FAQ's - Frequently Asked Questions
With almost 900 lots sold since August 2009, we have fielded a host of questions related to the purchase of property in Grand Belizean Estates. Some questions occur more often than others, and we have tried to compile the most commonly asked topics we have encountered and we have tried to provide comprehensive answers to the most Frequently Asked Questions (FAQ’s)
While we welcome your inquiries and are more than happy to answer your questions, we ask that you please read through the following detailed information, where you will likely find the answer to your question already provided.
Subdivision Location
Grand Belizean Estates is located 3 miles northwest of San Pedro Town – 15 minutes by boat, and approx. 30 minutes by road access (once the new town road is completed). [While it is 3 miles as the crow flies, it will be 4.5 to 5 miles by road depending on where lots are located within the subdivision.]
The dock and beaches of the west coast of Ambergris Caye are located approx. 430 yards from the West Subdivision Entrance of Grand Belizean Estates.
Grand Belizean Estates is bordered to the north by Colonia San Diego Subdivision (Phase II), and to the west by Colonia San Diego (Phase I) and Ambergris Bay Subdivisions. To the south of Grand Belizean Estates, the subdivision borders the 3,000 acres of Costa del Sol – a master-planned community currently under development. The Master Development Plan for Costa del Sol incorporates luxury 5-star branded resort hotels, an 18-hole Signature golf course, and multiple architecturally-controlled residential developments of low to medium density.
Road Access
The Town’s road plan #12039 provides for the construction of a road linking Mata Grande area to the Colonia San Diego area. This new road provides access not only to Grande Belizean Estates, but also provides long-awaited and much-needed road access to the existing subdivisions and property owners of Ambergris Bay, Colonia San Diego Phase I and Colonia San Diego Phase II. This east-west road is the first such road on island, to link the east and west coasts of Ambergris Caye.
The design, planning and construction of the road has involved both hydrologic engineers and civil engineers, and is being done in such as way as to minimize any environmental impact on the surrounding areas. There is one navigable waterway along the entire length of the road, a 25’ wide creek, and an engineered bridge span is being erected over the waterway so as not to impact the ingress and egress of tidal flow.
This road is being built by the San Pedro Town Council with approval of the Ministry of Works of the Government of Belize. We are happy to report that this road access was completed and the road opened, as of October 2010. It is now an easy 25-minute drive by golf cart to the subdivision from San Pedro Town.
Utilities
Electric: Electricity distribution is the responsibility of BEL (Belize Electricity Limited). There service coverage has expanded greatly over the last 4 years, extending to the north of San Pedro Town by more than 12 miles. The potential customer base for BEL is tremendous among the properties in the subdivisions of Ambergris Bay, Colonia San Diego Phase I and Colonia San Diego Phase II, in addition to Grand Belizean Estates.
While it is the goal and plan of the developer to have the necessary infrastructure in place for electrical service into Grand Belizean Estates within the next 6-8 months, it is ultimately at the discretion of BEL as to when they turn on electricity service into a given area and that will be predicated by construction and electrical consumers requesting service within the subdivision.
Septic: Geographically, more than 90% of the land area of Ambergris Caye is located outside of town water and sewer service. Consequently, the ACLBA (Ambergris Caye Local Building Authority) and the Health Dept. have specific guidelines and requirements for the installation of aerobic septic systems with any new construction on Ambergris Caye.
Your house/site plans are first submitted to the Health Dept. for review. These plans will show the type of septic system,(self-contained, engineered, etc.), its size and capacity, its location/placement, and the square footage of the residence as well as number of bathrooms. Depending on what your builder proposes, the Health Dept. may or may not conduct a site inspection. Once the plan has been reviewed and approved, the Health Dept. will issue a stamp of approval for the plans. Stamped approval from the Health Dept. is required before any plans can be submitted for issuance of a building permit from the ACLBA.
Water: BWS (Belize Water Services) Limited supplies water to the central part of San Pedro Town, but as with sewer, more than 90% of Ambergris Caye (including Grand Belizean Estates) is located outside the service area of BWS.
Most of us outside the town core prefer to drink pure Belizean “Sky Juice” (a fancy term for rain). Collection is easy, and you can catch as much as you can store. You will want to plan with your builder for the size and capacity of cistern required for your needs, and then incorporate the plan and construction of your cistern into the foundation itself. A clean roofing material (not thatch) and gutters leading to a cistern are all that you need. While pre-fabricated cisterns are available and can be placed above ground adjacent to structures, you will probably prefer to have your cistern built out of concrete block and incorporated into the foundation of the house itself. The choice is yours. Water purification filters are available in many sizes for those wary of drinking straight from the cistern.
Property Taxes
Property taxes on the entire 192 acre subdivision have been paid in full, but individual property tax statements have not yet been issued to individual property owners. It is estimated, based on property taxes for similar vacant land parcels, that property taxes will be approximately $50 BZ ($25 US) per year.
Building: Covenants and/or Restrictions
As with virtually all subdivisions of land on Ambergris Caye, there are no subdivision covenants or restrictions beyond those of the Ambergris Caye Local Building Authority (ACLBA). As such, there is no POA (Property Owner’s Association) nor are there any POA fees.
The ACLBA has restrictions on height of construction, and outside of San Pedro Town, 3-story construction is the maximum allowed (no more than 38’ high) on parcels of land of less than 1 acre. (For properties 1 acre or larger, the maximum allowed is 4-story construction, and no more than 44’ height.)
[Anecdotally, the height restriction of 38’ or 3-story construction, which has been in place for as long as anyone can remember, is thought to have been enacted to ensure that no construction on Ambergris Caye would be taller than a coconut palm tree.]
There are no minimum or maximum square footage requirements, and you are generally free to choose your building materials so long as your plans provide for a storm-resistant structure. There are 4’ minimum set-backs required, from the sides of the property, as well as an 8’ minimum set-back from the road to leave ample space for parking. Additional covenants and/or requirements of the ACLBA can be obtained by contacting the San Pedro Town Council or the ACLBA. (ACLBA is the authorizing body within the San Pedro Town Council (SPTC) that reviews permits presented and makes the decision whether the plans should be approved, denied, or if any amendments need to be made. Other responsibilities include insuring that the other regulatory functions (i.e. Health Dept.) are being adhered to and that those houses/structures that have been approved are following the correct guidelines placed by ACLBA.)
Title
Belize is part of the British Commonwealth and has a legal system based on British Common Law. Title to freehold property on Ambergris Caye is held in one of (3) ways:
Deed of Conveyance, Transfer Certificate of Title (TCT), or Land Certificate.
All lands north of the San Pedro Town Bridge, including Grand Belizean Estates, were titled via Deeds of Conveyance as Unregistered Lands until September 2010. At that time, the GOB (Government of Belize) officially declared all of Ambergris Caye to be Registered Lands, and therefore an upgrade of title was required to convert all existing Deeds of Conveyance into Land Certificate Titles.
A Land Certificate Title, which grants free and clear fee-simple title, and is guaranteed by the Government of Belize, provides you as secure a title as can be obtained in any other Commonwealth country, or in the USA and Canada.
Financing
Payment for your lot purchase in Grand Belizean Estates can be made by Visa/Mastercard or wire transfer in US$. For cash purchases, (CC or wire transfer) a $750 US deposit is required at time of contract, with the balance of payment due in 2-3 weeks. You can pay both the deposit and the remaining balance by either form of payment.
Developer financing is available, if selected at the time of contract. With developer financing, the down payment due at the time of contract is $3,000 US per lot, with 36 monthly payments. Payments from less than $500 US per month, and you are paid in full in just 3 years!
Closing Costs (& “Any Extra Fees”)
This is a simple and straightforward as can be. The only additional cost you have, other than the purchase price itself, is your closing costs. Most closing companies charge 1% of the consideration (purchase price) in closing costs, while attorneys in Belize typically charge 1% to 3% of the purchase price as closing costs. We can recommend several different closing companies and/or attorneys for you. Our recommendation is to use our in-house closing company - Capital Corporate Services - for the closing of the sale on your lot(s). CCS offers a flat fee closing rate of $800 US per lot.
Section 3.2 of the Purchase Agreement states:
“The Purchaser shall be responsible to pay all legal fees, registration fees, taxes and other expenses associated with the transfer of the Lands from the Seller to the Purchaser.”
All of the fees and expenses outlined in Section 3.2 are included in the payment of the $900 US (per lot) fee from Capital Corporate Services.
Lot Types & Sizes
Standard lots – All standard lots are (minimum) 60’ x 75’, and on average they have a total area of 423 to 428 sq.meters.
Prime lots – All corner lots in the subdivision are designated prime (or in some cases, super-premium). Also, all lots on the main subdivision roads around the perimeter of the subdivision are designated prime (or in some case super-premium). Also, any lots bordering or directly facing an open space / park area are designated prime (or in some cases super-premium). And lastly, any lot with a total area in excess of 450 sq.meters is automatically designated prime (or super-premium).
Super-Premium lots - Of the approx. 1,200 lots (1,193 to be exact), the top 1/6 have been designated as super-premium for one reason or another. Any parcel over 500 sq.meters is designated super-premium. However, the super-premium lots are not always just the largest. Basically, the top 200 lots were designated super-premium for any number of reasons, including being a (larger) corner lot, being in the most beautiful/desirable areas, or being on the primary subdivision roads, thereby having the highest traffic flow and greatest commercial value.
One “cluster” of super-premium lots has been set apart from all the rest. Known simply as “The Woodlands”, this five-block area comprises 82 lots in a heavily wooded forest of towering trees. Because of its outstanding beauty and because it encompasses several adjoining blocks this area has been set aside for those with discriminating tastes and an appreciation for the age old adage: location, location, location. All lots in The Woodlands have sold out, but as any lots become available for resale, we will contact interested parties. Please notify our offices if you would like to purchase a Woodlands Lot(s) if it becomes available for resale.
Lot Selection
There is no minimum number of lots required for purchase. (But believe us when we say you will definitely want more than one at these prices.) You are welcome to purchase just one lot, or as many as you like. If selecting less than 4 lots for purchase (3 or fewer), then you may select from among any available lots on blocks that currently have lots sold. If purchasing a “block” of 4 or more lots, you can choose from among ANY of the available lots in the subdivision, including those blocks that currently have no sales. (There may be some blocks reserved for larger bulk purchases – please contact us for details.)
Although you can certainly build on 1 lot, buying 2 lots (side-by-side or front-to back) gives you certain advantages. The majority of purchasers thus far have elected to purchase a minimum of two lots. Here are the top three reasons, in reverse order: #3) for investment…by the time they are ready to build, they can sell the 2nd lot and it will have paid off their building lot, or #2) there is no better way to ensure you will like your neighbor than to pick them yourself (friends or family can buy the lot from you and you have an instant neighbor), and the #1 reason why most purchasers have bought at least 2 lots - #1) They want the extra space and plan to build one house on the combined area of 2 lots. In this case, you can do what is known as “vacating the lot line”, or removing the lot line between your two lots, and you can build right between the two lots. Many of our clients have purchased side-by-side lots so they can have large side yards for a garden, swimming pool, or just to have their own oasis surrounded by the native tropical landscaping that gives them privacy from their neighbors. Another option is to select two lots that are front-to-back rather than side-by-side. This allows for an extra-large back yard, and can also allow for the house to be set further back from the road in a more private setting. The choice is yours. But with introductory prices so low before road access and utilities have been completed, now is the time to “double-up” on your lots and still pay less than an average lot price anywhere else on island.
Another option, is for your family or friends who are also interested, to go in with you on picking up a 6-8 block parcel and creating your own little community. We have had friends go in together and purchase as much as an entire subdivision block so that they and all their family and friends can be in the same area together. One group of 4 buyers purchased 8 lots, and plan to build a swimming pool and caretaker’s cottage to be shared between the 4 houses they build with shared backyards. The options are limited only by your imagination.
Contact us for specific availability, and for lot recommendations based on what you are looking to do.
With almost 900 lots sold since August 2009, we have fielded a host of questions related to the purchase of property in Grand Belizean Estates. Some questions occur more often than others, and we have tried to compile the most commonly asked topics we have encountered and we have tried to provide comprehensive answers to the most Frequently Asked Questions (FAQ’s)
While we welcome your inquiries and are more than happy to answer your questions, we ask that you please read through the following detailed information, where you will likely find the answer to your question already provided.
Subdivision Location
Grand Belizean Estates is located 3 miles northwest of San Pedro Town – 15 minutes by boat, and approx. 30 minutes by road access (once the new town road is completed). [While it is 3 miles as the crow flies, it will be 4.5 to 5 miles by road depending on where lots are located within the subdivision.]
The dock and beaches of the west coast of Ambergris Caye are located approx. 430 yards from the West Subdivision Entrance of Grand Belizean Estates.
Grand Belizean Estates is bordered to the north by Colonia San Diego Subdivision (Phase II), and to the west by Colonia San Diego (Phase I) and Ambergris Bay Subdivisions. To the south of Grand Belizean Estates, the subdivision borders the 3,000 acres of Costa del Sol – a master-planned community currently under development. The Master Development Plan for Costa del Sol incorporates luxury 5-star branded resort hotels, an 18-hole Signature golf course, and multiple architecturally-controlled residential developments of low to medium density.
Road Access
The Town’s road plan #12039 provides for the construction of a road linking Mata Grande area to the Colonia San Diego area. This new road provides access not only to Grande Belizean Estates, but also provides long-awaited and much-needed road access to the existing subdivisions and property owners of Ambergris Bay, Colonia San Diego Phase I and Colonia San Diego Phase II. This east-west road is the first such road on island, to link the east and west coasts of Ambergris Caye.
The design, planning and construction of the road has involved both hydrologic engineers and civil engineers, and is being done in such as way as to minimize any environmental impact on the surrounding areas. There is one navigable waterway along the entire length of the road, a 25’ wide creek, and an engineered bridge span is being erected over the waterway so as not to impact the ingress and egress of tidal flow.
This road is being built by the San Pedro Town Council with approval of the Ministry of Works of the Government of Belize. We are happy to report that this road access was completed and the road opened, as of October 2010. It is now an easy 25-minute drive by golf cart to the subdivision from San Pedro Town.
Utilities
Electric: Electricity distribution is the responsibility of BEL (Belize Electricity Limited). There service coverage has expanded greatly over the last 4 years, extending to the north of San Pedro Town by more than 12 miles. The potential customer base for BEL is tremendous among the properties in the subdivisions of Ambergris Bay, Colonia San Diego Phase I and Colonia San Diego Phase II, in addition to Grand Belizean Estates.
While it is the goal and plan of the developer to have the necessary infrastructure in place for electrical service into Grand Belizean Estates within the next 6-8 months, it is ultimately at the discretion of BEL as to when they turn on electricity service into a given area and that will be predicated by construction and electrical consumers requesting service within the subdivision.
Septic: Geographically, more than 90% of the land area of Ambergris Caye is located outside of town water and sewer service. Consequently, the ACLBA (Ambergris Caye Local Building Authority) and the Health Dept. have specific guidelines and requirements for the installation of aerobic septic systems with any new construction on Ambergris Caye.
Your house/site plans are first submitted to the Health Dept. for review. These plans will show the type of septic system,(self-contained, engineered, etc.), its size and capacity, its location/placement, and the square footage of the residence as well as number of bathrooms. Depending on what your builder proposes, the Health Dept. may or may not conduct a site inspection. Once the plan has been reviewed and approved, the Health Dept. will issue a stamp of approval for the plans. Stamped approval from the Health Dept. is required before any plans can be submitted for issuance of a building permit from the ACLBA.
Water: BWS (Belize Water Services) Limited supplies water to the central part of San Pedro Town, but as with sewer, more than 90% of Ambergris Caye (including Grand Belizean Estates) is located outside the service area of BWS.
Most of us outside the town core prefer to drink pure Belizean “Sky Juice” (a fancy term for rain). Collection is easy, and you can catch as much as you can store. You will want to plan with your builder for the size and capacity of cistern required for your needs, and then incorporate the plan and construction of your cistern into the foundation itself. A clean roofing material (not thatch) and gutters leading to a cistern are all that you need. While pre-fabricated cisterns are available and can be placed above ground adjacent to structures, you will probably prefer to have your cistern built out of concrete block and incorporated into the foundation of the house itself. The choice is yours. Water purification filters are available in many sizes for those wary of drinking straight from the cistern.
Property Taxes
Property taxes on the entire 192 acre subdivision have been paid in full, but individual property tax statements have not yet been issued to individual property owners. It is estimated, based on property taxes for similar vacant land parcels, that property taxes will be approximately $50 BZ ($25 US) per year.
Building: Covenants and/or Restrictions
As with virtually all subdivisions of land on Ambergris Caye, there are no subdivision covenants or restrictions beyond those of the Ambergris Caye Local Building Authority (ACLBA). As such, there is no POA (Property Owner’s Association) nor are there any POA fees.
The ACLBA has restrictions on height of construction, and outside of San Pedro Town, 3-story construction is the maximum allowed (no more than 38’ high) on parcels of land of less than 1 acre. (For properties 1 acre or larger, the maximum allowed is 4-story construction, and no more than 44’ height.)
[Anecdotally, the height restriction of 38’ or 3-story construction, which has been in place for as long as anyone can remember, is thought to have been enacted to ensure that no construction on Ambergris Caye would be taller than a coconut palm tree.]
There are no minimum or maximum square footage requirements, and you are generally free to choose your building materials so long as your plans provide for a storm-resistant structure. There are 4’ minimum set-backs required, from the sides of the property, as well as an 8’ minimum set-back from the road to leave ample space for parking. Additional covenants and/or requirements of the ACLBA can be obtained by contacting the San Pedro Town Council or the ACLBA. (ACLBA is the authorizing body within the San Pedro Town Council (SPTC) that reviews permits presented and makes the decision whether the plans should be approved, denied, or if any amendments need to be made. Other responsibilities include insuring that the other regulatory functions (i.e. Health Dept.) are being adhered to and that those houses/structures that have been approved are following the correct guidelines placed by ACLBA.)
Title
Belize is part of the British Commonwealth and has a legal system based on British Common Law. Title to freehold property on Ambergris Caye is held in one of (3) ways:
Deed of Conveyance, Transfer Certificate of Title (TCT), or Land Certificate.
All lands north of the San Pedro Town Bridge, including Grand Belizean Estates, were titled via Deeds of Conveyance as Unregistered Lands until September 2010. At that time, the GOB (Government of Belize) officially declared all of Ambergris Caye to be Registered Lands, and therefore an upgrade of title was required to convert all existing Deeds of Conveyance into Land Certificate Titles.
A Land Certificate Title, which grants free and clear fee-simple title, and is guaranteed by the Government of Belize, provides you as secure a title as can be obtained in any other Commonwealth country, or in the USA and Canada.
Financing
Payment for your lot purchase in Grand Belizean Estates can be made by Visa/Mastercard or wire transfer in US$. For cash purchases, (CC or wire transfer) a $750 US deposit is required at time of contract, with the balance of payment due in 2-3 weeks. You can pay both the deposit and the remaining balance by either form of payment.
Developer financing is available, if selected at the time of contract. With developer financing, the down payment due at the time of contract is $3,000 US per lot, with 36 monthly payments. Payments from less than $500 US per month, and you are paid in full in just 3 years!
Closing Costs (& “Any Extra Fees”)
This is a simple and straightforward as can be. The only additional cost you have, other than the purchase price itself, is your closing costs. Most closing companies charge 1% of the consideration (purchase price) in closing costs, while attorneys in Belize typically charge 1% to 3% of the purchase price as closing costs. We can recommend several different closing companies and/or attorneys for you. Our recommendation is to use our in-house closing company - Capital Corporate Services - for the closing of the sale on your lot(s). CCS offers a flat fee closing rate of $800 US per lot.
Section 3.2 of the Purchase Agreement states:
“The Purchaser shall be responsible to pay all legal fees, registration fees, taxes and other expenses associated with the transfer of the Lands from the Seller to the Purchaser.”
All of the fees and expenses outlined in Section 3.2 are included in the payment of the $900 US (per lot) fee from Capital Corporate Services.
Lot Types & Sizes
Standard lots – All standard lots are (minimum) 60’ x 75’, and on average they have a total area of 423 to 428 sq.meters.
Prime lots – All corner lots in the subdivision are designated prime (or in some cases, super-premium). Also, all lots on the main subdivision roads around the perimeter of the subdivision are designated prime (or in some case super-premium). Also, any lots bordering or directly facing an open space / park area are designated prime (or in some cases super-premium). And lastly, any lot with a total area in excess of 450 sq.meters is automatically designated prime (or super-premium).
Super-Premium lots - Of the approx. 1,200 lots (1,193 to be exact), the top 1/6 have been designated as super-premium for one reason or another. Any parcel over 500 sq.meters is designated super-premium. However, the super-premium lots are not always just the largest. Basically, the top 200 lots were designated super-premium for any number of reasons, including being a (larger) corner lot, being in the most beautiful/desirable areas, or being on the primary subdivision roads, thereby having the highest traffic flow and greatest commercial value.
One “cluster” of super-premium lots has been set apart from all the rest. Known simply as “The Woodlands”, this five-block area comprises 82 lots in a heavily wooded forest of towering trees. Because of its outstanding beauty and because it encompasses several adjoining blocks this area has been set aside for those with discriminating tastes and an appreciation for the age old adage: location, location, location. All lots in The Woodlands have sold out, but as any lots become available for resale, we will contact interested parties. Please notify our offices if you would like to purchase a Woodlands Lot(s) if it becomes available for resale.
Lot Selection
There is no minimum number of lots required for purchase. (But believe us when we say you will definitely want more than one at these prices.) You are welcome to purchase just one lot, or as many as you like. If selecting less than 4 lots for purchase (3 or fewer), then you may select from among any available lots on blocks that currently have lots sold. If purchasing a “block” of 4 or more lots, you can choose from among ANY of the available lots in the subdivision, including those blocks that currently have no sales. (There may be some blocks reserved for larger bulk purchases – please contact us for details.)
Although you can certainly build on 1 lot, buying 2 lots (side-by-side or front-to back) gives you certain advantages. The majority of purchasers thus far have elected to purchase a minimum of two lots. Here are the top three reasons, in reverse order: #3) for investment…by the time they are ready to build, they can sell the 2nd lot and it will have paid off their building lot, or #2) there is no better way to ensure you will like your neighbor than to pick them yourself (friends or family can buy the lot from you and you have an instant neighbor), and the #1 reason why most purchasers have bought at least 2 lots - #1) They want the extra space and plan to build one house on the combined area of 2 lots. In this case, you can do what is known as “vacating the lot line”, or removing the lot line between your two lots, and you can build right between the two lots. Many of our clients have purchased side-by-side lots so they can have large side yards for a garden, swimming pool, or just to have their own oasis surrounded by the native tropical landscaping that gives them privacy from their neighbors. Another option is to select two lots that are front-to-back rather than side-by-side. This allows for an extra-large back yard, and can also allow for the house to be set further back from the road in a more private setting. The choice is yours. But with introductory prices so low before road access and utilities have been completed, now is the time to “double-up” on your lots and still pay less than an average lot price anywhere else on island.
Another option, is for your family or friends who are also interested, to go in with you on picking up a 6-8 block parcel and creating your own little community. We have had friends go in together and purchase as much as an entire subdivision block so that they and all their family and friends can be in the same area together. One group of 4 buyers purchased 8 lots, and plan to build a swimming pool and caretaker’s cottage to be shared between the 4 houses they build with shared backyards. The options are limited only by your imagination.
Contact us for specific availability, and for lot recommendations based on what you are looking to do.
