For Sale TypeCommercial, Condos, Developments LabelDevelopment, Fixer Uppers, Hot Offer, Waterfront
US$1,600,000 · 1.9 Acres · 290 Ft Beachfront · 3 Titled Parcels · 14 Strata Titles Issued
Twelve beachfront residences. Three titled parcels. Two hundred eighty feet of Caribbean sand. And the hardest parts of developing in Belize — land assembly, concrete construction, and strata titling — already done.
Brightwaters is a rare turnkey development opportunity on Ambergris Caye’s north shore: a shell-complete beachfront project where an investor pays roughly US$114,000 per strata title and steps straight into finish-and-sell execution — or builds out the full beachfront resort the site was master-planned for. At today’s land values, the beachfront alone goes a long way toward covering the price of admission.
The buildings: Three concrete structures. Buildings A and B are identical — four 2-bed/2-bath residences (1,093 SF each) on the first and second floors and two 1-bedroom residences (1,025 SF) with private verandas on the third, for twelve beachfront residences in total. Building C is purpose-built back-of-house for a resort operation: a commercial/shared kitchen, storage, two baths, an office and a garage on the ground floor, with a caretaker’s casita above.
Already in place: all 14 individual strata titles (issued — not pending), electrical service with individual unit meters, a private well, and a pump house. An on-site caretaker is in residence today. Building A is believed to have briefly operated as a small beachfront resort years ago — adding to the property’s story and proven appeal.
The seller holds a detailed staged contractor quote to fully finish all three buildings — including the pool and deck — which gives serious buyers something almost no shell project offers: a real construction baseline instead of a guess. Updated to current pricing, the finish budget runs well below what the completed residences support at conservative north-island pricing, and the two vacant parcels add a second layer of value an investor can develop or sell.
We’ve prepared a full confidential investor memorandum with the complete cost-to-finish build-up, sellout analysis, and return scenarios. Request it below.
Finishing and selling the twelve residences is just the conservative starting point. The property was master-planned with OBMI, the Caribbean’s leading resort architecture and design firm, to map the highest and best use of all three parcels — and Building C’s commercial kitchen, office, and staff quarters were designed from the start to support a hospitality operation. The bones of a beachfront resort are already in the ground:
Beachfront acreage near San Pedro Town is effectively gone — what’s left close to town is small infill at premium prices. Assembling nearly two contiguous acres with 280 feet of frontage simply isn’t possible near town anymore. Habaneros, at roughly Mile 10 north, is where scale is still available: an established pocket of boutique resorts and private homes with genuine seclusion, quiet beach, and excellent boating access — and it sits directly in the path of the new road pushing north toward Reef Haven at Mile 14. On this island, values have always followed the pavement.
The current owners are established Belize resort developers. During COVID their focus shifted to another project already underway — a luxury beachfront resort elsewhere in Belize, which they opened successfully in 2024 and operate today. With that venture established, they’re ready for their next chapter. This is a portfolio decision by experienced developers, not a distressed sale.
| Price | US$1,600,000 |
| Location | Habaneros, ~Mile 10 North, Ambergris Caye |
| Land | 1.9 acres across 3 titled parcels |
| Beach frontage | 280 feet |
| Residences | 12 (8 x 2BR/2BA · 4 x 1BR with private veranda) |
| Residence sizes | 1,093 SF and 1,025 SF |
| Building C | Resort back-of-house: kitchen, storage, baths, office, garage + caretaker’s casita |
| Titles | 14 strata titles issued |
| Construction | Concrete, shell complete; Building A partially finished |
| Utilities | Electric with unit meters, well, pump house |
| Master plan | OBMI site plan for full resort build-out |
| Ownership | Foreign buyers hold fee-simple title; no capital gains tax in Belize |
The full memo includes the contractor-quote-based cost to finish, residence-by-residence sellout pricing, three return scenarios, the OBMI master plan, strata site plan, and floor plans. It is released to qualified buyers upon execution of a non-disclosure agreement.
[Request the Investor Memo — NDA Required] · [Schedule a Private Tour]
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