Cayman New Resident
RE/MAX James Bovell
Cayman Luxury Group
The definitive guide to living and working in the Cayman Islands
Feb 14, 2016 

Cayman's Real Estate & Residential Areas

Last updated: 8th October 2015


Finding a slice of paradise to call home need not be such a challenge. In fact, if you are lucky enough to live in the Cayman Islands, finding a home should be one of the more exciting tasks on your to-do-list. There is such a diverse selection of properties available in Cayman— from high-end luxury offerings to those on the more affordable end. Value-wise Cayman compares very favourably to other Caribbean Islands, especially taking into consideration our high standard of construction which is not always offered regionally. Real estate companies are numerous, so there is an ample roster of local professionals to assist you with your search for a rental or something to buy.

With a stable economy, high standard of living and beautiful environment, the Cayman Islands is also an ideal place for you to own property. With no annual property, income or corporation tax, nor capital gains payable in Cayman, buying a property here is certainly worth considering. Moreover, with such a strong rental market, it can also make for a smart investment. The added benefit of making an investment here is that the variety of properties for sale— homes, villas, studio apartments and condos— are suited to any purse. Further along in this chapter you will be given a comprehensive break-down of popular neighbourhoods and their associated price ranges as well as an overview of all the districts in Grand Cayman, Cayman Brac and Little Cayman.

When devising a plan of action for your property search and potential purchase, however, a general understanding of the local market is the recommended starting point. Cayman was not spared from the direct effects of the global financial recession of 2008. The latter has contributed significantly to the contraction in the market in recent years. But 2014 was a year of recovery. In fact, reports indicate that strong performance in the high-end property market increased the overall value of sales by 27 percent since 2013. Furthermore, 18 Forum Lane, an 85,000 square foot mixed commercial and residential LEED complex in Camana Bay, is now available. This massive development will be a significant addition to the commercial and residential property market. What is the expected ripple effect? Possibly, you will see another exodus of commercial renters in George Town moving to Camana Bay to take advantage of the attractive amenities that such a building will offer. Luckily, the Government has promised it will look to revitalising the capital— enhancing areas around historical landmarks, pedestrianising areas, generally making the downtown area and waterfront more attractive to investors who may want to convert old commercial spaces into mixed use commercial and residential properties. Investors should keep a keen eye on these future developments, particularly any movements towards realizing the cruise ship terminal development project.

The CI$7 million refurbishment of the Cayman Islands Yacht Club was completed in 2014, which will undoubtedly raise the value of the surrounding residential area and potentially, there should be an increase in property sales in the near future. Many real estate professionals are predicting that the market will have even more activity in 2015, as more businesses open in Cayman Enterprise City (CEC)— a special economic zone. Currently, there are over 230 companies operating, with over 800 employees. As CEC continues to expand, supply undoubtedly will be impacted, with prices of properties possibly increasing. With the first phase of Health City Cayman now completed and fully operational, it is projected that residential property in the surrounding area should become even more attractive to investors as Health City continues to grow. The hospital announced in May 2015 that it had received accreditation from the Joint Commission International (JCI) to target US customers and that is projected to boost business by 75%.

The Cayman Property Review, an independent property survey conducted by Charterland, a chartered surveying company based in the Cayman Islands, reports that the total number of open market transfers registered with the Cayman Islands Land Registry for 2014 were 1362, which is a 27% increase on 2013 figures. However, the number of sales is still a remarkable 48% lower than what occurred in 2005, a year of rapid growth following the infrastructural devastation of Hurricane Ivan the year before. Nevertheless, the increase in sales activity in 2014 was matched by the increase in the total value of these transactions that exceeded CI$500 million. This has not happened since the period before the global financial crash in 2008. In fact, there is even more good news: the total value of sales for 2014 is 28% higher than the total value recorded in 2013 which was CI$393 million. To read more of an in-depth report about what is happening in the property market please read Charterland’s Cayman Property Review 2014 report from the Charterland website.


Land continues to be a solid investment in the Cayman Islands. There has been a significant increase in the volume of canal front lots sold in 2014 with an increased desire for an island boating lifestyle. Also developers have resumed acquiring larger land tracts for subdivision and resort projects. Inland land remains affordable although the absorption rate is much slower than beachfront, waterfront or canal front. Care and due diligence should be taken as to the ground and soil condition of any land acquisition as this varies considerably in Cayman and can add hidden cost to future development. Potential buyers should also appraise themselves as to the location and history of the survey or boundary markers. Individual beachfront land parcels can still be found at good regional value, especially in the Eastern and North Side districts. Capital growth is expected in these areas as they remain fairly undeveloped. Overall confidence has confirmed that the Seven Mile Beach corridor has the fastest selling rate due to an abundance of activity and investment in this highly desired area. Camana Bay has boosted the quality and variety of amenities and is a wonderful example of new urbanism. South Sound has also seen a recent surge of land and developer investment after several years of calm and remains one of our most desirable residential neighbourhoods.   


A wide variety of home architectural style is available as well as a tremendous spread of price points. As of Q2, 2015, approximately 400 homes are on the market via the CIREBA Multi Listing System from CI$250,000 to tens of millions! It is best to take counsel with a knowledgeable CIREBA realtor who should know the areas, styles, and amenities to suit your desires. One may also consider building, however in many instances, better value may be found in already built homes, so make sure you invest the time to exhaust the available options before custom building unless you are very specific in your requirements.  Contemporary seems to be the mood of the moment for some of the more recently built homes, but there are also quite a lot of Mediterranean, Island and Ranch style options. Some property areas sell faster than others, thus considerable better value may be found just ten or fifteen minutes out of the George Town and Seven Mile Beach areas where the vast majority of the population works, schools are located, etc. Consideration should be taken as to the re-sale time frame of any home purchased as absorption rates can traditionally hold properties on the re-sale market for some length of time. Approximately 85 homes sold via CIREBA MLS in 2013 and 120 in 2014.

Condominiums & Apartments

A great selection of condos, apartments and town-homes are for sale across the three islands and consideration should be given to make sure your new condo home is ‘fit for purpose’. The strata by-laws should be read to ensure they meet your family requirements, i.e. pets, rentals, and management details. Also strata or condominium fees should be reviewed to understand if any assessments are pending, insurance payments have been factored in, etc. There are complexes available from three units to much larger developments with a variety of amenities.

Seven Mile Beach sales have seen a significant increase, (nearly double) in the volume of transactions in the last year. Luxury residences have set new benchmark pricing and a very high level of finish. As of Q2, 2015 there are 84 condos available on Seven Mile Beach from US$350,000 to $12 million. Some developments have full time property managers and tourist rental programmes and others are private for owners and guests. A wide choice is available from small quiet modest units to ultra fine apartments in WaterColours, the Ritz-Carlton and the new Kimpton Hotel to name just a few. Good research must be done!

Significant ROI investments are made in Cayman condos, as we benefit from a buoyant local full time rental market with many residents to our shores on work permits with the need for accommodation. Generally speaking, better cash flow returns are available ‘off the beach’ with lower fees and annual lease terms, however this obviously means that one is buying purely for return and not to use personally. Another way of covering costs whilst making a real estate investment is to rent short term when not in use. Different properties match the various buying requirements.

In 2013, approx. two hundred condos, apartments and town homes were sold through CIREBA, in 2014 there were three hundred sales showing a large increase in activity which continues into 2015.

Aside from Seven Mile Beach, there are also approx, four hundred other options available in our islands from one to four bedroom, with inland, canal, water or beach views, all with differing styles, amenities and management. Pricing varies from CI$100,000 to $2 million. 

The Cayman Islands Real Estate Brokers Association (CIREBA) 

The real estate industry in the Cayman Islands today is dramatically different than the 1970s and 1980s, when the industry was in its infancy. During those early years, the real estate companies were not organised as effectively and efficiently as they are today, nor were they so plentiful. In 1987, the industry was transformed by a group of realtors who agreed to form the Cayman Islands Real Estate Brokers Association (CIREBA). CIREBA is a not-for-profit association based on the North American style of relationship between realtors and clients but adapted to work within the UK-based legal system of the Cayman Islands. One of the Association’s founding objectives is to “improve and elevate the general knowledge of persons engaged in the real estate business.” Today, CIREBA is proud to boast that it has 31 member companies and 157 sales agents in the group (as of Q2 2015). This makes up the majority of all realtors in Cayman.  The vast majority, nearly 90% of all real estate transactions (excluding government acquisitions) are negotiated using a CIREBA broker.

To be a member of CIREBA, agents and brokers must complete a professional training programme which, amongst many subjects, encompasses business ethics, due diligence requirements and some contract law. A high degree of competence is expected from all CIREBA members and they must adhere to a strict code of ethics established by the Association.

CIREBA members input listing data into the Multiple Listing System (MLS), providing a central data source of information for its members to provide convenient shopping to prospective purchasers. The basic premise of the MLS is that all CIREBA member firms have agreed to share their property listings and work together on any real estate transaction. This means you can view and buy any property through any CIREBA agent, not just the listing broker or agent.

CIREBA'S Statistics - August 2015

The CIREBA Multiple Listing System, as of 25th August 2015, shows that there are 1,649 properties listed in the CIREBA MLS having an aggregate value of CI$1.29 billion. The number of listings is down from 2,049 when compared to the same time last year; and the value of listings has reduced by some 500 million. It is encouraging that the volume of sales for the first half of 2015 shows 418 transactions with a value of CI$267 million. This represents an increase of 101 transactions with a value of CI$77 Million. CIREBA’s strength in the industry is highlighted by the fact that its member companies handle 85% of the sales volume in the Cayman Islands.

Legal Overview

The real estate market in Cayman is simple and straightforward. Apart from a one-time stamp duty, there are no annual property taxes or restrictions on foreign ownership by individuals and title is granted and guaranteed by the Cayman Islands Government. Title to land is recorded in a modern, reliable and centralised land registry, where every plot of land is mapped and given a descriptive title number based on location. Any encumbrances such as mortgages, rights-of-way and cautions pending contract are recorded on the title register of that parcel of land. Vacant land can be owned and held for future investment potential. To date, Cayman real estate has proved to be an attractive and profitable investment. Owning land in the name of a corporation is possible, but strict rules apply and a lawyer’s advice is essential.

Buildings are subject to a series of planning permissions and building permit approvals. These are monitored by the Cayman Islands Central Planning Authority and Building Control Unit, which carries out plan reviews and onsite inspections that relate to site, building, plumbing, mechanical and electrical works. There are also requirements for structural engineers to take into consideration seismic design principles depending on the building heights and purpose of the building. Construction materials have to be imported and are subject to duties that range from 15%-22% on the landed value (which includes duty on the shipping costs). Consequently, the cost of building is considerably higher than in places where materials are more readily available. Go to the Building in Cayman chapter for a detailed guide on building a residential property in the Cayman Islands as well as a list of building professionals in Cayman.


Seven Mile Beach (SMB)

Seven Mile Beach MapThis area is really divided into two areas: the beach and the road across from the beach. Both are ideal locations within walking distance to restaurants, bars, nightclubs, shops and the cinema. There are many apartment complexes on Seven Mile Beach itself, but most are rented out for short-term, daily rentals. However, some offer long-term rentals like George Town Villas, The Grandview, Sunset Cove, Laguna del Mar, Seagull Condominiums, Lacovia, The Sovereign and The Pinnacle. Monthly rental prices in this area range from high to super expensive (CI$2,000-CI$9,000+).

Areas such as Snug Harbour, Parkway, Governors Harbour, Canal Point, Crystal Harbour and the Yacht Club area are all nice places to live and really popular with families, though the prices of properties can vary significantly between them. There are many four-bedroom houses in these areas but you can also find upscale two and three-bedroom apartments in a few of them. Properties are usually well maintained and professionals tend to rent or buy them. A new development to look out for include: Luxe, located in Governor’s Harbour which will boast infinity pools, dock space for boats, underground parking and other luxury amenities. These neighbourhoods around SMB are generally quiet areas, near to restaurants and the beach. There is also a very good school in Camana Bay called the Cayman International School, which follows the International Baccalaureate education system and accepts children from two to 18 years of age. The commute to town in the mornings is pretty quick as you have the option of the Esterly Tibbetts Highway or West Bay Road.

Britannia apartments are popular but expensive. You can usually find good deals and the benefits of being on the property include: access to the Britannia Golf Course, multiple swimming pools, a tennis court, a gym, private beach access at Grand Cayman Beach Suites’ beach and a quiet, relatively car-free environment that’s great for walking. Apartments have either canal, pool or golf course views and the property is walking distance to Camana Bay and all its great facilities. This is a good option for professional couples and people with teenage kids, but beware the high strata fees.

Snug Harbour lies to the East of the West Bay Road and is reached from the Esterly Tibbetts Highway. This is a sought after residential area and is very popular with families. As well as being family and dog friendly, Snug Harbour has the advantage of being close to Seven Mile Beach and Camana Bay with easy access to George Town and West Bay.

The area has two roads, Jennifer Drive and Andrew Drive, which run parallel West-East and finish at the North Sound. There are a number of intersecting roads in-between. Much of the residential housing consists of detached family homes with gardens, ranging from modest two-bedroom homes to more upscale, five/six bedroom residences. However, there are several apartment buildings and townhouses here too, particularly towards the North Sound.

Residents of Snug Harbour enjoy the added benefits of use of the Snug Harbour Park. This consists of a tennis court, a basketball court, a children’s playground and a large grassy park. This is a popular meeting spot for families. Residents can book to use the tennis and basketball courts online.

Palm Heights Drive lies to the South of Snug Harbour and is accessed through the main Snug Harbour entrance. This is another popular residential location. One side of this road lies on the picturesque Britannia Canal, where you can find a number of attractive residential canal front houses and apartments. The other side of Palm Heights consists mostly of detached family homes, some with beautiful gardens. Palm Heights Drive is often mistakenly considered to be part of Snug Harbour, but this is not the case. Whilst residents here use the Snug Harbour park and playground, they are not able to book the tennis and basketball courts. For up and coming developments in this area that will soon break ground refer to the Investment chapter.

Camana Bay

Camana Bay MapCamana Bay and its Town Centre are situated on 600 acres that stretch from the sea on SMB to the North Sound on the other side. The design of Camana Bay is based on New Urbanism; a planning model that promotes “walkability” through a mix of housing, shops, restaurants, public spaces, schools and parks. Streets and walkways are interconnecting, offering a safe and scenic stroll or bike ride, while shady courtyards nurture social gatherings and a sense of community. Traffic is also minimal. Designed by a team of award-winning architects and planners, Camana Bay has a contemporary style inspired by traditional Caribbean architecture and is landscaped with beautiful mature trees and native plants to give it a distinctly Caymanian character.

With a cinema (Regal Cinema), notable restaurants, supermarket (Foster’s Bay Market), a weekly Farmer’s Market, bookstore, clothing stores, doctors’ offices, pharmacy, a 24-hour gym, two schools, residential housing and prestigious office space for businesses, Camana Bay has become a very popular place to live simply because it welcomes the return to a traditional style of community – a friendly neighbourhood. Residential rental options include  The Terraces, which are a collection of 63 one and two-bedroom apartments (some of the two-beds have a den which could be used as a third bedroom) with over 20 different floor plans. Beautifully decorated with spacious private balconies, fully-equipped contemporary kitchens, state-of-the-art electronics and flat screen televisions, The Terraces also boast around the clock security and property management, underground parking and video entry lock systems. They are available for long-term rental and are located in the heart of Camana Bay’s Town Centre. Monthly rental prices start at approximately US$2,500 for a one-bedroom unit and the rental agreement comes with a host of value-added benefits. These benefits include access to Camana Bay’s private beach park on Seven Mile Beach which has hammocks, beach chairs, kayaks, Yolo boards, fresh water showers and wonderful old seagrape trees for shade which children will love to climb. Each of the two Terraces towers has its own pool and leisure area with a lap pool, fresh water showers, bathrooms and seating areas which include a large dining table and an outside kitchen with a high-end gas barbeque. The area can be reserved for parties. Also included in the rental agreement is membership to Anytime Fitness, a fully-equipped, state-of the-art 24-hour gym.

The Terraces are equally popular with families and young professionals. Renting at Camana Bay is all about the lifestyle it offers more than anything else. Being able to walk everywhere (particularly if your work place is located there) and having everything taken care of for you, as well as access to world-class dining, entertainment (concerts and festivals) and shopping and children’s activities right on your doorstep, is incredibly appealing. There are plans to have courtyard homes, cottages and town homes, canal-front homes and condos for sale in the future which will suit a variety of different buyers and price points. For more information visit the Discovery Centre at Camana Bay or contact Provenance Properties of Cayman: (345) 640 7000 or email:

South Sound

South Sound MapThis is a lovely, upscale seaside area, close to schools and George Town. Available properties include executive homes and two and three-bedroom apartments. Two-bedroom apartments across the road from the sea can be rented from about CI$1,500 per month. Apartments on the sea can be found for CI$2,000 and up to CI$8,000 (The Seaview). Apart from Seven Mile Beach, South Sound is one of the most convenient and therefore, expensive areas in which to buy on the Island.

South Sound boasts the historic home of the late artist, Gladwyn K. (Lassie) Bush, now a heritage site, as well as the Rugby Club, Tennis Club and Squash Club. There is a public dock for launching a boat and the bay is fringed by a reef, so it is great for swimming and snorkelling. Residents also love to jog and walk along the breezy road which follows the seashore and the beach is fun to explore. On windy days you will see a kaleidoscope of kitesurfer sails along the horizon. Between the public dock and Pirates Lair, is a hub for avid windsurfers too.  

You will find large family homes, most with pools, on Vienna Circle, Mary Read Crescent, The Avenue and Anne Bonny Crescent off South Sound Road. In the middle of South Sound, on a lovely stretch of white sandy beach, is Caribbean Paradise which has a pool, tennis court, numerous three-bedroom apartments and about ten very sought-after four-bedroom houses on the beach. Another very popular apartment complex in South Sound, particularly with young families, is the By The Sea apartment complex. It is very sociable and child friendly. At the far end of South Sound Road (away from George Town) is Old Crewe Road, where you will find Sunrise Apartments, Pine Crest Apartments and Elizabeth Villas. Rents in these complexes should be CI$1,250 and up per month for a two-bedroom apartment.

There are also a few upscale and fairly new developments like the San Sebastian town homes, The Boulevard, The Lakes and The Venetia, where you buy the land and the developer will build for you. Phase one of Vela, newly constructed modern townhomes near the South Sound dock are sold out, but Phase two will be available soon.

One thing worth taking into consideration is that there is no bus service to or from South Sound, so you will need some form of transportation if you choose to live in this area. Also, if you hire a helper to clean or look after your children, be aware that they will often have to walk most of the way to your house if they do not own a car.

Canal-front Living

Canal-Front Living MapThere are a number of waterways which cut inland from the North Sound creating canal subdivisions that are a very nice and a more affordable alternative to buying or renting a property directly on the oceanfront. If you are planning to buy a boat, you cannot beat the convenience of having a dock right in front of your home or apartment. There are 20 canal subdivisions in Grand Cayman, half of which can be found along the Seven Mile Beach corridor and West Bay, and the other half run east from Prospect to North Sound Estates and the Cays in Rum Point. Canal subdivisions take time to mature and to be built-out and this will have a significant effect on the values that land and homes in these areas can command. Over time this will change as various subdivisions develop and it is something to think about when buying. The following is a pretty straightforward and honest overview of the various canal subdivisions which can be classed into 5 levels, 1 being the most expensive and 5 being the most affordable.

Some subdivisions straddle two levels and this invariably depends on specific roads within the area and the quality of the homes and landscaping on those roads.

Level 1: Top of the line estate homes. Meticulously maintained with strong covenants and manned security gate. Vista Del Mar is the class of the field in this level because of its formal security and attention to maintenance. The most expensive non-beachfront homes are found here. Salt Creek is an exclusive and smaller neighbourhood that is still developing and so straddles the line. Camana Bay will probably fall within this level or straddle 1 and 2 when they begin to sell their canal homes. Land value ranges: US$550,000 – US$3,000,000.

Level 2: Excellent maintenance and services. Luxury homes with unmanned security gate and strong covenants. Crystal Harbour is the class of this field and has been one of the most actively developed canal subdivisions on Grand Cayman in recent years. New to Crystal Harbour is the upscale Crystal Cove and Cypress Pointe North developments. Britannia is fading a bit, but is still very well-regarded and a convenient living location. The redeveloped Cayman Islands Yacht Club has benefitted the most from direct access via the Esterly Tibbetts Highway. One important consideration, if you are planning on buying land to build upon is that in both the Yacht Club and Crystal Harbour concrete pilings are required in the house foundations. This raises the cost of construction considerably. Land values range from US$370,00 – US$1,000,000.

Level 3: Good services with upper-middle class luxury homes. Well-maintained with good covenants. Canal Point is the class of this field followed by the Shores and Mangrove Point - all with unmanned security. Governor’s Harbour has lost its sheen due to there being no landscaping buffer from the Esterly Tibbetts Highway, and haphazard road maintenance, but could come back. Grand Harbour is the most conveniently located of the Eastern subdivisions and many of the homes here are high level properties. There are three distinct areas to Grand Harbour: the older and more developed side called South Reach, which is now a gated community, The Isles and The Estates, both of which have a lot of building going on recently. Its commercial area has been up and down and potential land use on remaining developer owned property is unknown. Patrick’s Island has some older and beautiful homes with mature landscaping and wide open basins. It also backs onto a huge sway of undeveloped land with numerous dyke roads cut into it which lead to the North Sound, via numerous in-land lakes, and are lovely for walking dogs and getting away from it all. Sunrise Landing rounds out this level. Both of these last subdivisions are popular with successful local entrepreneurs. No houses are built in the Cays yet. Land value ranges: US$300,000 – US$600,000.

Level 4: Decent services with mixed mid-level homes. Older subdivisions like Red Bay, Omega and Prospect all have their “good” and “not as good” sections with the nod going to Omega. As one of the newest projects, Newlands Sound has the potential to move higher but has no homes yet though land is for sale. Palm Heights in Snug Harbour has the benefit of looking across at Britannia, but this area contains mainly duplex properties. Land value ranges: US$150,000 – US$360,000. Canal subdivisions in this level: Palm Heights, Omega and Newlands Sound. Sunrise Landing and the Cays at Rum Point all straddle level 3 and 4. Prospect, Red Bay and North Sound Estates all straddle level 4 and 5.

Level 5: Minimal maintenance and either no covenants or these are not enforced. Mid- level to lower-value homes but most still to a very reasonable standard. All these subdivisions are similar and are mixed quality developments. The developers are now deceased, so there is no consistent ongoing maintenance responsibility. North Sound Estates is farther out but has been quite active due to pricing. Some homes are very nice but there is too much debris around keeping prices down. Best value in lower-priced canal subdivisions. Land value ranges: US$125,000 – US$200,000. Canal subdivisions in this level: Red Bay, Prospect and North Sound Estates, all of which straddle level 4 and 5, often depending on which street you are looking at.

Prospect & Red Bay

Prospect & Red Bay MapOne of the fastest growing areas, it is close to George Town, the schools and the Grand Harbour Shoppes. It is also a good straddling point between George Town and Health City in East End. The Royal Bank of Canada and Scotiabank have branches in the area and the Department of Vehicle and Drivers Licensing is also there.

Benefits to the area include having easy access to the Grand Harbour complex which has a large supermarket (Hurley’s Marketplace), various shops and restaurants and the Caribbean’s largest skate park, The Black Pearl. There is also a fun children’s play area with swings, a climbing frame and slides. Also in the Red Bay area are the Cayman Islands Sailing Club, King’s Sports Centre and Powerhouse Gym.

The commute to town (outside of rush hour) from this area is relatively quick (10 minutes), but traffic does get backed up during rush hour. Expect the regular commute at the height of rush hour to take 35 minutes, but you can shave 15 minutes off that time if you live at Grand Harbour. There are lots of residential homes in this area with a mix of inland, canal-front and ocean-front properties. Rents for inland 2-bed properties range from CI$1,200 to CI$1,600 per month, with canal and ocean front properties averaging CI$2,000 to $3,500 per month.

There are a couple of really nice areas to look out for in Red Bay and Prospect: the first is Old Prospect Point Road, a quiet beachfront community found on a winding road – that can be compared to Boggy Sands Road in West Bay – where long-time Cayman residents have built very exclusive million-dollar homes. The second area, called Patrick’s Island, is an upscale residential area with canal frontage, where land is still available and many desirable four and five-bedroom homes have been built. The third is Grand Harbour which is located immediately behind Hurley’s Shopping complex. Grand Harbour is a newer development that has all canal front homes: the south side of it, called South Reach, is now almost completely built-out and is a gated community, the Isles and the Estates, all have deep 1/3 acre plots and the area is about 1/2 developed with US$2M homes. There are a half dozen spec homes being built in this area and it is safe to say that this is a very active area in terms of new home construction. The last area with interesting developments is within walking distance of the Sailing Club.

With increasing demand for new properties in the Prospect and Red Bay areas, developers have come to realise that the things that are paramount to buyers include a property that has been built with a good use of space, quality construction and finishings, great landscaping with many shade trees and, all in all, is good value for money.

West Bay

West Bay MapThis is a residential area at the top, western end of the Island. It is less expensive than George Town or Seven Mile Beach and there are some lovely homes and condominiums on or near the sea. There is a new development on Boggy Sand Road. Boggy Sands is a unique development with private beach access. The property will consist of 20 luxurious and spacious condos. Sized at approximately 2450sq ft, each condo will have three bedrooms, four bathrooms and a large den. This development is perfect for families or investors. Tel: (345) 923 7980. Email: or visit

Upscale, canal-front residential area, The Shores, commands premium prices on rental and sales, as do properties on Boggy Sand Road, the last residential neighbourhood remaining on Seven Mile Beach. Popular seaside West Bay condos which offer long-term rentals include Coconut Bay, Ocean Side Plantation and Villas Pappagallo.

West Bay also has some wonderful restaurants including Calypso Grill, Catch, Cracked Conch, Macabuca, Osetra Bay and Ristorante Pappagallo. Tourist attractions like the Motor Museum, the Cayman Turtle Farm and both dolphin parks are also in West Bay. Diving from the Cracked Conch restaurant and from Lighthouse Point nearby is also very popular. Divetech, the on-site dive shop at Lighthouse Point is very friendly and will explain where nearby dive sites are and they can also take you to the Kittiwake wreck.

You can also go horseback riding and bicycling along a rugged and little travelled beach called Barkers National Park, which spans part of the northern tip of West Bay. Barkers Beach is a nice area to get away from it all and is popular with dog walkers and kite surfers. Please note the area is always closed to vehicle and pedestrian traffic from sunset to sunrise.

The Esterly Tibbetts Highway now runs into the heart of West Bay and has made a significant difference to the commute time to downtown George Town. It currently takes about 20 minutes to drive from West Bay to George Town.

George Town (GT)

George Town MapGeorge Town is the capital of the Cayman Islands. It is located on the southwest corner of Grand Cayman and is a busy port, with an influx of several cruise ships almost daily and cargo ships unloading most evenings. The main roads in George Town are North and South Church Street, which run through town parallel to the sea. Walkers Road has most of the schools on it and also many residential properties. Smith Road, Shedden Road and Eastern Avenue cut through town and run down to the waterfront roads off North and South Church Street.

Most of the properties in George Town are mid-range in price. It is a good area to live if you have school-aged kids as the main school areas are on Smith Road and Walkers Road and are literally five minutes from the town centre. Also, with increasing traffic levels, it means you will avoid the main rush-hour traffic jams (the routes in from West Bay/Seven Mile Beach and the Eastern Districts are slow-moving at peak times). Private prep and high schools in this area include St. Ignatius Catholic School, Cayman Prep and High School, Triple C, Cayman Academy and Truth for Youth.

A lovely neighbourhood off Walkers Road where houses occasionally come up for sale (and are quickly snapped up) is the upscale Webster’s Estates. All the homes sit on larger than usual plots, have mature shade trees, large gardens and are architect designed. No apartment complexes have been allowed to be built in Webster’s Estates, so there is a quiet community and family-feel to the area.

On the apartment front, there are many condominiums for rent (or sale) off Walkers Road starting at CI$650 for a studio, CI$950 for a one-bedroom apartment and CI$1,400–CI$2,000 for a two-bedroom unit. Some of these apartments look and feel dated, so it is worth looking around and not getting discouraged, as there are some gems as well. This area has a variety of offerings, some are well appointed and some are older and cheaper.

A few of the nicer options in this area include the townhomes at The Retreats - Sunset, Garden, Coco and Mystic Retreats and also the L’Ambience complex off Fairbanks Road. The latter has a multitude of mature shade trees, lush landscaping, two pools and huge communal grassy areas. These are family orientated complexes and pets are allowed.

Two very high-end developments were completed two years ago, Casa Luna and Oceana. Both are on the waterfront in George Town and offer luxury living for about $1.8m upwards.

Savannah, Lower Valley, Newlands, & Pedro St. James

Savannah, Lower Valley, Newlands & Pedro St. James MapThis is another area with both inland and canal-front properties. Sunrise Landings and North Sound Estates (both canal-front areas) fall within Savannah and Lower Valley. Both areas are very popular with young families as land is still affordable. The usual properties for rent and sale in this area are family homes on larger plots with good-sized gardens. Prices are usually in the mid-range. The commute times have improved since the East-West Arterial Road opened, but it still slows down significantly near Prospect and then crawls all the way to George Town and the schools.

There are many mature trees and open areas in Savannah. From late May to early August the poinciana trees (of which the area has an overwhelming abundance) flower and the sight as you drive through Savannah is breathtaking. Also located in Savannah is Pedro St. James Castle, a national historical site, and oldest existing structure in Cayman. It is known as the “Birthplace of Democracy in the Cayman Islands”. Today it is lovely to walk around the Great House’s grounds while slipping back in time to Cayman’s early days.

Countryside Shopping Village, located at the roundabout where the road intersects between Savannah, Pedro and the entrance to Newlands, has improved shopping in the area significantly. This village of shops has a supermarket, CNB bank, large pharmacy, medical clinic, a liquor store, hardware store, gym, several restaurants and a few other useful stores, which mean residents in the area no longer have to drive to Grand Harbour or to town for everyday essentials.

Beach Bay

Beach Bay MapBeach Bay is on the right just before you get to Bodden Town. It has one of the highest elevations on the Island and was not flooded during Hurricane Ivan. If you drive all the way down Beach Bay Road you get to Sea Spray Drive. Along this coastal road are some fabulous houses and apartments. One end of the road has a very private, although a bit rocky beach, and the sunsets over the bluff at the other end of the coast road are amazing. The rents here range from high to exclusive.

Bodden Town

Bodden Town MapThose who venture out to Bodden Town love it. It is on the beach, away from the centre of it all and the rents are in the low to mid-range. The community still has the feel of a small Caribbean town, with a mixture of locals and expats living alongside one another. The beaches are rustic, usually littered with driftwood and dried turtle grass and are lovely places for walking dogs. Although the impression of a long commute may keep the faint of heart away from Bodden Town, it takes just 20–25 minutes to reach George Town if you leave early or late enough (leave before 7am or after 8.30am and come home before 4.30pm or after 7pm).

Frank Sound & Cottage

Frank Sound & Cottage MapFrank Sound is an area which crosses the Island as you drive towards Rum Point. It has affordable homes with large properties; the land is very fertile with mature shade and fruit trees. It is quite beautiful, especially after the rainy season. Another huge bonus of this area is the Queen Elizabeth II Botanic Park and the Mastic Trail, both of which are wonderful to explore, and are located just off Frank Sound Road. It is also the location of the new Clifton Hunter High School.

North Side & East End

North Side & East End MapThis is a beautiful and historical part of the Island. On the way to these eastern districts you will pass Pedro St. James’ Castle in Pedro, the Queen Elizabeth II Botanic Park in Frank Sound and the Wreck of the Ten Sails in Gun Bay. The residents in North Side and East End are said to be the friendliest in Cayman. The coast is dotted with sandy beaches littered with bleached coral and dried turtle grass washed ashore by previous storms. After a strong nor’wester it is enjoyable to walk along the beach to see what treasures have been washed ashore. The commute time from either East End or North Side to George Town will take at least 40 minutes (without traffic).

Good restaurants in the area include Over the Edge, in the village of Old Man Bay, which serves great local seafood cooked with a French influence. Catch of the day is always good as is their shrimp cooked in a Chablis sauce. Their wine list is very limited, so it is worthwhile taking your own wine for a CI$13 corkage charge. Other restaurants include Kurt’s Corner, run by PPM politician Kurt Tibbetts. This restaurant shines at the weekends with excellent local specials such as grilled fish, stew beef and oxtail. There is also an Italian restaurant located by Foster’s supermarket in East End called The Italian Kitchen, which provides good basic Italian cooking, but is not open for lunch and doesn’t take reservations for the evening. In the heart of East End there is Tukka, which is an Australian/Caymanian fusion seafood restaurant, and the new addition is Eagle Rays, which is run by the same owner as Tukka and is located at Ocean Frontiers. Finally Vivine’s Kitchen, which is located on the water, is a rustic little restaurant with tables set up in Miss Vivine’s garden where she serves up very good local food. It is packed on Sundays. Fun things to do in the area include: diving with Ocean Frontiers, walking the Mastic Trail (bring bug spray and walking shoes), snorkelling off the north coast (remember it is a marine park so don’t break anything off or take anything home with you), beach combing deserted beaches, kiteboarding, sailing or having a ride on White Sand Sports’ new exhilarating Jetovator - twenty minutes of flying time costs US$99 and you can find them at The Wyndham Reef Resort.

North Side Living

Life on the North Coast involves a long list of trade-offs. The distance from town, which has helped keep the old time Cayman lifestyle, is also a pain for trips to Seven Mile Beach, the airport etc. The prevalent onshore trade winds, which bring cool temperatures most of the year, also bring salt to coat windows and attack electronics. On the flipside, the lack of neighbours means that the night sky provides brilliant star viewing due to the lack of ambient light.

Living in North Side mainly feels like being perpetually on vacation. Almost every house, drive or walk involves a sea view and holiday atmosphere. This feeling is accentuated due to the fact that many houses are owned by long-term visitors, who have been visiting Cayman on vacation regularly for twenty or thirty years. Others are short term vacationers staying at The Retreat, Island Houses or Kaibo Yacht Club Villas. Residents of other districts, particularly boat owners, often  go for staycations in Rum Point/Kaibo houses, especially over long weekends. Many full-time residents are also retired so very few North-siders actually commute into town to work. The journey takes about fifty minutes, but obviously depends on rush hour traffic. Other residents work locally, primarily in the tourist/hospitality industry. All those snowbirds need somebody to manage their rentals and look after their cars and boats while they are off-island.

Being relatively far from town means that some forward planning is needed for routine activities. Without a list one is doomed to “pop back” at least as far as Countryside Shopping Village to pick up forgotten items. Organise your errands to make sure to get all your banking, shopping and other business done on one day.

There is a wide cross-section of society living in the district of North Side. With relatively few bars to frequent, the rich (if not famous) rub shoulders with the rest of the world. Nobody cares who you are, only if you have something interesting to say! A great advantage of living in a small community like North Side is the atmosphere; go to any bar or restaurant in the neighbourhood and you will know the staff, they will know you and you will also know many of the other clientele. The other side of village life is that your business is public property and virtually nothing that happens is a secret! If you don’t mind a cameo appearance in a slow moving “soap opera” you will love it!

Rum Point

Rum Point MapRum Point has a beautiful stretch of beach and faces the North Sound. It has shade, clear waters, exclusive million dollar homes and some more affordable condos. The Rum Point Club can be reached by car or private boat and is a great place to hang out in hammocks, eat lunch at a picnic table and swim or snorkel in the safe and shallow water right in front of the sun lounger area. On Sundays the place is jammed and sometimes up to 50 boats are moored off the beach competing for the loudest music system! The Rum Point Restaurant is open for dinner from Tuesday to Saturday and it is possible to catch Red Sail Sports’ 65’ catamaran to dinner.

Other nice things to do in the area include paddleboarding, waterskiing, kayaking, sailing and taking a boat to the Sandbar to see the stingrays. White Sand Watersports offers a daily sunrise trip to Stingray City Sandbar. The boat leaves from the dock at Kaibo at 7am. It spends an hour at the Sandbar (the total time a commercial boat can anchor at the Sandbar) and you will be greeted by a deserted Sandbar save for a fever of hungry stingrays. Make sure to book well in advance as it is incredibly popular. You can also fly fish the mini sandbar on the Eastern side of the lagoon entrance and take a bioluminescence kayak tour with Cayman Kayaks on a moonless night. 

The commute to George Town will take just under an hour, although a couple of residents commute by boat across the North Sound but this means you have to leave a car at either end. The nearest supermarket is Foster’s Food Fair opposite The Reef Resort in East End, but it is quite small.

Cayman Kai

Cayman Kai MapCayman Kai is just beyond Rum Point. There is a holiday home feel about the area and life is centred around the beach. There are many luxurious houses and a few upscale apartments on the water. Prices in this area are high for large private homes but there are two-bed condos at the Kaibo Yacht Club which rent for about CI$2,000 per month. Some residents treat themselves by renting a house or condo here for the weekend. Call Cayman Villas (Tel: (345) 945 4144) to see what vacation rentals they have available. Great restaurants include the chilled out Kaibo Bar & Grill and the smarter Upstairs Restaurant which has a superb rum collection and a tasting menu with wine pairing. Kaibo also sells ice, some basic groceries and fuel for cars and boats. The commute into George Town at rush hour will take at least an hour.


The most easterly of the Cayman Islands, the Brac, is about 12 miles in length and just over a mile in width. Early Scottish fishermen who settled here gave the Island its name. Brac is Gaelic for bluff,; named after the limestone ridge that runs down the centre of the Island reaching an elevation of 140ft at the eastern end - the highest point on all three islands.

The friendly Brackers share their island with over 200 bird species and numerous iguanas. The dramatic scenery and rugged terrain boasts a plethora of hidden caves and winding trails to explore, the atmosphere is tranquil, crime is almost non-existent and the people are friendly and welcoming. It is also famous for its superb diving.

West End

West End MapIn Cayman Brac’s West End you will find the airport, two grocery stores, a gas station and couple of condo complexes in this area. As mentioned above, the north shore of the West End has the highest population of residents on the Island. The famous Russian wreck dive, M.V. Capt. Keith Tibbetts, lies just offshore. The Cayman Islands Department of Tourism Information Centre is located here, as well as the Islands only airport: Charles Kirkconnell International Airport.

Stake Bay

Stake Bay MapOn the north side, Stake Bay roughly refers to the middle section of the island. Stake Bay is the capital of the Island, where the main Government building, the hospital and the museum are located, and as such constitutes the official town. There is also a grocery store here.

The Bluff

The Bluff MapThe Island’s gentle ascent eventually leads to the limestone cliffs which are its namesake. A lighthouse crowns the 150ft tall seaside edge of the bluff, providing beautiful ocean views. The birds circling overhead may eventually lead you back inland to the ancient woodlands of the Brac Parrot Reserve. It is home to many endemic flora and fauna species of the Cayman Islands.
There has been a significant increase in housing developments on the Bluff.

Eastern Districts

Continue east to Watering Place, Creek and Spot Bay and you’ll find a true Cayman Brac welcome. “Mom and Pop” stores and small local restaurants showcase authentic souvenirs and traditional Caymanian fare. The Cayman Brac Heritage House is located between Creek and Spot Bay and compliments the Cayman Brac Museum, offering re-enactments of our country’s past, with displays showing how islanders of the past used natural resources to create houses and tools.


Little Cayman is truly little. Ten miles in length and one in width, it harbours a permanent population of fewer than 200. Even though it is a mere blip on the radar, the Island is a formidable destination for diving and offers some relaxing pursuits such as beach-combing, bird watching, bone-fishing and chilling in a hammock.

The Island does not have a town as such, but the Island’s only grocery store, gas station, bank and clinic are all located near the Edward Bodden Airfield on the west.

South Hole

South Hole MapThe Island’s most famous diving destinations, the Bloody Bay Wall and Jackson Wall, are both on the north side of this end and are easily accessible to divers staying at any of the resorts or villas in the area. Paradise Villas is the closest, but there are other good options including the Southern Cross Club, Pirates Point Resort, Little Cayman Beach Resort and The Conch Club. Most of the accommodations are within walking distance of Edward Bodden Airfield. The South Hole is also the only Ramsar site in the Cayman Islands (an internationally recognised important wetland) and home to the red-footed booby bird. The indigenous Sister Islands’ Rock Iguana also roams freely on the island.

East Point

East End MapHeading up the road away from South Hole, the Island becomes more and more of a deserted paradise. South Hole Sound is at the border of the two areas, and the beautiful South Shore provides stunning views on the way to Point of Sand at the eastern end of the Island, where you can gaze across the water towards Cayman Brac. Heading back on the northern side you will pass by Crawl Bay and Jackson Point. Point of Sand is located at the very tip of Little Cayman and is probably one of the most beautiful beaches in the Caribbean. The sea is crystal clear and incredibly inviting. Just don’t swim there after dusk - sharks also love this spot!
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