Surf Lodge

The Project

20 studios. Three floors. One entry point into Turks & Caicos.

Surf Lodge spans three floors of studios: 4 on the ground floor (2 with direct pool access), 8 on the second, and 8 on the third — 20 fully furnished studios in total, each with a kitchenette, washer/dryer and private terrace. The ground floor also houses a restaurant and a courtyard pool, while the rooftop crowns the building with an infinity-edge pool and open-air bar. Priced well below the island's resale comparables, with strong rental potential and an optional fixed-return leaseback, it represents a rare entry point into one of the Caribbean's strongest tourism markets.

Studios across 3 floors

$250K

Starting price

10%

Guaranteed leaseback return

65–75%

Projected annual occupancy

3 yrs

Leaseback lock-up term

The Feel

Small Space, Big Life

Each studio is designed to live larger than its footprint — private terrace, hanging chair, pool steps away. The kind of place you come back to.

Rooftop deck

Rooftop bar

Courtyard pool

The bar

Ground-floor restaurant

Surf Lodge studio floor plan, top-down view

The Studios

A Studio Built Around the View

390 ft²

Indoor

90 ft²

Terrace

480 ft²

Total area

Each studio opens fully to the pool deck: a king bed faces wide sliding glass doors, filling the room with light. A built-in lounge, generous storage, a well-equipped kitchenette and a walk-in shower bathroom round out the layout, finished throughout in warm wood and quiet neutral tones — turnkey and rental-ready from day one.

Studio interior opening to courtyard pool

On Site

What the Building Delivers

Rooftop deck, bar and lounges with infinity pool

Rooftop Bar & Infinity Pool

An edge pool and open-air bar above the tree line, built for sunset.

Courtyard pool with palm trees and private cabanas

Courtyard Pool & Lounges

Ground-floor pool with wave loungers — 2 units open directly onto it.

AC + Ceiling Fans

Year-round comfort in every room.

Fully Furnished, Turnkey

Move-in or rent-ready from day one.

Ground-Floor Restaurant

A full restaurant on the ground floor — a key amenity for residents and a direct revenue driver.

Private Balcony or Terrace

Outdoor space on every single unit.

Built to Cool Itself

Passive cooling and energy-efficient materials, reducing load on every system.

The Property

The Rooftop — Annotated

Five elements that define the top floor — from the infinity pool and social terrace to the lock-off units with premium access.

01
Elevator & Access Core
Central vertical access connecting all floors to the rooftop.
02
Rooftop Small Bar
Intimate open-air bar adjacent to the pool — drinks, shade and views.
03
Infinity Pool
Edge pool with wave loungers, open to the sky and the tree line beyond.
04
C Sofas & Social Terrace
Curved seating and fire table — the rooftop's main gathering space.
05
Rooftop Lock-off Units
Private studios with rooftop access — the building's most premium tier.

Premium Tier

Rooftop Lock-off Units

The Building's Top Floor, at a Different Level

A central unit with a full kitchen, two lock-off bedrooms and a private rooftop terrace. Designed to work as a single premium residence or split into independent spaces — the flexibility is built into the plan.

Rooftop lock-off unit floor plan, top-down view

2 BR

Lock-off bedrooms

Full

Kitchen

2 BA

En-suite baths

Private

Rooftop terrace

At the center of the plan sits a full kitchen — marble island, dark walnut cabinetry, rattan pendant lighting — with an open living and dining area that flows directly onto the private terrace. Both bedrooms are designed as lock-off suites: each has its own en-suite bathroom and can be accessed independently, allowing the unit to operate as a whole or as two separate spaces.

That flexibility is the unit's defining feature. Use the full residence for extended family stays, lock off one bedroom for additional rental income, or run both rooms on the short-term market independently. The private rooftop terrace connects the unit directly to the infinity pool, bar and social areas — all the building's premium amenities, with none of the shared-corridor feeling. These are the top floor's most complete offering.

Lock-off unit interior opening to rooftop terrace

The Opportunity

Invest. Earn. Live.

Surf Lodge is structured around three simple propositions — own a fully titled studio, generate strong rental income or a guaranteed return, and use your property whenever you want. All three, in one of the Caribbean's most in-demand markets.

Invest

Own a Titled Studio from $250,000

Acquire a fully finished, furnished studio — finishes, furniture and appliances included — with ownership title transferred directly to you. Finance up to 75% of the purchase price and enter the market at a price well below current island resale comparables.

From $250,000 · Financing up to 75% · Full ownership title

Earn

Strong Returns, Two Ways

Run your studio as a short-term rental and capture an estimated 10–20%+ annual ROI at a $300–450 ADR and 65–75% occupancy. Or hand it off entirely: the fixed leaseback program pays a guaranteed 10% net annual return for three years — fully passive, regardless of occupancy. First 10 buyers receive a Jeep lease, lifting the guaranteed return to 12%.

10–20%+ rental ROI · 10% guaranteed leaseback · 12% with Jeep

Live

Use It When You Want

Your studio is yours to use. Whether you block weeks for personal use or let it run as a full-time rental, the property works around your calendar. The leaseback program includes free personal usage — so even under the guaranteed return structure, the islands are never off-limits.

Personal usage included · Leaseback flexibility · Your schedule

Early Buyer Incentives

Select perks available to the first buyers — choose the package that works for you.

3-Year Jeep Lease — included for the first 10 buyers
Boat Club Membership
$5,000 in on-site credits (island dollars, redeemable at the restaurant and bar)

🚙 With the Jeep, the leaseback return is guaranteed at 12% per year

Jeep Wrangler parked in front of Surf Lodge at sunset

Included for the first 10 buyers

Infinity Club Membership — $25,000 value Includes a Pontoon Boat and Jeep — an alternative premium package for early buyers who want more from day one.

Financing

Up to 75%

Financing available on the purchase price — ask your contact for terms and eligibility.

Run Your Own Numbers

Drag the purchase price and switch scenarios. This uses the same assumptions as the operating estimate above — not a projection for any specific unit.

Purchase price $250,000

$250K$350K

Based on ADR $300–450, 65–75% occupancy, and operating costs of ~22% of revenue plus fixed utility, HOA and marketing fees. Actual results will vary with market conditions, management and unit performance. Not financial advice.

Estimated annual ROI

21.2%

Gross revenue

$71,100

Net operating income

$42,458

Operating expenses

$28,642

Occupancy assumed

65%

Rental program

21.2%

Fixed leaseback

10.0%

Built in Real Time

Mid-Construction, On Site Today

The concrete frame, balconies and exterior walls are already in place. The upper levels remain under active construction, with exterior cladding and architectural finishes still to come — site grading and material staging are ongoing across the lot.

Foundation

Structure

Finishes

Furnishing

Opening

Completed

Foundation & Concrete Frame

Main concrete framework, balconies and exterior walls in place.

In Progress

Upper Levels & Exterior Finishes

Formwork, scaffolding and exterior cladding currently underway.

The Market

Limited Supply.
Structural Demand.

Turks and Caicos sits at a rare intersection — a destination Americans already know and return to, but one where quality inventory remains genuinely constrained. Strict development regulations, a protected coastline and tight zoning limits mean new supply is slow to arrive and quick to sell.

2–3 hrs

From major US East Coast cities

Top 5

Grace Bay Beach — consistently world-ranked

USD

No currency exchange — US dollar economy

Grace Bay Beach consistently ranks among the world's best, and the broader islands deliver a lifestyle well beyond the beach: world-class diving and boating, high-end dining, a year-round tropical climate and a sense of safety and ease that keeps guests coming back year after year.

Occupancy rates in Turks and Caicos regularly outperform wider Caribbean benchmarks. A repeat-visitor base that books further in advance, stays longer, and spends more per night supports the kind of premium ADR that makes boutique hospitality here genuinely compelling.

The result is a market where demand is structurally robust, supply is inherently limited, and well-positioned boutique properties — like Surf Lodge — benefit from both dynamics at once.