In a market where exceptional land opportunities are scarce, this rare property on Shelter Island presents the chance to create your ultimate Hamptons waterfront compound. With 875 feet of water frontage, this six-acre, two-parcel offering along Coecles Harbor comes with architectural plans fully approved by both the Suffolk County Department of Health Services and the Department of Environmental Conservation, clearing the way for your vision to become reality. Owners enjoy access to a shared community dock with six slips-each accommodating boats up to 30 feet. Enhancing the property's appeal even further, the lot also includes eligibility to build a private dock up to 100 feet in length, providing unmatched flexibility and convenience for boating enthusiasts. Facing east and set at the end of a quiet cul-de-sac within the coveted Pandion Subdivision, the property is a true blank canvas, complete with full planning board approval and the potential for a private dock. Conceptual renderings reveal the possibilities: a modern main residence of approximately 6,000 square feet, complemented by a 3,000-square-foot guest house-just one of many configurations available. With two separate parcels, you can build a main home and guest retreat or create two sister residences, each with spectacular water views. The Pandion Subdivision elevates the experience further with exclusive amenities, including a deep water dock, tennis courts, boat storage, and a newly constructed waterfront boathouse perfect for entertaining or unwinding after a day on the water. The setting is extraordinary-surrounded by protected wetlands, preserved land, and panoramic vistas of Coecles Harbor, Mashomack Preserve, Ram Island, and Gardiners Bay beyond. Boating enthusiasts will appreciate the multiple docking options and included harbor mooring, providing effortless access to Sag Harbor, the North Fork, and beyond. Located just five minutes from the Shelter Island South Ferry and only a mile from the center of town, this property combines total seclusion with ultimate convenience. Wake up to endless sunrises, soak in the tranquil views, and build the compound of your dreams. Contact us today for more information about this rare and exciting offering.