The Pinnacle Atlas

Viewing today · Level 3 · MLS 2600617

Residence 308

$4,395,000

4,899Square feet

$897Per sq ft

4 · 5Bed · bath

Lot 62Garage

The largest of the six residences in this study and the lowest priced per square foot by a wide margin. 308 is on Level 3 of the separate building set back from the beach, beside the main building, with its terrace over the gardens. 308 is held on title as strata lots 29 and 32, the pairing that By-law 11.1 requires to stay together, with garage strata lot 62 alongside. Listed on 9 July 2026 and unchanged in price since.

Against the last sale

38.7% below

303, on Level 3 of the main building, sold in May 2024 for $4,137,000, or $1,464 per sq ft. At $897, 308 is asking 38.7 per cent less per foot than that sale achieved.

Against the market

$897 a foot

The three other residences on the market ask between $1,400 and $1,482 per sq ft. 308 sits 37.8 per cent below their $1,443 average.

Against 307

$83 a foot for the extra space

308 asks $170,000 more than 307, on Level 3 of the main building, and gives 2,049 sq ft more, plus a fourth bedroom and fifth bath. The additional space works out at $83 per sq ft.

A yardstick, not a valuation. At the 303 sale rate of $1,464 per sq ft, 308's 4,899 sq ft would come to $7.17 million, against an asking price of $4,395,000. Larger residences usually trade at a lower rate per foot, 308 sits in the separate building set back from the beach while 303 is in the main beachfront building, view and finish differ from one residence to the next, and the 2024 rate is not adjusted for any market movement since. Treat it as a point of comparison only. Drew is a real estate agent, not a valuer.

How to read the Atlas

Four measures, one building

Price per square foot

The asking or sale price divided by the total square footage on the MLS. It puts a 2,825 sq ft residence and a 4,899 sq ft residence on the same scale.

The benchmark

303's sale in May 2024 at $1,464 per sq ft is the most recent recorded sale in the building. Every asking price here is measured against it.

Building and level

308 is in the separate building set back from the beach; the other five are in the main building on the beach. Levels come from the residence number: 100s are Level 1, 200s Level 2, 300s Level 3.

Status

On market means an active MLS listing. Off market means taken off the MLS and now offered privately. Sold means a recorded MLS sale.

Price per square foot

What each foot costs at The Pinnacle

Asking rates for the residences on the market, the last MLS asking rate for the residence now offered privately, and the 2024 sale rate for 303.

Source: MLS grid export, The Pinnacle on Grace Bay (60906/183), 7 October 2026. Dashed line marks the 303 sale rate of $1,464 per sq ft.

Priced against the last sale

Four residences within 4.4 per cent of the sale. 308 is 38.7 per cent below it.

Each residence's asking rate per foot set against the $1,464 that 303 achieved in May 2024, with what its floor area comes to at that rate. The four within 4.4 per cent are all in the main building on the beach, like 303. 308 is in the separate building set back from the beach.

Source: MLS grid export, 7 October 2026. 303 sold for $4,137,000 on 24 May 2024 (2,825 sq ft). 103 uses its last MLS asking price. Rates are not adjusted for size or for market movement since 2024.

The ledger

Six residences, line by line

Every residence comes with a garage. Strata lot numbers come from the MLS and are read against the by-laws: residential lots run 1 to 32 and garage lots 33 to 62.

Residence	Level	Status	Bed · bath	Sq ft	Price	Per sq ft	Price history	Days on market	Lots on title

Source: MLS grid export, 7 October 2026. Days on market as reported by the MLS on that date. Garage lot numbers shown where the MLS names one.

Position on the property

Two buildings, six residences

Five of the residences are in the main building on the beach. 308 is in the separate building set back from the beach, to the left of the main building in the aerial view. Levels are read from the residence numbers.

Aerial view of The Pinnacle on Grace Bay with the main beachfront building and the separate building set back from the beach marked

Main building · on the beach

103 · 105 · 203 · 303 · 307

303 sold on Level 3 in May 2024 at $1,464 per sq ft. On the market, 307, 203 and 105 ask $1,400 to $1,482. 103 last asked $1,507 and is now offered privately.

Separate building · set back from the beach

308 · viewing today

308 on Level 3: 4,899 sq ft at $897 per sq ft, with a covered terrace over the gardens and the ocean through the palms.

Source: building positions confirmed by Drew; levels from residence numbers on the MLS grid export, 7 October 2026; strata lots per By-laws 1.1 and 11.

Residence by residence

The six residences

Source: MLS grid export, 7 October 2026. Photographs supplied for each residence.

Time on market

How long each residence has been offered

303 sold 22 days after listing in 2024. 307, 203 and 105 came to market within four weeks of each other in late 2025 and have now been listed for eleven months; 203 has come down $500,000 and 105 $300,000. 308 came to market in July 2026.

Viewing today, on market On market Offered privately Listed, then sold Listed, then taken off the MLS

Source: MLS listing, change and sale dates, grid export of 7 October 2026.

What the by-laws say

The rules that come with a Pinnacle residence

By-Laws of Strata Plan No. 51, original by-laws plus amendments registered on title as of 16 February 2016. Summarised here; the registered text governs.

By-laws 7.1(9) · 17.1 to 17.3

Rentals of a month or longer

A residence may be let, but no single rental may run under one month, and each paying guest or group pays at least a month in advance. Shorter stays may not be listed or advertised.

By-laws 11.1 · 11.2

Two combined residences

Strata lots 29 and 32 must always be owned together, as must lots 30 and 31. Residence 308 is lots 29 and 32.

By-law 10.1

Four guest suites

Guest suites on the upper floor of Building 5 can be rented from the Corporation for an owner's guests while the owner is in residence.

By-laws 11.3 · 7.1(9) · 7.1(29)

Garage strata lots

Garage lots 33 to 62 may only be owned by residence owners, are used for vehicles and the owner's storage, and their doors stay closed.

By-law 17.5

Tenancies over a month

Every adult staying signs the Tenant Indemnity Agreement issued by the Executive Committee before the stay.

By-law 17.6

Guests while you are away

Unaccompanied overnight guests beyond immediate family sign an Unaccompanied Guest Indemnity Agreement.

By-law 17.4

Under 18s

A residence may not be occupied by under 18s without an adult also in residence.

By-law 7.1(27)

Pets

Up to two domestic pets in a residence. No animals in garage lots.

By-laws 7.1(11) · 7.1(12)

Alterations

The Corporation approves plans and specifications in writing before any alteration.

By-laws 8.1(v) · 8.1(vii) · 8.4

Insurance, upkeep and reserves

The Corporation insures the strata plan to full replacement value, repaints the exterior at least every five years and keeps a reserve fund.

By-law 7.1(3)

Contributions

Due within 14 days of demand. Late sums carry interest at 15 per cent a year.

By-law 7.1(17)

Boats and watercraft

Brought onto the property only if stored straight away inside the owner's garage lot.

By-Laws of Strata Plan No. 51The Pinnacle on Grace Bay · registered as of 16 February 2016 · PDF, 26 pages

Download the by-laws

Common questions

Buying at The Pinnacle

Why is 308 priced so far below the others per square foot?

Price per square foot is the asking price divided by the MLS square footage. At 4,899 sq ft, 308 is about 72 per cent larger than the 2,850 sq ft residences, and larger residences usually ask a lower rate per foot. Position matters too: 308 is in the separate building set back from the beach, while the other five are in the main building on the beach. View and finish also differ, which is why the viewing matters.

How does 308 compare with what actually sold?

303 sold in May 2024 for $4,137,000, which is $1,464 per sq ft and 98.5 per cent of its $4,200,000 asking price, after 22 days on the market. Every 2,8xx sq ft residence now offered is asking within 4.4 per cent of that rate. 308 is asking $897, which is 38.7 per cent below it.

Can I rent my residence to holiday guests?

Only for a month or longer. By-laws 7.1(9) and 17.1 to 17.3 rule out any rental under one month, and every paying guest or group must pay at least a month in advance. Shorter stays may not be advertised.

Is 103 still available?

103 came off the MLS in July 2025 after 227 days, last asking $4,295,000, and is now offered privately.

Does every residence come with a garage?

Yes. Garages are separately titled strata lots, numbered 33 to 62 on the strata plan, and only a residence owner may hold one. The MLS names the garage lot for 308 (62), 203 (42), 105 (37) and 303 (45).

What are the monthly contributions?

Contributions are set by the Corporation from its budget and are not part of the MLS export. Ask Drew for the current figures for 308.

What does it cost to complete a purchase?

Stamp duty and closing costs depend on the price and your circumstances. The closing cost calculator works them out for any figure.

How is the floor level worked out?

From the residence number: 100s are Level 1, 200s Level 2 and 300s Level 3.

Source data and methodology

How this Atlas was built

Data. One MLS grid export for parcel 60906/183, The Pinnacle on Grace Bay: six records (four active, one cancelled, one sold), drawn 7 October 2026. MLS totals, averages and medians rows were removed before analysis.

Price per square foot. Asking price, last asking price or sale price divided by MLS total square footage. The market average quoted uses the three active residences other than 308.

Benchmark. 303's sale of $4,137,000 on 24 May 2024 over 2,825 sq ft, giving $1,464 per sq ft. Figures at that rate are the rate multiplied by each residence's square footage, with no adjustment for size, position, condition or market movement since.

Building, level and lots. Building positions as confirmed by Drew: 308 in the separate building set back from the beach, the rest in the main beachfront building. Levels come from residence numbers. Strata lots come from the MLS K# field read against By-law 1.1 (residential lots 1 to 32, garage lots 33 to 62) and By-law 11. Every residence comes with a garage; lot numbers appear where the MLS names one.

Status. 103 appears on the MLS as cancelled; it is described here as offered privately. Bedroom counts are as listed on the MLS.

Not advice. Figures are for comparison only. Drew is a real estate agent, not a valuer, surveyor or adviser, and nothing here is a valuation, appraisal or forecast. Confirm every detail before relying on it.