A familiar spot on Negril’s Seven-Mile Beach is now being transformed into 22 boutique beachfront condo-hotels. Salt+Sand Deh Yah is an investment in the capital of casual. The goal: to keep the best of the laid-back resort town while adding just enough modern touches to make relaxation effortless.

The next major renovation phase is planned for mid-June, and work is expected to be completed by December. The condos went on sale at the start of the year and prices range from US$249,000 to US$550,000.

The address is already rich with the history of two resorts that have, over the years, served up stress-reducing vacations. It was first home to the three-star Sea Splash Resort, which thrilled taste buds with fare from its popular eatery Norma’s. After Sea Splash was sold by Patrick Lawe, it later reopened as VickiTini Beach Resort; but that chapter closed in July 2025.

Salt+Sand — an investment and redevelopment group led by real estate investor Sutton McKay and his co-owners Lena Langille and Maura Watson — has had its eye on the property for a while.

“We’ve been in talks with the sellers since 2024. When the property sat vacant, we saw a huge opportunity — not just to purchase a beachfront asset, but to bring it back to life and optimise it to its full potential. We didn’t want to erase the soul of the property; we wanted to modernise it while still staying true to the authentic Jamaican energy and culture that makes Negril so special,” Sutton told the
Jamaica Observer’s Real Estate on the Rock.

The 28-year-old Canadian and his compatriots have a clear vision for Salt+Sand.

“Jamaica is more than a place — it’s a feeling. The people, the food, the music, the laid-back lifestyle, and the culture are what made all of us fall in love with Negril in the first place. That’s why we named the property Salt+Sand Deh Yah,” said Watson, a well-known realtor with an impressive portfolio of properties in Negril, where she lives.

“‘Deh Yah’ in Jamaican Patois means ‘I’m here’ and, for us, it represents being present, slowing down, and truly experiencing the vibe and culture of Negril. Our goal is for every investor and future guest to feel the same connection to Jamaica and Negril that we do: peace, love, and reggae music,” Watson added.

Like McKay, Langille has extensive real estate experience in Nova Scotia, Canada. She is the Salt+Sand team’s point person for branding, marketing strategy, design direction, redevelopment vision, and overall repositioning of the property into a modern boutique beachfront destination.

“As a team, we saw a tremendous amount of opportunity in Jamaica. We genuinely love real estate, design, hospitality, and working with investors who also see long-term opportunity and potential. We’ve also been incredibly impressed with the strength of Jamaica’s tourism economy and the level of interest from foreign investors — selling approximately 50 per cent of the project within the first two weeks alone,” said Langille.

Units went on sale towards the end of January into early February of this year.

“Salt+Sand is much bigger than just one property. This is an investment group and hospitality brand that we plan to continue growing, with additional projects and future locations already being explored,” added Langille.

To execute their immediate vision for Salt+Sand, two condos are being added to the 20 that made up VickiTini, and the business model has changed from that of a traditional hotel. Owners can earn income from their unit when they are not enjoying them themselves. They have the option of having their property managed by South Coast Villas, a local company that offers luxury short-term rental and concierge services.

Read on for more details about Salt+Sand Deh Yah.

What upgrades are being made to transform the property into Salt+Sand Deh Yah?

Salt+Sand: The redevelopment process is starting first with infrastructure and operational improvements to create a stronger long-term foundation for the property. This includes all new plumbing supply lines, solar installation, new back-up generator system, and a new sub-metered RUBS [ratio utility billing system] utility allocation system for owners. [RUBS is a popular method for splitting utility costs fairly among tenants based on apartment size and occupancy factors]. Unit sizes range from standard units at approximately 240 square feet, deluxe units at approximately 450 square feet including balcony space, and finally the loft suites at approximately 700 square feet.

The next phase of renovations will focus heavily on cosmetic and lifestyle improvements, including refinishing/painting the exterior, new fencing, new tile work, refinishing the pool, new furniture, upgrading the bar and restaurant spaces, [and] creating a new wellness and workout area. The lobby/gift shop and excursion [area] will be rebuilt as it was previously converted into storage, [we will be] improving landscaping and common areas and optimising underused spaces to add two additional condo units and more guest-focused amenities.

The project’s investment is just over US$1.8 million, including a combination of equity and financing.

What are you doing to ensure there are no delays with the renovation, and what contingencies are in place if deadlines are not met?

Salt+Sand: We are using locally sourced materials to avoid shipping delays, and we have already ordered some materials to get a running start. During the renovation we will be managing the project on-site with a contractor we have vetted and have confidently chosen. Should there be delays we have backup contractors/sub-contractors, if needed, including staff members, we have worked with in the past. We have been planning the renovation for many months now and will be tracking the renovation closely with software to assist in staying organised.

In the past, there have been issues with Negril’s infrastructure. What would you say to potential buyers who may be concerned about that?

Salt+Sand: Like many developing tourism destinations, Negril does face infrastructure challenges at times, including water shortages and power interruptions. Because of that, we are proactively investing in infrastructure upgrades on the property itself. We already have back-up water tanks in place to ensure continuous water supply, we are installing a new backup generator system for reliable power, and we are also adding a maximum number of solar panels to make the property as self-sufficient as possible, when needed.

Negril is changing quickly, and we believe this asset is perfectly positioned to grow alongside that evolution. Demand for Negril continues to be extremely strong, and we believe condo owners should continue to see strong interest and positive long-term returns.

You said the property was zoned for strata development in the 1990s. How significant was that in getting buyers’ interest today. What are the other reasons this is a good buy?

Salt+Sand: Having existing strata titles is an extremely valuable feature, especially for international buyers and investors. It makes the ownership and legal process much more familiar, trustworthy, and straightforward for foreign purchasers. It’s also incredibly rare to find titled beachfront condos directly on Negril’s Seven-Mile Beach, which created a lot of interest very quickly. The response from buyers was incredibly strong, and any remaining units available after renovations are expected to be priced approximately 15 to 20 per cent higher based on the redevelopment and market demand. Buyers were attracted not only to the beachfront ownership opportunity, but also to the overall vision behind the project — modernising the property while maintaining authentic Jamaican culture, lifestyle and hospitality.

Aerial view of VickiTini which is now being upgraded as Salt+Sand Deh Yah.

VickiTini is now being upgraded as Salt+Sand, 22 boutique condo-hotels.