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Aman's first Caribbean play leverages airstrip access and Puerto Rico's tax incentives to capture family-office buyers seeking residential over transient luxury.
$500 million
and centers on private aviation access—a feature absent from…
36
properties worldwide
$4 million to $12 million
per villa since 2021
90 minutes
by car from San Juan but offers instrument-rated airstrip…
Aman Resorts announced Amantaru, a branded-residences resort in Cabo Rojo, Puerto Rico, marking the ultra-luxury operator's first Caribbean deployment and its largest Western Hemisphere residential play since New York's Aman Fifth Avenue launched sales in 2019. The development carries an estimated total project value exceeding $500 million and centers on private aviation access—a feature absent from Aman's existing 36 properties worldwide.
The Cabo Rojo site delivers direct runway connectivity, two golf courses, an Aman Spa, and standalone residences priced to attract the migration of wealth southward from US tax jurisdictions. Aman declined to specify unit count or per-key pricing, but comparable Caribbean branded-residence projects from Four Seasons and Rosewood in the Bahamas have averaged $4 million to $12 million per villa since 2021. The southwest Puerto Rico location sits 90 minutes by car from San Juan but offers instrument-rated airstrip infrastructure, positioning the property for fractional ownership and charter traffic rather than resort guests arriving via commercial terminals.
The timing reflects three converging capital flows. First, Puerto Rico's Act 60 tax incentives—offering 4% corporate rates and 0% on certain capital gains for new residents—have drawn 4,200+ individual decree holders since 2019, according to the island's Department of Economic Development. Second, Aman's parent company, Vladislav Doronin's Aman Group, has accelerated its residential monetization strategy: branded units now represent 65%+ of forward pipeline revenue versus 22% a decade ago, per luxury-hospitality research firm Questex. Third, private aviation demand in the Caribbean has held 18% above 2019 levels through Q3 2024, even as US domestic private flying has cooled.
Amantaru's dual-golf configuration is unusual. Most Aman properties omit golf entirely, reflecting brand positioning around wellness and cultural immersion rather than country-club amenities. The Cabo Rojo inclusion signals underwriting assumptions tied to longer-stay owners and their guests, not transient luxury tourists. It also aligns with observable shifts in ultra-high-net-worth behavior: families now average 47 nights annually in second residences, up from 31 nights in 2018, according to Knight Frank's Wealth Report. Golf becomes defensible when the asset is a primary retreat, not a five-night splurge.
Operators and allocators should watch three follow-on events. First, Aman will likely begin pre-sales within six months, given construction timelines and the brand's preference for 50%+ sell-through before breaking ground. Second, competing Caribbean resort-residence plays—including Rosewood's Baha Mar expansion and Four Seasons' Cap Cana project in the Dominican Republic—will adjust pricing if Aman's per-square-foot figures justify premiums above $2,000, which recent Fifth Avenue closings suggest is feasible. Third, Puerto Rico's government will face pressure to expand private airport slots and customs pre-clearance capacity; current infrastructure supports roughly 12 daily private departures from smaller fields like Cabo Rojo, a bottleneck if 100+ residences come online.
The development does not yet have a construction start date, but Aman's pipeline velocity has compressed: the brand's last four openings have moved from announcement to ribbon-cutting in 28 to 34 months, half the timeline of its pre-2015 projects.
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