How much does Bahamas residency by investment cost?

The minimum investment is $1,000,000 USD in real estate (increased from $750,000 effective January 1, 2025). Government processing fees are $20,000 without work rights or $25,000 with work rights, plus $300 per family member endorsement and a $200 application fee. Property purchases are also subject to 10% VAT. Total costs typically range from $1.05M to $1.15M.

Do I have to live in The Bahamas full-time to keep my residency?

The Department of Immigration requires Economic Permanent Residents to reside in The Bahamas for a minimum of 90 days per year. You must also maintain ownership of your qualifying investment for at least 10 years and file a declaration every 10 years confirming no material changes to your circumstances.

What properties qualify for Bahamas residency by investment?

Any residential real estate in The Bahamas valued at $1,000,000 USD or more qualifies. This includes single-family homes, condominiums, townhouses, and vacant land for residential development. The investment can be a single property or multiple properties totaling the minimum threshold. Popular qualifying areas include Ocean Club Estates, Lyford Cay, Albany, Old Fort Bay, and Cable Beach/Baha Mar.

Bahamas Residency by Investment 2026 | $1M Program Guide | Glenn Ferguson

Bahamas Residency by Investment

Q: What is Bahamas residency by investment?

Bahamas residency by investment is a government program (Economic Permanent Residency) that grants permanent residency to foreign nationals who invest a minimum of $1,000,000 USD in Bahamian real estate or Central Bank Zero Coupon Bonds. The investment must be held for at least 10 years. Residents enjoy zero income tax, zero capital gains tax, and zero inheritance tax.

Q: How long does the Bahamas residency application take?

Standard processing takes 6 to 18 months from submission to approval, with an interview typically scheduled within 2-3 months. An Accelerated Review Option is available for investments of $1.5 million or more, with processing typically completed within 9 months.

Obtain permanent residency in The Bahamas by investing a minimum of $1,000,000 USD in real estate. The Economic Permanent Residency program grants lifetime residency with zero income tax, zero capital gains tax, and zero inheritance tax. Glenn Ferguson guides international investors from property selection through Immigration approval.

$1MMinimum Investment

0%Income Tax

10 yrHold Period

90 dayAnnual Residency

Start Your Residency Check Eligibility

01Investment Requirements 02Costs & Fees 03Application Process 04Tax Benefits 05Qualifying Properties 06Citizenship Pathway 07About Glenn Ferguson 08FAQ

Investment Requirements

How Much Do You Need to Invest for Bahamas Residency?

The minimum investment for Bahamas Economic Permanent Residency is $1,000,000 USD in real estate (increased from $750,000 effective January 1, 2025). An alternative pathway exists through Central Bank Zero Coupon Bonds at the same threshold. Both investments must be held for a minimum of 10 years to maintain residency status. Investments of $1.5 million or more qualify for accelerated processing.

How Much Does Bahamas Residency Actually Cost?

Total costs for Bahamas Economic Permanent Residency typically range from $1.05M to $1.15M, which includes the $1M minimum real estate investment, government processing fees ($20,000–$25,000), application fees, family endorsement fees, and 10% VAT on the property purchase. Most of Glenn's clients recover the VAT through tax savings within 2–3 years.

Fee / Cost	Amount (USD)	Notes
Real Estate Investment	$1,000,000+	Minimum qualifying purchase
Property VAT	10%	Shared 50/50 between buyer and seller (5% each on transactions over $100K)
Government Processing Fee	$20,000	Without right to work in The Bahamas
Government Processing Fee (with work rights)	$25,000	For investors wanting to work in own business
Application Fee	$200	Non-refundable, per application
Family Endorsement	$300/person	Per spouse/dependent child added to certificate
Legal Fees (Bahamian Attorney)	Varies	Title search, conveyance, Immigration filing
Typical Total (family of 4)	~$1.07M–$1.15M	Excluding property VAT portion

The 10% VAT may look significant on paper, but context matters. With zero income tax, zero capital gains tax, and zero inheritance tax, most high-net-worth investors recover the entire VAT amount through tax savings within the first 2–3 years of Bahamian residency. A client earning $500,000 annually saves that amount in income tax alone — every year, for life.

Glenn's consulting fees are discussed during your initial conversation and vary based on the complexity of your situation. Contact Glenn for a transparent fee discussion.

Luxury Bahamas beachfront property — residency by investment qualifying real estate

Step-by-Step Process

How Does the Bahamas Residency Application Work?

The Bahamas Economic Permanent Residency application involves five phases: initial consultation and eligibility review, property selection and purchase, document preparation and filing with the Department of Immigration, interview and due diligence, and final approval and certificate issuance. Glenn Ferguson manages every phase from start to finish.

Consultation & Eligibility Review

Glenn reviews your financial profile, investment goals, family situation, and timeline. He assesses your eligibility under current Immigration rules, explains the full process and costs, and creates a personalized residency roadmap.

Week 1

Property Selection & Purchase

Glenn curates qualifying properties matched to your budget, lifestyle, and residency timeline. He coordinates viewings, handles offers and negotiations, and manages the conveyance through a Bahamian attorney. Every property is verified to meet the $1M+ threshold for EPR qualification.

Weeks 2–8

Document Preparation & Filing

Glenn coordinates the complete application package: police clearance certificates, medical certificates, proof of investment, source of funds documentation, passport copies, reference letters, and financial statements. All foreign documents are authenticated through apostille or legalization as required.

Weeks 8–12

Immigration Interview & Due Diligence

The Department of Immigration schedules an interview (typically within 2–3 months of filing). Glenn prepares you for the interview and ensures all compliance and background checks are addressed. The government conducts its own due diligence verification of your documents and investment.

Months 3–6

Approval & Certificate Issuance

Upon approval, the Department of Immigration issues your Certificate of Permanent Residence with endorsements for any included family members. This certificate grants lifetime residency in The Bahamas, subject to the 10-year investment hold and 90-day annual presence requirements.

Months 6–18 (9 months accelerated)

The timeline above is typical for standard applications. Clients investing $1.5 million or more qualify for the Accelerated Review Option, which compresses the process to approximately 9 months. Glenn has guided investors through both pathways and ensures every deadline and requirement is met.

Read the Complete Guide to Buying Bahamas Real Estate for detailed information on the property purchase process.

Tax Advantages

What Taxes Do Bahamas Permanent Residents Pay?

The Bahamas has no personal income tax, no capital gains tax, no inheritance tax, no wealth tax, and no corporate income tax. Residents pay only annual real property tax (0% to 1% on a graduated scale) and 10% VAT on goods and services. This makes The Bahamas one of the most tax-efficient jurisdictions in the world for high-net-worth individuals.

The Bahamas

Personal Income Tax0%

Capital Gains Tax0%

Inheritance / Estate Tax0%

Wealth / Net Worth Tax0%

Corporate Income Tax0%

Property Tax0%–1%

VAT10%

Typical High-Tax Jurisdiction

Personal Income Tax20%–45%

Capital Gains Tax15%–37%

Inheritance / Estate Tax18%–40%

Wealth / Net Worth Tax0.5%–2.5%

Corporate Income Tax15%–35%

Property Tax0.5%–3%

VAT / Sales Tax5%–25%

Important for US citizens: The United States taxes citizens on worldwide income regardless of residency. American investors who obtain Bahamas permanent residency remain subject to US federal tax obligations. Glenn recommends consulting a cross-border tax professional before making residency decisions.

The Bahamas has implemented the Common Reporting Standard (CRS) and shares financial account information with other jurisdictions for tax compliance purposes. This ensures The Bahamas maintains its reputation as a well-regulated financial center rather than an opaque offshore haven.

Read the full Guide to Bahamas Property Taxes or estimate your liability with the Property Tax Calculator.

Where to Invest

Which Properties Qualify for Bahamas Residency?

Any residential real estate in The Bahamas valued at $1,000,000 USD or more qualifies for Economic Permanent Residency. This includes single-family homes, condominiums, townhouses, beachfront estates, and vacant residential land. The investment can be a single property or multiple properties totalling the threshold. Glenn recommends six communities in Nassau and Paradise Island where most qualifying properties are located.

From $3M–$40M+

Ocean Club Estates

Ultra-luxury beachfront gated community on Paradise Island with Four Seasons resort access and private marina.

View Listings

From $2M–$30M+

Lyford Cay

The Bahamas' most historic and exclusive luxury enclave. Championship golf, private marina, and members-only beach club.

View Listings

From $2M–$25M+

Albany

Exclusive marina-front resort community co-founded by Tiger Woods and Justin Timberlake with world-class amenities.

View Listings

From $2M–$20M+

Old Fort Bay

Gated waterfront community on the western tip of Nassau with colonial-era charm, private beach, and deep-water marina.

View Listings

From $1M–$15M+

Cable Beach & Baha Mar

Nassau's premier beachfront corridor featuring luxury resort residences, branded condos, and world-class casino resort.

View Listings

From $600K–$3M+

Palm Cay

Modern marina village community on eastern Nassau with private beach, pool, gym, and yacht club. Select properties qualify at $1M+.

View Listings

Glenn also works with qualifying properties on the Out Islands — Eleuthera, Exuma, Harbour Island, and Abaco — for investors seeking more privacy, larger land parcels, or beachfront acreage. Every property Glenn recommends is verified to meet EPR qualification requirements before you make an offer.

Browse the full Bahamas Real Estate Listings or explore Beachfront Homes and Luxury Homes specifically.

Long-Term Path

Can You Get Bahamas Citizenship Through Residency?

Bahamas residency by investment does not directly grant citizenship. However, after 10 years of permanent residency — including at least 6 years of physical presence — you can apply for Bahamian citizenship through naturalization under the Bahamas Nationality Act. Citizenship is granted at the discretion of the relevant Minister and is not automatic. The Bahamas does not permit dual citizenship, meaning you would need to renounce your current nationality.

Year 0

Invest $1M+ in real estate & obtain EPR certificate

Years 1–10

Maintain residency, spend 90+ days/year in Bahamas

Year 10+

Apply for citizenship with 6+ years physical presence

If Approved

Bahamian passport — 150+ countries visa-free

Most of Glenn's clients pursue permanent residency for the tax benefits and lifestyle advantages rather than citizenship, since the dual-citizenship restriction is a significant consideration. Permanent residency itself is lifetime and grants the right to live in The Bahamas indefinitely, making citizenship optional for many investors.

Every 10 years, EPR holders must file a declaration confirming no material changes to their circumstances. As long as you maintain your investment and meet the annual presence requirement, your residency remains in good standing.

Your Residency Consultant

Why Work with Glenn Ferguson?

Glenn Ferguson — Licensed Bahamas Real Estate Agent and Residency Consultant

Glenn Ferguson is a licensed Bahamas real estate agent (BREA #1247) and residency consultant with 24+ years of experience helping international buyers purchase property and navigate the Economic Permanent Residency process. He is also a WPIC-Certified Wedding Planner and Licensed Marriage Officer — the only professional in The Bahamas combining all four services.

What makes Glenn different from other residency consultants or immigration firms is that he handles the entire process under one roof. Most competitors separate the real estate transaction from the residency application — you buy from one agent, then hire a separate immigration advisor. Glenn manages both, ensuring your property purchase is structured correctly for EPR qualification from day one.

Glenn's multi-island expertise covers Nassau, Paradise Island, Exuma, Harbour Island, Eleuthera, and Abaco. He knows which properties meet the $1M threshold, which communities offer the best appreciation potential, and which attorneys deliver the fastest conveyances.

For couples who discover The Bahamas through a destination wedding, Glenn offers a unique advantage: he can plan your wedding, help you buy your dream home, and guide you through residency — all with a single trusted professional. No other consultant in The Bahamas provides this combination.

WhatsApp Glenn Call 1-242-395-8495

Frequently Asked Questions

Bahamas Residency by Investment FAQ

What is Bahamas residency by investment?

Bahamas residency by investment — formally called Economic Permanent Residency (EPR) — is a government program that grants lifetime permanent residency to foreign nationals who invest a minimum of $1,000,000 USD in Bahamian real estate or Central Bank Zero Coupon Bonds. The investment must be held for at least 10 years. Residents enjoy zero income tax, zero capital gains tax, and zero inheritance tax. Learn more about permanent residency options.

Can Americans buy property and get residency in The Bahamas?

Yes. Americans can purchase property in The Bahamas with the same freehold ownership rights as Bahamian citizens (for residential properties under 2 acres). By investing $1M or more, Americans qualify for Economic Permanent Residency. However, US citizens remain subject to federal tax obligations on worldwide income regardless of Bahamas residency. Glenn recommends consulting a cross-border tax professional. Read the foreign buyer's guide.

Can I include my family in the residency application?

Yes. Your spouse and dependent children under 18 can be endorsed on your Certificate of Permanent Residence. Each additional family member requires a $300 endorsement fee. All endorsed family members receive the same lifetime permanent residency status as the primary applicant.

How long does the Bahamas residency application take?

Standard processing takes 6–18 months from submission to approval, with an interview typically scheduled within 2–3 months of filing. Investments of $1.5 million or more qualify for the Accelerated Review Option, with processing typically completed within 9 months. Glenn coordinates all documentation and government interactions to minimize delays.

Do I have to live in The Bahamas full-time?

No. The Department of Immigration requires a minimum of 90 days per year of physical presence in The Bahamas. You must also maintain your qualifying investment for at least 10 years and file a declaration every 10 years confirming no material changes. Many of Glenn's clients split their time between The Bahamas and their home country.

Can I work in The Bahamas with permanent residency?

Standard EPR is granted with the condition that you cannot work in The Bahamas. However, by paying the $25,000 government fee (instead of $20,000), you can obtain EPR with work rights for your own business. Separate work permits may also be available for specific professional activities. Remote work for foreign employers is generally permitted.

What happens if I sell my property before 10 years?

Under the rules effective January 1, 2025, selling your qualifying property within the 10-year hold period gives the Immigration Board grounds to revoke your permanent residency. After 10 years, you may sell the property while retaining your residency, provided all other requirements continue to be met. Glenn advises all clients to treat this as a long-term investment commitment.

What are the best properties for residency qualification?

Glenn recommends properties in established luxury communities — Ocean Club Estates, Lyford Cay, Albany, Old Fort Bay, Cable Beach/Baha Mar, and select Palm Cay listings — for the strongest combination of lifestyle value, appreciation potential, and rental income. Properties in these communities consistently hold or increase their value, protecting both your investment and your residency qualification. Browse qualifying properties.

Ready to Start Your Bahamas Residency?

Glenn Ferguson will walk you through the investment requirements, show you qualifying properties, and manage your entire application from consultation to certificate.

WhatsApp Glenn Email Glenn

1-242-395-8495