SPACE FOR SUBSTANCE: IMPLICATIONS, OPPORTUNITIES AND IMPACT OF THE BVI COMMERCIAL AND RESIDENTIAL REAL ESTATE MARKET

By CHRIS SMITH Managing Broker Coldwell Banker

The Economic Substance Act requires that a company that is tax resident in the BVI must have adequate staff and office space in the BVI itself. How this will be determined or how strictly it will be enforced remains unclear but one thing that is certain is that the BVI has to up its game in terms of quality infrastructure to accommodate this new demand.

We have not seen a large immediate increase in requests for either office space or residential accommodation but an increased demand is still anticipated. Now is the time for current landlords and those considering investing or developing property to make smart choices with their future projects and in terms of renovating or repairing existing structures.

If, because of this new legislation, BVI companies have to restructure because of logistical needs that make the BVI impractical for a physical presence, or if new businesses are considering where to set up – a like-for-like comparison between BVI and our rival Caribbean jurisdictions is inevitable. How does our infrastructure for business and residential accommodation hold up to such scrutiny? The BVI has many opportunities to expand and improve its inventory in each category.

COMMERCIAL

With the potential for some BVI companies needing to have a physical presence or address in the BVI on a long term basis – the implications are clear – more quality executive standard office space will be needed. But what about those BVI companies who will require specific transactions to be physically carried out in the BVI but not necessarily require a year-round physical presence in the territory? Desks for rent or “hot desks” that can be booked by the day or by the hour will be a necessary option. It is no coincidence that providers of such office space including Regus and Wework are redefining the way businesses meet and work around the world. The concept of a serviced officespace is not a new one but still relatively new to the BVI. An office space that includes utility charges, cleaning fees, with desks, printers and other supplies already stocked and replenished and all for one monthly fee, is the way forward. Stop thinking large office buildings with elevators and spacious reception areas but rather small offices to accommodate one or two desks within an existing building. Hot- desking on Virgin Gorda? Why not? A physical address in the BVI is the requirement – why limit yourself to working in Road Town?

RESIDENTIAL

Business travellers have long been visiting the BVI and Road Town hotels have strived to service this demand. Some business travellers extend their stay or bring their family along to combine business with some vacation time to enjoy the beauty that our islands have to offer. Recent real estate developments such as those at Nanny Cay and the Pasea Estate condos in Road Town have enjoyed phenomenal success in no small part due to their sleek modern design and the executive quality of the facilities and finishings. Those property owners who are planning a renovation or are still rebuilding storm-damaged properties will do well to keep in mind the potential for an influx of business-driven visitors and the quality of accommodation that these visitors are accustomed to and will be seeking.

INFRASTRUCTURE

Clearly, we can improve our commercial and residential real estate product but ultimately, being able to make the most of this opportunity, also relies on factors such as improved transport links to the BVI, by air and sea, and faster and more reliable internet. How does the BVI compare to the competition in that regard?

Whilst many have been apprehensive on the possible negative impact of the Economic Substance Act on the territory in general, we should rather view it as an opportunity to embrace the change that is coming and to improve our real estate offerings to rival those of any other Caribbean countries.

The real estate market is potentially entering an exciting new phase of potential development. Opportunities exist and the demand is there but only if Landlords and Developers get it right. Now is the time to plan carefully and build intelligently for the next chapter of our country’s financial services history.

Editor’s Note: Not all activities of BVI Companies are subject to substance requirements.