Homes for Sale in Nassau, Bahamas

Yes. Foreign nationals purchase residential property with the same freehold ownership rights as Bahamian citizens. No income tax, no capital gains tax, no inheritance tax. Owner-occupied developed residential purchases under 2 acres require only registration with the Bahamas Investment Authority — no government permit. Undeveloped land over 5 acres and commercial properties may require a BIA permit under the International Persons Landholding Act (IPLA) 1993. Investments of $1M+ qualify for Economic Permanent Residency. Read the full foreign buyer’s guide.

Entry-level condos in Nassau start around $200,000–$350,000. Mid-range homes in gated communities range from $500,000–$1.5 million. Luxury beachfront estates in Ocean Club Estates, Lyford Cay, and Albany range from $2 million to $50 million+. Budget an additional 10–14% for buyer-side closing costs including VAT on conveyance (10%, commonly split with seller), attorney fees (2.5–3.5%), and inspections. Browse affordable options.

Total buyer-side closing costs are approximately 10–14% of the purchase price. The largest cost is VAT on conveyance — 10% for non-Bahamian purchases over $100,000 (commonly split 50/50 between buyer and seller, but this is negotiable). Attorney fees run 2.5–3.5% (the Bahamas Bar Association raised the minimum to 3.5% for registered land effective January 2026). Additional costs include title insurance (optional), property inspection, survey fees, BIA registration, and prorated HOA/utility costs. There is no stamp duty — it was replaced by VAT on conveyance under the VAT (Amendment) Act 2022. See the buyer’s toolkit.

No. Stamp duty on real estate was replaced by VAT on conveyance under the VAT (Amendment) Act 2022, effective 1 July 2022. Foreign buyers pay 10% VAT on conveyance for purchases over $100,000. Bahamian citizens pay on a sliding scale from 2.5% (under $100K) to 10% (over $1M). The VAT is commonly split 50/50 between buyer and seller, though Glenn regularly negotiates better splits on luxury transactions.

Yes. Foreign nationals who purchase real estate valued at $1,000,000 or more (effective 1 January 2025, increased from $750,000) can apply for Economic Permanent Residency (EPR). Government fee: $20,000 (standard, no work rights) or $25,000 (with the right to operate your own business). Requirements: 10-year hold period, 90 days/year presence, clean police record. Spouse and dependent children under 18 are included ($300 per dependent). Glenn files EPR applications alongside property closings. Full residency guide.

Yes. Americans are the largest group of foreign property buyers in The Bahamas (Knight Frank 2025). The process is straightforward: freehold ownership, no foreign buyer restrictions on developed residential property under 2 acres, no income tax, and the Bahamian dollar is pegged 1:1 to the US dollar — eliminating currency risk. American buyers who invest $1M+ qualify for Economic Permanent Residency. Read the American buyer’s guide.

Yes. Many condo communities and single-family homes permit short-term rentals, subject to HOA rules and a Bahamas vacation rental business licence. Nassau and Paradise Island generate strong rental income: luxury beachfront units earn $400–$1,200/night at Cable Beach/Baha Mar. The average daily rate for entire-place rentals reached $510.80 in August 2025 (up 11.8% YoY). Rental income is not taxed by the Bahamian government. Rental income guide.

No. Foreign-incorporated entities (US LLCs, UK LTDs, Canadian corporations) cannot hold Bahamas real estate directly. You can purchase through a Bahamian IBC (International Business Company), but this does not satisfy the EPR personal ownership requirement. Most international buyers purchase in their own name for owner-occupied tax rates and EPR qualification. Glenn advises on the best ownership structure for your situation.

It depends on your goals. Ocean Club Estates ($3M–$40M+) for ultra-luxury and Four Seasons access. Lyford Cay ($2M–$30M+) for historic prestige and privacy. Albany ($2M–$25M+) for resort lifestyle and superyacht marina. Old Fort Bay ($2M–$20M+) for gated canal estates. Palm Cay ($500K–$3M) for families and rental income. Cable Beach/Baha Mar ($400K–$5M+) for the strongest short-term rental yields. Explore all neighborhoods above.

Typical timeline: 60–90 days from accepted offer to closing. Steps: engage Glenn, define criteria, tour properties, submit offer (10% deposit), hire Bahamian attorney (2.5–3.5%), complete BIA registration, obtain VAT invoice from the Comptroller (required before deed execution under the Conveyancing Amendment Act 2025), close and register. EPR application can be filed simultaneously. Read the complete buying guide.

Yes. Bahamian law requires a local attorney for conveyancing — title search, contract preparation, and closing. Fees run 2.5–3.5% of the purchase price. The Bahamas Bar Association raised the minimum to 3.5% for registered land effective January 2026 (previously 2.5% since 2006). 5% for unregistered land. As there is no land registry yet in The Bahamas, good title is determined by manual searches across the Registry of Records, Supreme Court, Companies Registry, and Probate Registry. Glenn works with trusted attorneys across every price range.

Yes. RBC Royal Bank, CIBC FirstCaribbean, and Scotiabank offer mortgages to foreign buyers — typically 50–70% LTV, 5–8% interest, 15–25 year terms. The average residential mortgage rate was 5.32% in mid-2025 (Central Bank of The Bahamas). Approval takes 4–8 weeks. Most luxury buyers (80%+) pay cash for speed and negotiating leverage. Glenn helps coordinate financing when needed.

Annual property tax (0–1%, capped $150,000/year), hurricane and property insurance (1.5–3% of insured value — mandatory for financed properties), HOA fees ($400–$2,500+/month in gated communities), property management (20–30% of gross rental income), and maintenance (1–2% of property value — salt air accelerates wear on exterior finishes and mechanical systems).

The Bahamas has more private islands for sale than any Caribbean nation. Prices range from $500K for small undeveloped cays to $100M+ for developed private islands in the Exuma Cays. Foreign buyers need a BIA permit for island purchases (over 2 acres undeveloped). Development requires separate permits. Glenn has access to both listed and off-market island opportunities. Browse private islands.

Yes. Properties within the Freeport economic zone on Grand Bahama are exempt from real property tax under the Hawksbill Creek Agreement. This exemption applies to both Bahamian and foreign owners. Grand Bahama offers lower entry prices than Nassau, making it attractive for budget-conscious investors seeking Bahamas property ownership without annual property tax.

Major projects include Four Seasons Ocean Club Residences (Paradise Island, completion 2027), Rosewood Residences at Baha Mar, Goldwynn branded residences (Cable Beach), Aqualina (Nassau), $55M North Eleuthera Airport expansion, and the new Exuma international airport. These developments drive both capital appreciation and rental demand. See Aqualina. · Baha Mar Residences.

The Bahamas offers 0% income/CGT/IHT — the most favourable tax regime in the Caribbean. By comparison: Turks & Caicos charges 6.5–12.5% stamp duty, Cayman charges 7.5% stamp duty, Barbados charges 2.5% transfer tax plus income tax. The Bahamas also offers freehold ownership (not leasehold) and permanent residency through property investment — a combination no other Caribbean nation matches. See the full comparison table.

Prime residential prices grew 5.1% in 2024 (Knight Frank), exceeding the global average of 3.6%. The Bahamas ranked 31st in the PIRI 100 (2025). Luxury sales volume increased 68% in 2025. Average STR daily rate reached $510.80 (up 11.8% YoY, AirDNA August 2025). Inventory remains approximately 20% below prior-year levels. Half of wealthy expats are now permanent residents, up from 20% pre-pandemic. Read the full market report.

Yes. MLS listings on this site pull directly from the Bahamas Multiple Listing Service and update in real time. For the most current status on any specific property — especially luxury listings that move quickly — contact Glenn directly. He confirms availability, provides actual closed sale prices for comparable properties, and shares off-market alternatives that never appear on the MLS.

Glenn Ferguson — licensed real estate agent (BREA #1247), Bahamas MLS member, authorised residency consultant, 24+ years across all islands. Property search, comparable sales, closing coordination, and EPR filing — one call starts everything. WhatsApp or call 1-242-395-8495.