For Sale · Ambergris Caye, Ambergris Caye

Brightwaters: Unfinished Beachfront Project - 12 Condos + Back-of-House on 1.9 Acres

USD 1,600,000

Floor area

1.9 Acres

Lot size

1.9 Acres

About this property

Twelve beachfront residences. Three titled parcels. Two hundred ninety 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. Priced below what it would cost to rebuild. A recent contractor walk-through puts the concrete shell of each beachfront building at about US$1.3 million to reproduce today — roughly US$2.6 million for the two shells of Buildings A and B alone. Those shells already stand. You acquire both of them, plus Building C, all 14 strata titles, and 1.9 acres of beachfront, for US$1,600,000 — less than the bare structures would cost to pour today. What You're Buying Lot 10431 — 0.981 acres (200′ x 215′), beachfront. All three buildings sit here, along with the planned pool and beach bar sites. Lot 9603 — 0.44 acres (90′ x 215′), beachfront, adjacent and vacant. Your Phase II. Lot 9593 — 0.47 acres (90′ x 240′), second row, vacant. Your amenity campus. 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. Four Ways to Profit Brightwaters doesn't lock a buyer into one plan. The same finished asset supports four distinct exit strategies — each suited to a different investor: 1. Finish & operate as a hotel. Run the twelve residences as a boutique beachfront hotel, with Building C's commercial kitchen and staff quarters as the back-of-house. Recurring tourism income plus appreciation — and you keep both vacant parcels. 2. Finish & sell the condos. Because the strata titles are already issued, units can sell one by one the day finishing wraps — the fastest path to recover capital and lock in a development margin. 3. Finish, then add 4th & 5th floors. A prior engineering inspection indicates the buildings can carry additional storeys — roughly eight more sea-view residences on land you already own (subject to review and permitting). The best cost-to-value ratio on the island, because the land is free. 4. Sell out & build your own beach home. Sell the residences to recover your basis, and keep the adjoining beachfront parcel to build a private Caribbean home the project effectively pays for. The full numbers behind each strategy are in the confidential investor memorandum. Request it now. The Bigger Vision — a Resort, Master-Planned These strategies combine. The property was master-planned with OBMI, the Caribbean's leading resort architecture and design firm, to map the fullest use of all three parcels — and Building C was designed from the start to support a hospitality operation. The bones of a beachfront resort are already in the ground: Beachfront Lot 9603 supports additional beachfront buildings or a signature private estate home. Second-row Lot 9593 is ideal for jungle casitas, a pool, pickleball court, fitness and lifestyle club, or wellness and event space — amenities that lift rates across the whole property. Added floors on the existing buildings put more keys on the same footprint. Or simply sell either parcel and recapture a meaningful share of your purchase price. Why Habaneros 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 290 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. Why It's for Sale 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. Quick Facts Price US$1,600,000 Replacement cost ~US$2.6M to rebuild the two beachfront shells alone Location Habaneros, ~Mile 10 North, Ambergris Caye Land 1.9 acres across 3 titled parcels Beach frontage 290 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 Serious inquiries: request the confidential investor memorandum The full memo includes the contractor-based cost to finish, residence-by-residence sellout pricing, all four exit strategies modeled, 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] Browse more Habaneros Properties 🏝️ Ready to explore paradise? Subscribe to our channel  @lunarealtybelize for exclusive Belize real estate property tours, insider tips, and answers to all your Belize property questions.