August 2026
Established 2-Bedroom Resort Residences
Helping buyers make informed condominium purchasing decisions.
Market Snapshot
There are currently 50 active two-bedroom condominium listings represented in this month’s MLS review. This includes established resorts as well as residences within several major new developments currently under construction.
For this report, I have focused on established and completed properties, where buyers have the benefit of being able to evaluate the existing resort, its management, financial history, rental performance and overall ownership experience.
With significant new development underway in Turks & Caicos, today’s buyer has an increasingly broad range of choices. I will look at the new-development market separately, as the considerations when purchasing pre-construction are quite different from those involved in purchasing within an established resort.
Price per square foot provides a useful starting point, but it tells only part of the story. This month’s selections demonstrate particularly well why understanding the property behind the numbers is so important.
This Month’s
Featured Condominiums
| Property | MLS | Asking Price | $/Sq.Ft. | Ownership Experience | My Assessment |
|---|---|---|---|---|---|
| The Sands 3115 | 2600465 | $1,050,000 | $660 | Established Beachfront Resort | Strong Overall Value + Rental Appeal |
| Coral Gardens 4101 | 2600277 | $1,499,000 | $697 | Older Beachfront Resort | Entry-Level Beachfront Opportunity |
| The Mansions 4104 | 2600353 | $1,725,000 | $755 | Residential-Style Beachfront | Extended-Stay / Residential Value |
| West Bay Club 206 | 2501013 | $1,795,000 | $829 | Upscale Beachfront Resort | Strong Overall Value |
| The Somerset 303 | 2500839 | $1,995,000 | $920 | Boutique, Low-Density Resort | Strong Value |
| Villa Renaissance 604 | 2600248 | $1,100,000 | $1,073 | Low-Key Boutique Resort | Walkable Grace Bay Lifestyle |
| The Palms 2401/02 | 2600528 | $2,550,000 | $1,181 | 5-Star Full-Service Resort | Renovated 5-Star Resort Opportunity |
Complete Inventory
The properties highlighted above are not simply those with the lowest price per square foot. They are properties that, in my opinion, deserve consideration for different reasons and for different types of buyers.
For those wishing to dig deeper, the accompanying spreadsheet contains the complete August MLS inventory of active two-bedroom condominiums, including asking price, square footage, price per square foot, MLS number and direct links to each listing.
Property Commentary
The Sands – Unit 3115
The Sands has consistently maintained the property well and benefits from a strong rental program.
At approximately $660 per square foot, Unit 3115 combines an attractive entry price with an established Grace Bay beachfront resort and proven rental appeal, making it one of the stronger overall value opportunities this month.
Coral Gardens – Unit 4101
At approximately $697 per square foot, Coral Gardens provides one of the more accessible ways to establish a foothold in the Grace Bay beachfront market.
Buyers should recognize that this is an older resort and the property reflects its age. For someone whose priority is beachfront ownership at a lower price point rather than a newer resort experience, it remains worthy of consideration.
The Mansions – Unit 4104
At approximately $755 per square foot, Unit 4104 offers considerable space and a beautifully presented residence at an attractive price.
The Mansions has a more residential ownership style, with restrictions on short-term rentals. For buyers focused primarily on personal use—particularly those planning extended stays or considering spending a significant part of the year in Turks & Caicos—this residence represents very good value for the right buyer.
West Bay Club – Unit 206
At approximately $829 per square foot, Unit 206 continues to stand out as strong value.
West Bay Club benefits from experienced and well-established resort management—an important consideration that isn’t reflected in a simple price-per-square-foot calculation. Combined with its generous residence size, excellent beachfront setting and established rental appeal, I believe this is one of the stronger opportunities currently available.
The Somerset – Unit 303
At approximately $920 per square foot, Unit 303 deserves consideration for buyers who prefer a smaller, lower-density resort environment.
The Somerset is well maintained, with spacious residences, beautifully landscaped grounds and a notably loyal ownership base. Several owners have been with the resort since its early years and continue to enjoy the ownership experience. Its boutique scale and relaxed beachfront atmosphere offer something quite different from the island’s larger resort developments.
Villa Renaissance – Unit 604
Villa Renaissance offers a relaxed, low-key ownership experience in one of Grace Bay’s most central locations. With restaurants, shopping, cafés and everyday amenities just steps away, many owners find there is little need for a vehicle.
While Unit 604 overlooks the pool rather than the ocean, it represents an attractive opportunity for buyers who place a premium on location, walkability and a smaller resort environment.
The Palms – Unit 2401/02
For buyers looking for a 5-star, full-service resort experience, Unit 2401/02 at The Palms is particularly well positioned in the current market.
The residence has recently completed an extensive renovation and presents beautifully, offering a turnkey opportunity without the additional cost and inconvenience of updating an older residence. Combined with The Palms’ extensive amenities, established management and prime Grace Bay beachfront location, I believe this is a well-priced opportunity within the 5-star resort category.
For buyers looking for a 5-star, full-service resort experience, Unit 2401/02 at The Palms is particularly well positioned in the current market.
The residence has recently completed an extensive renovation and presents beautifully, offering a turnkey opportunity without the additional cost and inconvenience of updating an older residence. Combined with The Palms’ extensive amenities, established management and prime Grace Bay beachfront location, I believe this is a well-priced opportunity within the 5-star resort category.
Asking Price: $2,550,000 | Approx. $1,181/sq.ft.
Strong Overall Value
+ Rental Appeal
_
The Sands 3115
Entry-Level Beachfront Opportunity
_
Coral Gardens 4101
Extended-Stay
/ Residential Value
_
The Mansions 4104
Strong
Overall Value
_
West Bay Club 206
Beyond the Listing
When evaluating a condominium, I look well beyond the asking price. Factors such as the financial strength of the strata, adequacy of reserve funding, management quality, maintenance history, planned capital improvements, rental performance, owner usage policies, construction quality and resale demand can be just as important as location and price.
This month’s selections are a good illustration.
At The Mansions, $755 per square foot initially looks extremely attractive, but the rental restrictions mean it will suit a particular type of buyer. At Coral Gardens, $697 per square foot provides a lower entry point to beachfront ownership, but buyers also need to consider the age of the resort. At The Palms, the price per square foot is considerably higher, but the buyer is getting a newly renovated residence within a 5-star, full-service resort.
Every resort has its own personality and ownership style. Some buyers prefer the amenities and energy of a larger full-service resort, while others are drawn to the quieter atmosphere of a smaller, lower-density property. Neither is inherently better—it depends entirely on your priorities, lifestyle and long-term objectives.
These are the details that rarely appear in an MLS listing but can have a significant impact on both the enjoyment of ownership and the property’s long-term value.
Buying a condominium is about much more than selecting the right residence. My role is to help buyers understand the bigger picture—from the financial strength of the strata and reserve funds to management quality, ownership costs and planned capital improvements—so they can make informed purchasing decisions with confidence.
My background in accounting, combined with extensive experience in the Turks & Caicos condominium market, allows me to assess these factors alongside the property itself, helping buyers identify not only the right residence but also the right condominium community for their lifestyle and investment goals.
If you’re considering purchasing a condominium in Turks & Caicos, I’d be delighted to discuss your requirements and help you identify the properties that best match your ownership expectations.
Elain Dubensky
Condominium Specialist
Turks & Caicos Sotheby’s International Realty
Condominium Specialist Turks & Caicos Sotheby’s International Realty
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