Why This One

A top-two-floor maisonette in Block 4 of Arvia. No neighbours above, no footsteps, vaulted upper level. Currently the only 4-bedroom Arvia configuration of this type on the market.

Owned 99-year dock licence with ~96 years remaining, currently rented out for cash flow. US$117,946 turnkey package included. Both upstairs bathrooms fully renovated. Walkable to everything Grand Harbour has to offer.

Priced direct by owner — no realtor commission baked into the asking.

The Numbers That Matter

Rental Yield

Annual gross income, net income, and 10-year return modelling provided at LOI stage.

The Property

• 2,113 sqft internal (RICS measurement) + 240 sqft covered balconies = 2,355 sqft total under roof
• 4 bedrooms, 4 FULL bathrooms — all upstairs bedrooms en-suite
• Top two floors of Block 4 — no units above, vaulted upper level
• Canal and pool views from both levels
• Both upstairs bathrooms fully renovated with new tile shower bases
• Top-floor AC replaced 8 months ago — new Carrier 2.2 ton unit, full invoice on file
• Davenport Development build: ICF block, impact glazing, hurricane-rated
• Long-term rental community by strata bye-law — no short-term/vacation rentals permitted. Stable resident base, lower wear, policy-proof against emerging STR caps
• Bundled strata covers building/common insurance, common-area maintenance, and high-speed LOGIC internet — predictable, all-in. Exact figure disclosed at LOI

Private Dock — Owned 99-Year Licence

• Slip in the Arvia waterway
• Maximum vessel approximately 30 ft, shallow to moderate draft
• Owned outright, transfers with the unit
• Currently leased — rental figure and term disclosed at LOI
• Day-one cash flow to the new owner, or take the slip back at term end
• Standalone replacement value range CI$50,000 – $75,000

10-Year Investment Outlook

For investor buyers — what this asset does over a 10-year hold, modelled conservatively. All figures CI$ unless noted.

Rental Income Scenarios

Modelled net of strata (~CI$13.2K/yr), management fee (10%), vacancy reserve (5%), and minor maintenance allowance. Flat rent — no inflation assumed (real upside).

Plus Property Appreciation

Provenance Properties published the 10% YoY Cayman condo appreciation figure for 2026. Conservative 3-5% modelling shown alongside.

Turnkey Package — US$117,946 Included

Itemised chattels list provided at LOI stage. Highlights:

Furniture & Design

• IDG designer furniture throughout — living, master, office, bedrooms
• Restoration Hardware outdoor teak set on master patio (loveseat, armchairs, lounge chair, coffee tables)
• Restoration Hardware indoor accent pieces
• Custom kitchen island
• Window treatments throughout

Smart Home & Tech

• Lutron home automation — full smartphone app control
  • Motorized blinds throughout — schedule, scene control, one-tap close
  • Smart lighting — dimmable scenes for living, master, dining
• Sonos multi-room audio in three rooms
  • Sonos Arc + Subwoofer in lounge
  • Sonos Beam in den
  • Sonos Beam in master
• Three QLED 4K TVs — 75" lounge, 55" den, 55" master
• Dual LOGIC wall-mounted 5G modems — one upstairs, one downstairs, full-coverage wifi top-to-bottom with zero dead zones, internet service included in strata
• 12-port wired network switch — hardwired ethernet capability throughout, ready for home office, security cameras, NAS, gaming, streaming

Kitchen

• KitchenAid full appliance suite
  • Fridge/freezer with ice and water
  • Oven/microwave combo
  • 5-burner cooktop
• Eight Freeman LEATHER counter stools at the kitchen island
• Full Cuisinart cookware set, knives, dinnerware for 8, glassware sets

Outdoor & Housewares

• Weber BBQ on downstairs patio
• Linens for all rooms
• Full housewares package — too much to list

Grand Harbour — Walk to Everything

Cayman is car-dependent for ~95% of housing. This unit is in the rare ~5% where you can genuinely live car-light:

• Hurley's supermarket
• Liquor store
• Multiple restaurants & pubs (Salty's, The Foundry, Mike's, others)
• Pharmacy
• Dentist
• Post office
• Coffee shops
• Harbour Walk waterfront

All within walking distance. Real benefit for owner-occupiers and a structural rental and resale advantage.

Arvia Community Amenities

• Canal-front Olympic-sized swimming pool
• Pool deck with cabanas
• Full-size tennis court
• Fitness centre
• Residents' clubhouse
• Children's play area
• On-site strata office and property management
• 24/7 gated security

Why FSBO Works for the Buyer

Cayman realtor commissions typically run 6–7%. At this price point that's CI$80,000 – $96,000 the seller would normally price into the asking.

By listing direct, that load is not in the number.

Buyer's agents welcome with qualified clients. Commission considered at closing when included in the offer.

Screening & Process

Serious listing for serious buyers.

Full financial package — strata breakdown, utility averages, insurance figures, chattels list, capex schedule — provided at LOI stage through respective attorneys.

Viewings by appointment only after preliminary qualification.