While the design specifications for Venice Oasis appear robust, the contractual framework presents potential financial risks for contractors. The requirement for an AIA A102 Cost-Plus with GMP contract means that the final price is not fixed at the outset. Open-book billing is mandatory, which requires full transparency into all costs. This structure shifts significant financial risk to the owner but requires meticulous tracking. The solicitation also notes that lump-sum bids will not be accepted, limiting bidding options. Furthermore, the budget is listed as to be revalidated based on the scope, meaning the initial figures may change. Bidders must provide an itemized Statement of Values, and every finish and material must be explicitly reflected. Without a guaranteed maximum price in the base bid, costs could escalate. The strict non-negotiable conditions and liquidated damages for delays over thirty days add pressure. These terms require careful review before committing to the project.
Questions about Venice Oasis
What is Venice Oasis?
Venice Oasis is a confidential solicitation for design completion and construction of a two-story, 5,601 square foot waterfront estate on Lots 26 and 27 at Venice Bay in Nassau, Bahamas. The project targets qualified architects, licensed engineers, and general contractors to build a Caribbean Plantation Modern style home with coral stone, stucco, and standing seam metal roofing. It is structured under an AIA A102 Cost-Plus with GMP contract over an 18-month timeline.
What are the specific room dimensions and layout features of the Venice Oasis estate?
The estate features a symmetrical plan organized along a north-south axis, including a 24 × 24 ft great room, a 14 × 18 ft dining room, and a 14 × 16 ft kitchen. Principal rooms open to covered verandas or balconies via glazed doors, while the second story sits above the great room. The property includes a 30 × 24 ft four-bay garage and an 18 × 36 ft infinity pool overlooking Miller Sound.
How does the bidding and contract process work for the Venice Oasis project?
The construction timeline is set for 18 months from Notice to Proceed, utilizing a 3-phase milestone schedule with a target Certificate of Occupancy. Bidders must submit itemized SOV (Schedule of Values) under an open-book billing system, as lump-sum bids are not accepted. The budget is to be revalidated based on the current 5,601 sq ft scope.
What architectural style and materials are specified for the Venice Oasis?
The project style is defined as Caribbean Plantation Modern, featuring dark grey standing seam metal hip roofing, coral stone, stucco, and impact glass. The elevation study covers both street and ocean facades, ensuring the design meets the aesthetic requirements of the Venice Bay Restrictive Covenants. The roof plan details a standing seam metal hip roof configuration.
Who represents Caribbean Land Developers LLC for the Venice Oasis project?
The business operates under the name Caribbean Land Developers LLC, with Otis K. Pitts serving as the Authorized Representative. The project is strictly confidential, and the solicitation materials are protected by copyright © 2026. The company invites proposals from qualified professionals to complete the design and construction.
What is the total square footage and bedroom configuration of the Venice Oasis?
The program includes a 4,006 sq ft living area with 5 bedrooms plus an office, alongside a 4-car garage. The total covered area is 5,601 sq ft, designed to fit within the covenant-compliant envelope of the Venice Bay estate. The layout ensures all principal rooms have access to outdoor spaces.
How can a qualified professional get started with the Venice Oasis project?
To get started, qualified architects, licensed engineers, and general contractors must request the full package of bid instructions. The solicitation is confidential, and bidders need to adhere to the specific contract type and milestone schedule. Contacting the owner via the provided business phone or email initiates the proposal submission process.
What does the nearest area and location details imply for visitors?
The nearest area is Venice Bay in Nassau, New Providence, Bahamas, which is situated on direct waterfront along Miller Sound. This location provides direct access to the ocean and is part of a developed estate with restrictive covenants. The proximity to the water is a key feature of the property.
What specific contract terms and timeline details are stated for Venice Oasis?
The project has a history of being structured under an AIA A102 Cost-Plus with GMP contract, which is a specific term used in the solicitation. This contract type allows for open-book billing and ensures transparency in the cost-plus pricing model. The 18-month timeline is a concrete detail that defines the project's duration.
What compliance and style features are required for the Venice Oasis project?
The project is designed to comply with Venice Bay Restrictive Covenants, ensuring that the architectural style and layout meet the estate's guidelines. The use of coral stone, stucco, and standing seam metal roofing is a specific feature that aligns with the Caribbean Plantation Modern style. The 18-month timeline is a critical factor for bidders to consider when planning their resources.
How can I contact Venice Oasis?
You can reach Venice Oasis by phone at +13054317813.
What is the official website of Venice Oasis?
The official website of Venice Oasis is caribbeanlanddevelopersllc.com.
How is Venice Oasis rated on Trustburn?
On Trustburn, Venice Oasis has a rating of 3.8 out of 5 based on 5 reviews.
AI-generated from reviews on this page. Verify anything important with the company directly.
The project is shovel-ready with site preparation already handled by a separate contractor, which is a significant advantage. The eighteen-month timeline is clearly defined, and the direct waterfront location on Miller Sound adds considerable value to the overall development potential.
From the information available, the Venice Oasis solicitation presents a well-structured opportunity for design and construction professionals. The project offers a clear vision with its Caribbean Plantation Modern style, featuring coral stone, stucco, and a standing seam metal roof. The structural highlights are particularly noteworthy, including reinforced CMU construction rated for 180 mph wind loads and impact-rated glazing throughout. The inclusion of a three-zone VRF HVAC system and pre-wired smart home infrastructure like Lutron and Sonos indicates a focus on modern luxury standards. The contract type is explicitly defined as AIA A102 Cost-Plus with GMP, requiring open-book billing, which ensures transparency in cost accounting. The requirement for an itemized Statement of Values helps bidders understand the exact scope. Additionally, the project benefits from pre-existing site preparation already completed by Kempco Development, allowing contractors to focus on the main build without managing preliminary clearing and grading. The HOA compliance is also clearly documented, confirming adherence to restrictive covenants regarding setbacks and occupancy. This level of detail reduces ambiguity and supports efficient proposal preparation for qualified teams ready to deliver a high-end waterfront estate in Nassau.
The site plan looks impressive with its direct waterfront access on Miller Sound, yet the cost-plus contract model means the final budget remains uncertain until bids are submitted and reviewed by the owner.
The Venice Oasis project documentation provides a comprehensive overview of the design and construction scope for the Nassau waterfront estate. Reviewing the available information, the inclusion of specific structural highlights like reinforced CMU construction and impact-rated glazing suggests a high-quality build standard. The clear breakdown of the room schedule, totaling over four thousand square feet of living area, offers transparency for potential bidders. Having a shovel-ready site with pre-existing preparation already handled by a separate contractor streamlines the process. The explicit mention of HOA covenant compliance further reduces uncertainty regarding regulatory hurdles, making this an attractive opportunity for qualified architects and contractors seeking a well-defined luxury project.
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Venice Oasis is a real estate development project by Caribbean Land Developers LLC located on Lots 26 and 27 at Venice Bay in Nassau, Bahamas, situated on direct waterfront along Miller Sound. The site presents a confidential solicitation inviting qualified architects, licensed engineers, and general contractors to submit proposals for the design completion and construction of a two-story, 5,601 square foot waterfront estate. The planned program includes 5 bedrooms plus a 4-car garage, with a Caribbean Plantation Modern style featuring coral stone, stucco, and standing seam metal roofing. The project is structured under an AIA A102 Cost-Plus with GMP contract over an 18-month timeline with a 3-phase milestone schedule. Pre-existing site preparation services have been separately contracted to Kempco Development and are excluded from the bidding scope.
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