You know Long Bay Beach. It’s that long, shallow stretch of turquoise water on the south side of Providenciales where the kiteboarders zip back and forth like neon dragonflies. For years, it was mostly just private villas and the Shore Club. But things have shifted. If you’ve driven down Venice Road lately, you’ve seen the cranes and the sleek, low-slung white architecture of South Bank Turks and Caicos.
It’s big.
It isn't just another hotel. Honestly, calling it a "resort" feels a bit narrow because it’s actually a massive, 31-acre residential community and marina that happens to have world-class service. It’s a collaboration between Windward Development Ltd and Grace Bay Resorts—the same team behind the iconic Grace Bay Club. They aren't trying to recreate the high-rise feel of Grace Bay Beach. Instead, they’ve leaned into something much more rugged and water-focused.
Basically, if you live for the ocean, this is the spot.
The Layout Most People Get Wrong
People hear "Long Bay" and assume it's just a beach project. It’s not. South Bank is actually split into several distinct neighborhoods, and they all feel pretty different. You have the Ocean Estate, which is exactly what it sounds like—big, dramatic beachfront and oceanfront homes. Then there's the Lagoon, and this is where it gets interesting.
They literally excavated a unique, man-made swimming lagoon.
It’s about five acres. It’s calm. It has its own little "lounging islands" in the middle. If you’ve ever stayed on the south side of Provo during a windy week, you know the ocean can get a bit choppy. Having a massive, protected lagoon right there is a game-changer for families with kids who aren't quite ready for the Atlantic waves.
Then you’ve got the Launch Homes. These are smaller, but they’re positioned right on the dock. You can basically walk out your back door and hop on a boat. For the TCI, where boat culture is everything, this is a huge selling point. The architecture across the board is that very modern, "Tropical Minimalism" look—think lots of glass, clean lines, and wood accents that look like they belong in a high-end architectural magazine.
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Why the Marina Matters
Most tourists never think about boat slips. But for the people buying into South Bank Turks and Caicos, the full-service marina is the heartbeat of the place. It’s one of the few spots on the island where you have a direct, easy exit to the banks.
If you want to head out to French Cay or West Caicos for a day of diving, you’re already on the right side of the island. You don't have to navigate the shallow, tricky waters of the north side or deal with the crowds at Turtle Cove. It’s efficient. It’s quiet.
The "Arc" and New Developments
If you look at the master plan, you’ll see a building called Arc. It’s designed by Piero Lissoni. If you follow Italian design, you know that name is a big deal. It’s a vertical "community" of sorts, but it doesn't look like a standard condo block. It’s cascading.
It’s meant to look like it’s growing out of the limestone.
Living in Arc is a bit different than the villas. You get these massive terraces that feel like outdoor living rooms. It’s for the person who wants the view and the amenities without having to worry about maintaining a private pool and a whole acre of landscaping.
What about the food?
You can’t have a luxury spot in Provo without a solid food program. South Bank is anchored by Lumiere, their signature restaurant and bar. It’s got that breezy, Mediterranean-meets-Caribbean vibe.
Expect fresh snapper. Expect conch. Expect a price tag that reflects the fact that you’re eating at one of the newest, most exclusive spots on the island. But the view of the South Bank marina at sunset? Honestly, it’s hard to beat.
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The Reality of Long Bay Living
Let’s be real for a second. Long Bay isn't Grace Bay.
If you want to be able to walk to twenty different restaurants, bars, and grocery stores, you’re going to find South Bank a bit isolated. You need a car. You need to be okay with the fact that the south side is "the quiet side."
But that’s exactly why people are flocking here. Grace Bay is getting crowded. The traffic in the "village" area is becoming a genuine headache during peak season (December through April). South Bank offers a way to have that high-end luxury experience without the noise.
You’ve got the trade winds here, too. Because it’s on the windward side, it’s almost always breezy. That’s a godsend in August when the Caribbean heat becomes a thick, heavy blanket. It also means fewer mosquitoes compared to some of the leeward spots, though you’ll still want to keep the spray handy.
Sustainability and the Environment
One thing that often gets glossed over is how these projects impact the actual island. The developers at South Bank have been fairly vocal about using sustainable materials and preserving the ironshore coastline.
Ironshore is that sharp, volcanic-looking rock you see all over the TCI. It’s beautiful but fragile. The way the villas are integrated into the rock instead of just bulldozing it flat is something you don't always see with the older developments.
Managing Expectations: The Construction Phase
Since South Bank is a multi-phase project, it’s worth noting that it is still a work in progress in some areas. If you’re visiting or buying right now, you’re going to see some construction. That’s just the reality of a project of this scale.
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However, the core amenities—the gym, the spa, the lagoon, and the initial dining—are operational. It’s not like staying in a construction zone where nothing works, but you should be aware that the "finished" vision is still evolving.
The Investment Angle
From a business perspective, South Bank is part of a larger trend in the Turks and Caicos toward "managed villas."
Basically, you buy the property, but when you aren't there, Grace Bay Resorts manages it as a hotel suite. This isn't a new concept, but the level of integration here is deeper than most. The rental demand for Long Bay has skyrocketed because of the kiteboarding community and families who want more space than a standard hotel room offers.
If you’re looking at it as an investment, the brand name of Grace Bay Resorts carries a lot of weight with high-net-worth travelers. They know the service will be consistent. They know the towels will be fluffy and the concierge will actually be able to get them a reservation at Coco Bistro.
How to Do South Bank Right
If you're planning a stay or scouting the property, here is how to actually navigate it.
First, don't just stay on the property. Even though the lagoon is tempting, grab a kayak or a paddleboard and head out into the mangroves nearby. The south side of the island has some of the most pristine shallow-water ecosystems in the world.
Second, check the wind report. If you’re a kiteboarder, you’re in heaven. If you’re not, and the wind is hitting 20 knots, the lagoon is going to be your best friend.
Third, make sure you visit the spa. It’s tucked away and feels incredibly private. They use a lot of local elements in their treatments, which is a nice touch compared to the generic "international" spas you find in most big resorts.
Actionable Insights for Travelers and Buyers
- Book the Lagoon Villas for Kids: If you have toddlers, the oceanfront villas can be a bit stressful with the waves and the rocky entries. The Lagoon villas are basically a giant, controlled pool.
- Rent a Jeep: The roads leading into Long Bay and the South Bank area are better than they used to be, but they can still be bumpy. A vehicle with some clearance is just better for your sanity.
- Plan for Groceries: There isn't a major grocery store right around the corner. Stop at IGA or Graceway Gourmet on your way from the airport.
- Boat Charters are Non-Negotiable: If you’re staying at a place with a world-class marina, use it. Book a private charter to take you to the floating bars or the remote cays. It's the whole point of being on the south side.
- Check the Phase Status: If you are sensitive to noise, ask specifically which villas are furthest from the current construction of the Arc or the later phases.
South Bank Turks and Caicos represents a shift in how luxury is defined on the island. It’s less about being "seen" on a famous beach and more about having a sophisticated, private base for actual water-based living. It's quiet, it's architectural, and it's probably the most ambitious project the south side of Provo has ever seen.