Caribbean Luxury Property and the Rise of Branded Residences: A Buyer’s Guide

The Caribbean is experiencing a new chapter in luxury property. Where the islands once offered charming but basic beachfront villas, a wave of branded residences from the world’s most prestigious hotel groups is transforming the market. Mandarin Oriental, Four Seasons, Ritz-Carlton, Aman, and One&Only are all developing or have recently completed residential projects across the region, bringing five-star service standards to private ownership for the first time.

For UK-based buyers and international investors, Caribbean branded residences offer a compelling combination: lifestyle, asset appreciation, tax efficiency, and a residency pathway in some jurisdictions. We are currently working with developments in this space and are actively marketing Caribbean branded residences to our global buyer network.

What Are Branded Residences?

A branded residence is a private home that sits within or alongside a luxury hotel, managed under the hotel brand’s service standards. As an owner, you benefit from hotel-grade maintenance, housekeeping, concierge, dining, spa, and security — without the limitations of a hotel room. You own a fully deeded property that you can use personally, rent out through the hotel’s programme, or leave empty, all while the brand maintains the building and your asset to a five-star standard.

Branded residences consistently outperform non-branded equivalents in terms of resale value. Research by Savills and Knight Frank indicates that the branded premium — the additional value a hotel brand adds to a residence — typically ranges from 25 to 35 per cent. In prime locations, it can exceed 50 per cent.

Why the Caribbean, and Why Now?

Several factors are converging to make the Caribbean luxury market particularly attractive. The pandemic permanently accelerated remote working, making island living feasible for professionals who previously needed to be in London, New York, or Dubai five days a week. Direct flights from London to the Caribbean have expanded. And the islands themselves have invested heavily in infrastructure, healthcare, and digital connectivity.

Tax structures across the Caribbean remain favourable. The Cayman Islands have no income tax, no capital gains tax, no property tax, and no inheritance tax. The Bahamas, Turks and Caicos, and the British Virgin Islands offer similarly attractive regimes. For ultra-high-net-worth individuals, these jurisdictions provide legitimate and well-regulated structures for wealth preservation alongside exceptional quality of life.

Mandarin Oriental Residences, Grand Cayman

Among the most significant developments to emerge in the Caribbean luxury market is the Mandarin Oriental Residences, Grand Cayman. This is Mandarin Oriental’s first new-build resort and residential project in the region, and it is setting a new benchmark for what Caribbean ownership looks like.

Situated on 67 acres of tropical landscape at St. James Point on Grand Cayman’s southern coast, the development comprises a 91-key ultra-luxury hotel and 42 private residences split across two collections. The Beach House Residences sit atop the hotel, offering direct access to resort amenities including pools, restaurants, and spa facilities. The Ocean House Residences are positioned along the iron shore coastline in a separate boutique building, offering enhanced privacy with the option to access the hotel’s services.

Designed by Paris-based architecture firm AW2, with interiors by Hart Howerton and Meyer Davis, the residences blend contemporary design with the natural Caribbean setting. Every residence features expansive terraces, panoramic ocean views, and private elevator access. Pricing starts from approximately $6 million for a two-bedroom Beach House Residence, rising to $37 million for the Ocean House Penthouse — a five-bedroom residence spanning over 12,000 square feet with a private infinity pool and cabana-framed dining pavilion.

Notably, over 40 per cent of residences were sold before the public launch, driven entirely by word of mouth. Construction broke ground in February 2025, with completion anticipated for the first quarter of 2028. The developers have also announced they will accept cryptocurrency for purchases — a first for a Mandarin Oriental project and a reflection of Grand Cayman’s growing status as a fintech hub.

Other Notable Caribbean Branded Developments

The Mandarin Oriental is part of a broader wave of branded development across the Caribbean. Four Seasons has long-established residences in Nevis and Anguilla. The Ritz-Carlton operates residential programmes in the Cayman Islands and Turks and Caicos. Aman is developing a project in the Dominican Republic. And several new entrants — including Marriott’s luxury tier with its Edition and W brands — are planning residential components alongside new hotel openings.

For buyers, this means an unprecedented level of choice. Whether your priority is maximum privacy, rental income potential, family-friendliness, or proximity to a particular island’s culture and community, there is now a branded option that fits.

What to Consider Before Buying

Service charges on branded residences are higher than standard developments, typically reflecting the cost of maintaining hotel-grade common areas, staffing, and amenities. Budget for annual service charges of 1 to 3 per cent of the property value, depending on the brand and location. Understand the rental programme terms — most branded residences offer an optional programme where the hotel manages rentals on your behalf, typically splitting income 50/50 or 60/40 in the owner’s favour.

Consider the jurisdiction’s legal framework for foreign ownership, inheritance planning, and ongoing costs. The Cayman Islands, for example, impose a one-time stamp duty of 7.5 per cent on property transfers but have no recurring property taxes. Currency risk is also relevant — most Caribbean transactions are denominated in US dollars, which means GBP/USD exchange rates directly impact your acquisition cost.

Finally, visit before you buy. No amount of photography or video captures the atmosphere, light quality, and sense of space that define whether a Caribbean home feels right. The best developments sell on experience as much as specification.

The Investment Case

Caribbean branded residences are not purely a lifestyle purchase. The combination of limited supply, strong global demand, the branded premium on resale, and the tax efficiencies of key jurisdictions creates a genuine investment case. Properties in well-managed branded developments in the Cayman Islands, Bahamas, and Turks and Caicos have shown consistent capital appreciation over the past decade, even through periods of global market uncertainty.

For buyers who currently hold assets in London, Dubai, or both, Caribbean property offers meaningful portfolio diversification — a different currency, different economic drivers, and a different buyer profile. The ultra-luxury Caribbean market is small, exclusive, and increasingly difficult to enter as supply is absorbed by a growing pool of global wealth.