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The prospective buyer, graceful with strands of grey, followed the skirted realtor up a minimalist tower, paused at the patio to take in the view. Then sped away in his Porsche.
“That’s what he drives when he’s on the island,” the realtor whispered to The Gleaner on scene a few months ago.
Jamaica’s residential real estate market is undergoing a quiet transformation as luxury one-bedroom apartments breach the $50-million mark, a pricing milestone that signals growing confidence among developers targeting hard-currency earners and diaspora professionals with one foot on the island and the other overseas.
At least six new developments have entered the market at this elevated tier, with more in the pipeline, according to industry sources and MLS listings. Recent MLS data show a portfolio of luxury one-bedroom units now ranging from $49.5 million to $95 million, strategically positioned across Kingston’s urban core and resort communities in Montego Bay, Ocho Rios, and Negril. This represents a notable shift in a market historically anchored by more modest price points for single-bedroom units.
The Aviary: Boutique hilltop living
Among the latest entrants is The Aviary, a boutique hilltop development in East Kirkland Heights, St Andrew, where one-bedroom suites are priced at US$335,403 – roughly J$52 million at current exchange rates. Deluxe studios start at US$236,000 or J$37 million, positioning the 18-unit project at the upper reaches of Kingston’s condominium market.
“We’re not chasing volume,” said Kirk Goss, developer of The Aviary through Grand Concepts Property Holdings Limited. “This is about delivering value through site, scale, and execution certainty.”
The pricing strategy reflects a calculated bet that affluent buyers will pay premium rates for unobstructed elevated views of the city below. Units feature patio terraces of 175–200 square feet, each titled to the apartment, a selling point Goss believes justifies the cost differential. His target market is clear: investors, returning residents, and diaspora professionals seeking “an investment property” in a cool, quiet enclave within seven minutes of the foot of Red Hills.
“This is not for first-time homebuyers,” he acknowledged.
Grand Concepts Property Holdings Limited lists Kirk Goss and Cruise Brooks as directors on incorporation records with the Companies Office of Jamaica, confirming the principals behind the project.
The development’s infrastructure underscores its upper-tier positioning. A standby generator designed to support all units during power disruptions, 20,000 gallons of underground water storage, and an infinity-edge rooftop pool. The Aviary comprises deluxe studios ranging from 597 to 969 square feet, each with 1.5 bathrooms, a modern kitchen, laundry, and balcony. The picture that emerges is of a luxury hilltop complex defined city views, curated grounds, and green spaces rather than sheer square footage. It mirrors the approach of Jacks Hill’s recent Spyglass development, where two-bedroom units are priced at US$617,500 and penthouses reach US$1.45 million. Notably, Spyglass does not offer one-bedroom units.
For the Aviary, construction financing has been arranged through the Jamaica Mortgage Bank, with disbursement expected in the first quarter of 2026. Site preparation is under way, with construction scheduled to start once the loan closes. Completion is targeted within 12–16 months of groundbreaking.
Kingston’s Expanding Luxury Market
The Halo complex on Devon Road offers a 1,135-square-foot unit listed at $59 million. Described as “a visionary masterpiece”, Halo features the now-standard “modern” architecture, with amenities including a rooftop infinity pool and state-of-the-art fitness centre.
The landmark tower development at 20 South Avenue, opened in 2018 by Arthur Von Strolly, set the tone for luxury vertical living in Kingston. Its success established a benchmark for pricing and amenities, paving the way for subsequent boutique towers.
A one-bedroom at 20 South is currently back on the market for J$49.5 million, meeting the threshold once rounded up. Its prime location minutes from New Kingston’s business district makes it a lucrative short-term rental investment, embodying the dual-purpose functionality developers increasingly emphasise, primary residences for returning nationals that can generate rental income when owners are abroad.
North Coast premiums
Outside Kingston, high-priced developments tend to offer beach access or sea views. The Pinnacle in Reading, St James, represents the upper tier at US$595,426 or J$95 million for a 979-square-foot unit on the 15th floor of the Canary building. The estate, set beside the sea and lagoon within a nature reserve, offers spa facilities, sports amenities, restaurants, and shopping, positioning itself as Jamaica’s answer to integrated luxury living.
Sol Harbour, Proven’s Real Estate development in Ocho Rios, is priced at US$324,000 or J$52 million. Its 152-unit scale and anticipated December 2025 completion date suggest developer confidence in sustained demand.
In Montego Bay’s Ironshore, the Dream 36 community offers furnished units at CA$470,000 or about J$54 million, emphasising turnkey convenience for buyers seeking vacation homes or income-generating investments. Its strategic positioning, five minutes from Whitter Village Shopping Centre and 10 minutes from Sangster International Airport, exemplifies the market’s focus on accessibility and lifestyle amenities.
In Montego Bay, a one-bedroom condominium at the Jewel Grande Resort & Spa in Montego Bay entered the market at US$350,000 or J$56 million.
“Enjoy resort amenities such as the beach, two pools, water sports, gym, basement parking, and 24 hour security,” the listing states. Further west, there’s a fully furnished one-bedroom apartment in Little Bay Country Club, Negril, offering “a blend of luxury and tranquility” for US$350,000 or J$56 million.
A number of realtors declined to discuss the matter on record when asked to describe the core buyer of these apartment units. In the past, one indicated that about 30 per cent of luxury residential units were bought by diaspora residents.
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