, and what I would list it at.
I am buying I am sellingSales from the last twelve months are shown in full. Older prices and resale gains are released on request, to buyers and to owners.
Send the parcel number and I will come back with what it asked, what it achieved, how long it took and what the parcels nearest it in size and tier have done since.
Enquire Email Property finderSelling? The same record tells you what to list at.
Interested in Long Bay, beachfront or otherwise?Get in touch about buying or selling and we will work out what makes sense for you.
The beachfront market Enquire