Sunny Bathija pegs cost to build St. Regis condo project in Houston at $220M - The Real Deal
Sunny Bathija pegs cost to build St. Regis condo project in Houston at $220M The Real Deal
Last Updated: December 2025
Caribbean
Island Luxury Redefined
The Caribbean has become the world's premier destination for branded residence resort living, offering a unique combination of tax advantages, citizenship programs, world-class beaches, and escape from urban complexity. With 40+ branded residence projects across 15+ island nations, the region attracts ultra-high-net-worth buyers seeking second homes, retirement estates, and investment properties with hotel-managed rental programs. From the Bahamas to Barbados, St. Barts to Turks and Caicos, branded residences consistently achieve 20-35% premiums while offering 5-8% rental yields and lifestyle benefits unavailable elsewhere.
40+
Total Projects
25+
Luxury Brands
25%
Avg. Premium
10
New Projects
$45M+
Record Sale
$1,500-$4,000+
Price/Sqft
Why Caribbean Leads
Tax Advantages
Zero income tax in many jurisdictions
Citizenship Programs
Citizenship-by-investment options
Rental Returns
Strong short-term rental yields (5-8%)
Climate & Lifestyle
Year-round tropical paradise
Proximity to US
2-4 hour flights from major US cities
Neighborhood Deep Dive
Bahamas (Nassau & Paradise Island)
The Ultimate Escape - Atlantis, world-class marinas, tax haven
Key Projects:
The Residences at Atlantis, Rosewood Baha Mar Residences, One Ocean Nassau
Turks & Caicos
Grace Bay - World's best beach, privacy, exclusivity
Key Projects:
Ritz-Carlton Reserve Turks & Caicos, Six Senses Residences, Amanyara Villas
St. Barts
French Riviera of Caribbean - European elegance, yachting
Key Projects:
Cheval Blanc St-Barth, Eden Rock Villas, Le Barthélemy Residences
Barbados
Platinum Coast - British heritage, golf, Sandy Lane
Key Projects:
Sandy Lane Residences, Port Ferdinand, Apes Hill Club
Dominican Republic (Casa de Campo)
The Teeth of the Dog - Golf mecca, value luxury
Key Projects:
Casa de Campo Resort Villas, Cap Cana (Ritz-Carlton), Punta Espada Residences
Market Leaders
Rosewood Baha Mar
- Projects: Bahamas flagship
- Premium: 30-40% over comparable properties
- Absorption: 85%+ sold pre-completion
Ritz-Carlton Reserve
- Positioning: Ultra-exclusive island experiences
- Price Point: $3,000-$5,000+ per sq.ft.
- Differentiator: Bespoke service, limited inventory
Amanyara (Turks & Caicos)
- Design: Aman tranquility in Caribbean setting
- Innovation: Minimal design, maximum privacy
Six Senses Caribbean Properties
- Engineering: Sustainability meets luxury
Rising Contenders
Four Seasons Bahamas
Ocean Club expansion
Aman Caribbean
New island locations
Mandarin Oriental Cayman
Grand Cayman entry
One&Only Private Homes
Multiple locations
Investment Analysis
5-8%
Rental Yield
with hotel rental program
25-40%
Capital Appreciation
5-year prime locations
Seasonal but steady demand
Absorption Rate
Premium properties sell within 6 months
Days on Market
Tax Considerations
- Bahamas: Zero income, capital gains, inheritance tax
- Turks & Caicos: Zero income tax, 12% stamp duty on purchase
- Barbados: Special tax regimes for high-net-worth individuals
- Citizenship Programs: Antigua, St. Kitts, Dominica offer CBI
- US Owners: Subject to US tax on worldwide income
Development Pipeline
Upcoming (2025-26)
- Ritz-Carlton Reserve Turks & Caicos Phase 2 $4,000+ psf Beachfront villas
- Aman Bahamas Private island development
- Mandarin Oriental Grand Cayman Seven Mile Beach
- Six Senses Grenada New market entry
- Four Seasons Nassau Ocean Club expansion
Under Construction
- Silversands Grenada Phase 2
- Rosewood Little Dix Bay BVI
- One&Only Mandarina (Mexico, nearby)
Announced
- Bulgari Residences Caribbean (Location TBC)
- Edition Caribbean (Multiple locations)
- Como Hotels Caribbean expansion
Buyer Demographics
Origin
Purchase Intent
Amenities Evolution
Standard Offerings
- Beach club & water sports
- Resort pool access
- Spa & fitness facilities
- Concierge & property management
- Rental program participation
Differentiating Features
- Private Marinas: Yacht berths and captains
- Golf Courses: Championship design on-site
- Dive Centers: PADI-certified programs
- Kids Clubs: Resort-style family programs
- Chef Services: Private dining and catering
Challenges & Considerations
Hurricane Risk
- Annual hurricane season (June-November)
- Insurance costs and availability
- Building code requirements
Accessibility
- Limited direct flights from some markets
- Inter-island transportation
- Medical facilities for emergencies
Political Stability
- Varying governance quality across islands
- Currency risks in some jurisdictions
- Regulatory changes possible
Future Outlook (2025-2030)
Predictions
- Project Pipeline: +15-20 new branded residences by 2028
- Price Appreciation: 5-7% annually in prime locations
- New Brand Entries: 6-8 additional luxury brands
- Geographic Expansion: Grenada, St. Vincent, Antigua growth
Trends
- Sustainability: Solar, water conservation, reef protection
- Wellness Tourism: Spa and retreat-focused developments
- Remote Work: Extended-stay programs for digital nomads
- Yachting Integration: Marina-centric communities
- Multi-Generational: Family compound configurations
Risk Factors
- Climate Change: Rising sea levels, storm intensity
- Tourism Dependency: Economic vulnerability
- Air Access: Airline route changes
- US Tax Policy: Changes affecting offshore ownership
Next Steps
For Buyers
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