TCI Insider Atlas Series / Sold by Drew / Leeward, Beachfront & Canalfront
Beachfront and canalfront
Every Leeward land transaction recorded on the Turks and Caicos MLS, from 2003 through to today. parcel records across five registration blocks, with the beachfront and canalfront sales pulled out and set against everything behind them. Leeward is the most watery land market on Providenciales, and the numbers say so. Hover or tap anything on this page for the transactions behind it.
Lens one
Leeward Going Through sits at the eastern tip of Providenciales in five registration blocks, 60900 through 60904, wrapped by beach on one side and cut through by the canal system on the other. This page holds every land record the MLS carries for it: records over distinct parcels, completed sales and listings on the market today.
Hover or tap any year for the sales behind it, what they went for, the rates paid and how long they took
Leeward trades thinly and expensively. The last twelve months carry recorded sales at , which is a fraction of what Leeward or Turtle Tail turn over, and that scarcity is half the story of the prices below.
Lens two
Leeward is three markets in one postcode. There is the beach at Emerald Point and Prince of Wales Drive, there is the canal system running through the middle with dock frontage on it, and there is the dry land behind both. They do not price alike and they never have.
Neither focus set is my classification. Both come from the dedicated MLS exports for Leeward, the beachfront list of parcels and the canalfront list of , keyed to this dataset by MLS number and applied at parcel level, so every record on a water parcel carries its flag even where the listing text says nothing about it. Four parcels appear on both lists, and those resolve to beachfront, because sand outranks a dock.
The split is stark. Water frontage 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 and green for the canal. Hover or tap any point for the parcel
The measure that actually matters on water, beach and canal together. 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 belongs on the beachfront or canalfront list and is not described that way, 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 Leeward 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
Five registration blocks, and they are nothing like each other. 60901 holds Emerald Point, Prince of Wales Drive and most of the beach. 60902 and 60903 are the canal blocks. 60904 runs from the marina end back through the interior. Hover or tap a block for what it has actually done and its mix of beach, canal and dry land.
Every completed sale in the block, since 2003
Lens five
Smaller than people expect, and much smaller than the other coasts. of the Leeward sales that carry a lot area are half an acre or under. At Long Bay that figure is 17 per cent and at Turtle Tail 16. Leeward was subdivided tight, because the value here was always the water at the end of the garden rather than the garden.
Sales in each size band. Hover or tap a band for the parcels behind it, what they went for and the rates paid
The same canal sales cut finer, because half an acre to an acre is where nearly all of them sit and the differences inside that window are what a buyer is actually choosing between
Lens six
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 Leeward the interior follows that rule closely.
Water breaks it. The beachfront parcels at Emerald Point are a full acre each and carry the highest rates in the record, because the buyer is paying for the edge rather than the acreage. Hover or tap each band to see its mix of beach, canal and dry land, because the mix is what moves the number.
Hover or tap a band for its mix of beach, canal and dry land, because size and frontage are tangled together here
Decide first whether you want sand, a dock or neither, because those are three different markets sharing one postcode. A canal lot puts a boat at the door for a fraction of the beach rate, and if the water is the point rather than the view, that is where the value sits at Leeward.
Quoting a Leeward waterfront rate without saying which water is how parcels get mispriced in both directions. Canal owners anchoring on beach sales sit for years. Beach owners anchoring on canal sales leave a lot of money behind.
Lens seven
Both prices are on the record for all Leeward sales, so the gap between them is measurable rather than anecdotal. of them were paid at the full asking price or above, which is a harder market for sellers than the headline prices suggest.
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 eight
Hover or tap any listing for its size, whether it is beach, canal or dry, 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 Leeward 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 nine
This export contains matched pairs where the same Leeward parcel sold twice or more, of them on water. 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 group. Hover or tap for the two dates, the two prices and the annual rate
Bought in Leeward 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.
The featured parcel
Canal Front, Caravel Avenue
$2,099,970
0.76 acres, 33,106 square feet, with 106 feet of canal frontage on the MLS record. Deep water at the door on the main Leeward canal, walkable to the marina, and one of only canal parcels on the market in the whole section.
Every canalfront sale with a frontage figure, highest first. The gold bar is the asking rate on Caravel Avenue. Hover or tap any bar for the parcel
The acreage measure, where Caravel Avenue sits differently
Leeward parcels do not sell quickly. of the water frontage sales in the record took more than a year to sell. This one has been listed days.
Ask about Caravel Avenue Email Property finder
Ask me anything on it: survey, dock permissions, canal depth, closing costs and what the record supports on price.
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
Start with the featured parcel. Canal Front, Caravel Avenue, 0.76 acres with 106 feet of canal frontage at $2,099,970, one of four canal parcels available in the whole section. If it is not the right fit, I can represent you on anything else on this page at no cost to you, and if you already own here I will tell you what your parcel is worth against the record.
Tell me the budget, whether you want sand, a dock or neither, and whether you are building or holding, and I will send what fits, in Leeward 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.
For sale: Canal Front, Caravel Avenue, Leeward 0.76 acres with 106 feet of canal frontage, deep water at the door, $2,099,970. One of only four canal parcels on the Leeward market. I can also represent you on any other parcel on this page, whoever holds the listing, at no cost to you.
Ask about Caravel Avenue 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 frontage have done since.
Enquire Email Property finderSelling? The same record tells you what to list at.
Canal Front, Caravel Avenue, Leeward0.76 acres with 106 feet of canal frontage, deep water at the door, $2,099,970
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