Residency optionsThree Pathways to Bahamas Residency
Home Owner’s Card
- Any foreign property owner
- Spouse + minor children
- Facilitates entry and stay
- Renewable annually
- No work rights
- No path to citizenship
Source: immigration.gov.bs — $200 + $500
Economic Permanent Residency
- Lifetime residency status
- Spouse + children ($300/person)
- 0% income / CGT / IHT
- Path to citizenship after 10 years
- $1.5M+ = 21-day processing
- 90 days/year presence
- 10-year hold period
- No work rights (real estate EPR)
Source: BIA · Legal 500 / Lennox Paton
Annual Residence Permit
- No property required
- Suitable for renters/retirees
- Renewable annually
- $25/year per dependent
- No work rights
- No permanent status
Source: Higgs & Johnson
Economic Permanent Residency2026 EPR Requirements — Verified
Verified against: Department of Immigration (immigration.gov.bs), Bahamas Investment Authority (bahamas.gov.bs), Lennox Paton (Legal 500 Bahamas, March 2025), Immigration (Amendment) Act 2021.
Investment Options
1. Residential real estate — Property valued at $1,000,000+. Must be fully constructed; proof of completion required before filing. Combines residency with personal use, rental income, and appreciation.
2. Central Bank Zero-Coupon Bonds — Bonds valued at $1,000,000+. Government-backed, lower risk, no personal use or rental income. 10-year hold.
Hold Period & Ongoing Requirements
Investment maintained for 10 years minimum. File a declaration every 10 years confirming no material changes. Maintain intention to reside for 90 cumulative days per year. Full-time relocation not required.
Family Inclusion
Spouse and dependent children under 18 endorsed at $300/person. Endorsements valid until dependent ceases to qualify. Upon EPR holder’s death, endorsements continue 3 months while dependents apply for own status.
Work Rights
EPR via real estate does not grant work rights. Work requires a separate work permit through a qualifying business investment ($500,000 minimum, separate application). EPR holders wanting to start a business need both a work permit and business licence.
Step-by-stepThe EPR Application Process
Consult Glenn
Budget, family, nationality, goals, timeline. Glenn confirms current thresholds with the Department of Immigration and identifies EPR-qualifying properties.
Purchase Property
Choose qualifying residential property ($1M+). Glenn handles offer, negotiation, attorney, title search, BIA registration, closing. Purchase must be completed before EPR filing.
Prepare Documentation
Application form, passport copies, police certificate (6 months, 5 years), birth certificate, financial statements, conveyance copy, photographs, dependent docs. All foreign documents apostilled.
File Application
Glenn files with Department of Immigration with proof of ownership and supporting documents. $100 non-refundable processing fee at submission. In-person or Online Portal.
Interview
Department schedules interview, typically within 2–3 months. In person at Hawkins Hill, Nassau. Background checks and document verification.
Approval & Certificate
Standard: 6–18 months. $1.5M+: 21 days (BIA). Upon approval, $20,000 fee paid. Certificate of Permanent Residence issued — valid for life.
Total costsFull Cost Breakdown — 2026
Example: $1.5M property purchase, family of four (applicant, spouse, two children).
| Cost Item | Amount | Notes |
|---|---|---|
| Property purchase | $1,500,000 | Example: Ocean Club / Albany |
| VAT on conveyance (buyer) | $75,000 | 10% total, split 50/50 = 5% |
| Attorney fees | $52,500 | 3.5% registered land (Jan 2026) |
| BIA registration + survey | $3,000–$5,000 | Registration + inspection |
| Property closing total | ~$133,000 | ~9% of price |
| EPR Government Fees | ||
| EPR fee | $20,000 | One-time, upon approval |
| Processing fee | $100 | Non-refundable |
| Dependent endorsements (3) | $900 | $300 × spouse + 2 children |
| EPR fees total | $21,000 | Family of 4 |
| Annual Ongoing | ||
| Property tax | $8,750–$12,500 | 0.625–1%, capped $150K/yr |
| Insurance | $22,500–$45,000 | 1.5–3% of insured value |
| HOA (if gated) | $14,400–$36,000 | $1,200–$3,000/month |
Where to buyEPR-Qualifying Communities
Any Bahamas residential property at $1M+ qualifies. Most popular communities:
Ocean Club Estates
Ultra-luxury Paradise Island. Four Seasons access.
Lyford Cay
Most private enclave. Multi-generational estates.
Albany
Resort lifestyle. Marina, golf, water park.
Old Fort Bay
Canal-front estates. Family beach club.
Cable Beach / Baha Mar
Branded residences. Hotel rental programmes.
Eleuthera / Exuma
Family Islands. Beachfront villas, private islands.
Compare all luxury communities · Browse EPR-qualifying listings
Get Your EPR-Qualifying Property Shortlist
Glenn identifies properties satisfying EPR requirements while maximising appreciation and rental yield. Personalised shortlist within 48 hours.
Side-by-sideResidency Pathway Comparison
| Feature | HORC | Annual Residence | EPR ($1M) | EPR ($1.5M+) |
|---|---|---|---|---|
| Property required | Yes (any) | No | $1M+ | $1.5M+ |
| Government fee | $200 + $500 | $1,000/yr | $20,000 | $20,000 |
| Duration | Annual | Annual | Lifetime | Lifetime |
| Processing | 3–4 weeks | Varies | 6–18 months | 21 days |
| Presence | None stated | None stated | 90 days/yr | 90 days/yr |
| Work rights | No | No | No | No |
| Family | Spouse + minors | $25/dependent | $300/person | $300/person |
| Citizenship path | No | No | After 10 yr | After 10 yr |
Long-termFrom EPR to Citizenship
After 10 years of EPR, during at least 6 years de facto resident, the holder may apply to naturalise as a Bahamian citizen. Citizenship is discretionary — not automatic. Provides visa-free travel to 100+ countries. Source: IMI Daily, Henley & Partners.
Country-specificEPR Guides by Nationality
American Investors
IRS reporting, FEIE, SALT cap, estate tax, FBAR
British Investors
Non-dom abolition, IHT tail, APR/BPR reform, SRT
Canadian Investors
CRA T1135, capital gains rate, departure tax, RRSP
Your consultantWhy Clients Choose Glenn Ferguson
Glenn is the only Bahamas professional combining BREA-licensed agent, MLS member, residency consultant, and WPIC wedding planner. He files EPR applications alongside closings, provides actual closed sale data, and confirms current thresholds directly with the Department of Immigration before you commit.
Frequently asked questionsBahamas Residency by Investment FAQ
Economic Permanent Residency (EPR) is a lifetime residency status granted to foreign nationals who invest $1,000,000 or more in Bahamas residential real estate or Central Bank Zero-Coupon Bonds. Introduced through the Immigration (Amendment) Act 2021. Government fee: $20,000. Hold period: 10 years. Annual presence: 90 cumulative days. EPR does not grant work rights.
$1,000,000 in residential real estate or Central Bank Zero-Coupon Bonds. Threshold increased from $750,000 effective January 2025. $1,500,000+ receives accelerated 21-day processing (BIA).
Government fee: $20,000 one-time. Processing fee: $100. Dependent endorsement: $300/person. Family of 4 total: $21,000.
No. EPR through real estate does not grant work rights. Work requires separate permit through business investment ($500K minimum).
Wife and dependent children under 18 at $300/person. Female EPR holders cannot currently endorse their husband (Lennox Paton, Legal 500).
Female EPR holders cannot apply for husband endorsement. Male holders can endorse wife. Confirmed by Lennox Paton.
Standard: 6-18 months. Interview within 2-3 months. $1.5M+: 21-day accelerated processing.
BIA confirms $1.5M+ purchases processed within 21 days. Policy-based acceleration.
No. 90 cumulative days per year required. Multiple visits count. Full-time relocation not required.
After 10 years PR with 6 years de facto residence, may apply for naturalisation. Discretionary, not automatic.
May result in EPR revocation. Replacing with qualifying investment may preserve status.
Official language says 'real estate investments' (plural). Department has discretion. Single property above $1M most straightforward.
Application form, passport copies, police certificate, birth certificate, conveyance copy, bank statements, photos, dependent docs. All foreign docs apostilled.
HORC: annual, $700, any owner. Annual: $1,000/yr, no property needed. EPR: $1M+, $20K fee, lifetime, citizenship path.
Yes. $1M+ bonds from Central Bank qualify. 10-year hold. Government-backed.
Start your EPR journeyContact Glenn Ferguson
WhatsApp Glenn at +1-242-395-8495 or call 1-242-395-8495. Share your budget, nationality, family, and goals. Personalised EPR-qualifying shortlist within 48 hours.
Glenn Ferguson · BREA #1247 · MLS Member · Residency Consultant
WhatsApp · +1-242-395-8495 · homesforsaleinnassaubahamas.com
