TCI Insider Atlas Series / Sold by Drew / Long Bay, Edition One
Homesites, 0.5 acre and under
The first edition of the Long Bay Atlas, built around the segment that now drives the majority of activity here: parcels of 0.5 acre and under. It reads that band against the whole record, every Long Bay Hills land transaction on the Turks and Caicos MLS from the first entries in 2003 through to today, parcel records across registration blocks. Beachfront and the larger parcels get editions of their own.
Long Bay Hills was subdivided as an acre lot neighbourhood, so the 0.5 acre and under band barely existed for the first decade of MLS records here. It is now the fastest moving part of the market, and this section reads it against everything over 0.5 acre. of the parcels sold in 2025 with a recorded lot size were 0.5 acre or less, against single digit percentages through most of the 2010s.
Actual transactions from the last twelve months, and what is being asked today
| Measure | 0.5 acre and under | Over 0.5 acre |
|---|
Parcels at 0.5 acre and under as a percentage of those sold each year with a recorded lot size
Lowest to highest achieved each year, with the number of sales
Sales at 0.5 acre and under by registration block
Every recorded sale at 0.5 acre and under, grouped by size
Active, conditional and pending, 0.5 acre and under
| Parcel | Address | Acres | Asking | Per sq ft | Status | Last sold |
|---|
Currently available
Price per square foot asked, parcels at 0.5 acre and under that are not already under offer
Against the smaller parcels available today
| Parcel | Acres | Asking | Per sq ft | Land difference |
|---|
Price per square foot asked, every parcel available at 0.5 acre and under
Lens one
Each bar is the span between the lowest and the highest sale of that year, with the number of sales in brackets, so no average stands in for a market that ranges this widely. Lot acreage was not carried on MLS land records here before 2010, so the per square foot view starts at 2010.
Lens two
Long Bay Hills is registered across thirteen blocks. The rate per square foot is the cleanest way to read them against each other, because lot sizes differ so widely from one block to the next. Every figure below is an actual transaction: the last sale in each block, what it achieved, and the span of rates paid there since 2024. The final column answers the question a buyer always asks next, which is what a block number means on the ground: it lists every road that appears in that block's listing names, with the number of listings naming each. Roads cross block boundaries, so a road can sit against several blocks at once.
Lowest to highest actual rate, blocks with at least two sales in that window
| Block | Sales | Last sale | It sold for | Its rate per sq ft | Rates paid since 2024 | 0.5 ac and under | On market | Roads named in listings |
|---|
Lens three
Recorded sales by road, all years
Lowest to highest actual rate, roads with at least three sales in that window
| Road | Sales | Last sale | It sold for | Its rate per sq ft | Rates paid since 2021 | 0.5 ac and under | Listed | Under offer | Blocks |
|---|
Lens four
Grouping every sale with a recorded lot size into five bands shows the pattern that drives the feature study above. Absolute price rises with size. The rate per square foot moves the other way, and steeply. The charts and the last three columns use sales from 2024 onward only, so they describe the market a buyer is in now rather than the whole history.
Lowest to highest actual sale price
Lowest to highest actual rate
The two acres and over band mixes two very different things: beachfront parcels on Long Bay Beach Drive trading above $45 a square foot, and large inland tracts running to twenty one acres. The span of rates for that band therefore stretches very wide and should not be read as a beachfront figure. Every one of those sales is listed in the full record below, and beachfront is studied on its own terms, by square foot and by foot of beach frontage, in The Long Bay Beachfront Atlas.
| Band | Sales | Last sale | It sold for | Its rate per sq ft | Rates paid since 2024 | Days on market since 2024 | On market |
|---|
Lens five
| Parcel | Address | Road | Acres | Asking | Per sq ft | Stamp duty | Days on market | Last sold | Status |
|---|
Days on market and asking prices are as recorded on the MLS at the date of export. Conditional and pending records are included because they show where the market is clearing, not just where it is asking.
If you would rather not scan a table, the property finder takes your brief in a couple of minutes and I work from it. Every listing here has a WhatsApp link on its row, prefilled with the parcel. I can arrange a viewing and represent you on any Long Bay parcel, whichever agent holds the listing, and there is no cost to you for that. If you want the shortlist rather than the whole table, say what you are looking for and I will send it.
Enquire about any Long Bay parcel Save as PDFBefore 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 single 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.
Duty is charged on the entire purchase price, not on the slice above each threshold. A parcel priced a dollar over a band boundary can carry thousands more in duty than one a dollar under it. Anything priced just above a threshold is worth a conversation before you offer.
Buying land does not grant residency. A temporary residence permit requires investment from $500,000 on Providenciales, and a Permanent Residence Certificate from $1,000,000, with construction counting toward the figure. There is no restriction on foreign ownership, but a company holding land must be locally incorporated. Confirm all of it with an attorney before you rely on it.
Work out the closing costs Ask me to run the numbers
My closing cost calculator takes the purchase price and returns the stamp duty, legal fees and the rest of the bill. Rates and concessions change, and concessions exist for Turks and Caicos Islanders and British Overseas Territory Citizens, so treat any figure as a planning tool and have your attorney confirm it before you exchange.
Lens six
Total gain between the two recorded prices, every pair resold since 2018
Bought in Long Bay years ago and wondering where you sit now? Send me the parcel and I will work out the difference on the current record.
Same parcel, bought and sold, both prices on record
| Parcel | Bought | Sold | Held | Annual | Match |
|---|
The full record
All Long Bay Hills land sales in the export, searchable and sortable. Click any column heading to sort. Prices from the last twelve months are shown in full. Older figures are released on request: tap any blurred figure.
| Sold | Parcel | Address | Road | Acres | Asked | Sold | Per sq ft | Days | Previously sold |
|---|
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 size and whether it is a homesite or a land position, 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. My property finder takes the brief in a couple of minutes and I work from it.
Not these three? I sell across the whole of Long Bay Hills and can represent you on any parcel on the page, whoever holds the listing. Message me and I will send what fits.
How this was built
Every buildable lot carries the same fixed value floor: a road frontage, a utility connection, a registered title, planning permission to build one house. On a quarter acre that floor is spread over a quarter of the land, so the rate per square foot multiplies. It is the arithmetic of the smallest saleable unit rather than a judgement about the land itself.
They are a different buy. The 0.5 acre and under parcel has the lower entry price, the shorter time to sale and the firmer hold on asking price. The acre parcel buys land at roughly half the rate per square foot and keeps the option of subdivision or a larger footprint. The right answer depends on whether the purchase is a place to build or a land position.
Registration blocks 61101 through 61113, which the MLS files under both Long Bay Hills and Long Bay. Nothing outside those blocks is included, and no property with a building on it is included.
Because the road lens is built from the listing names rather than from the parcels themselves. If the agent filing a sale wrote Long Bay Hills instead of the road, that sale cannot be placed and is left out. Roughly half the records on this page name no road at all, so a road with six sales here may well have had twenty. Treat the counts as a minimum and every rate as drawn from the named sales only.
On Providenciales it is nil below $25,000, 6.5% from there to $250,000, 8% from $250,000 to $500,000 and 10% above that, and the rate applies to the whole value rather than to the slice above each threshold. The buyer pays it, within thirty days of the transfer. There is a calculator on this page. Concessions exist for Turks and Caicos Islanders and British Overseas Territory Citizens, rates change from time to time, and your attorney should confirm the figure before you exchange.
By matching the block and parcel number against every earlier sale in the record, then checking the lot size on both. If the block, the parcel number and the lot size all agree, the match is treated as certain and the earlier price is shown. If the lot size has changed, the boundary has almost certainly moved, so the match is flagged and kept out of the return figures rather than quietly used. Parcels filed under a label rather than a number are never matched at all.
The full sold table on this page is the underlying dataset. Every chart and every figure on this page is calculated from it, and nothing has been added to it.
Other editions of the Long Bay Atlas
Long Bay is read one segment at a time, because a beachfront acre and a quarter acre homesite are different markets that happen to share a postcode. This is the homesite edition. The others follow.
More from the Atlas series
Send the parcel number and I will come back with what it asked, what it achieved and how long it took.
Enquire Email Property finderSelling? The same record tells you what to list at.