Last updated: February 2026 · Verified against Bahamas Immigration, Economic Permanent Residency Act, and Real Property Tax Act sources
Bahamas Residency by Investment
Obtain permanent residency in The Bahamas by investing a minimum of $1,000,000 USD in real estate. The Economic Permanent Residency (EPR) program grants lifetime residency with zero income tax, zero capital gains tax, and zero inheritance tax. The minimum threshold increased from $750,000 to $1,000,000 on January 1, 2025, with a mandatory 10-year hold period. You must spend at least 90 days per year in The Bahamas. Spouse and dependent children under 18 are included.
Glenn Ferguson guides international investors from property selection through Immigration approval. As both your real estate agent and residency consultant, he manages the entire process under one roof — no need to hire separate professionals for the property purchase and the EPR application.
Bahamas Residency by Investment — At a Glance
Program: Economic Permanent Residency (EPR) — lifetime validity, issued by the Department of Immigration.
Investment: $1,000,000+ in Bahamas residential real estate or Central Bank Zero Coupon Bonds. Property hold for minimum 10 years.
Fees: $20,000 government fee (or $25,000 with work rights), $200 application fee, $300 per family member. ~5% buyer share of 10% VAT on property.
Timeline: 6–18 months standard processing. 9 months accelerated for investments of $1.5M+.
Tax: 0% income tax, 0% capital gains, 0% inheritance, 0% wealth tax, 0% corporate tax. Property tax 0–1%. VAT 10%.
Citizenship: Eligible for naturalization after 10 years EPR + 6 years physical presence (discretionary, no dual citizenship).
Contact: Glenn Ferguson, BREA #1247, Residency Consultant — property purchase + EPR filing. +1-242-395-8495.
Investment Requirements
How Much Do You Need to Invest for Bahamas Residency?
The January 2025 threshold increase also introduced a mandatory 10-year hold period. Previously, the law was silent on whether investors needed to retain their property after approval. Under the new rules, selling your qualifying property within the 10-year window gives the Immigration Board grounds to revoke your residency status.
Qualifying investments include single-family homes, condominiums, townhouses, beachfront estates, and vacant residential land. The investment can be a single property or multiple properties totalling the $1M minimum. Popular qualifying areas include Ocean Club Estates, Lyford Cay, Albany, Old Fort Bay, and Cable Beach/Baha Mar.
An alternative investment vehicle — Central Bank Zero Coupon Bonds — carries the same $1M minimum and 10-year hold requirement. This option may suit investors who prefer a government-backed financial instrument over property ownership, though the vast majority of Glenn's clients choose real estate for the combined lifestyle and investment value.
If your budget is close to $1M, I always recommend budgeting $1.05M–$1.1M for the property itself. The qualifying amount is based on the purchase price, not after closing costs. Don't let a $950K property leave you $50K short of the threshold.
Under the January 2025 rules, selling your qualifying property within the 10-year hold period gives the Immigration Board grounds to revoke your permanent residency. Treat this as a long-term investment commitment.
Full Cost Breakdown
How Much Does Bahamas Residency Actually Cost?
| Fee / Cost | Amount (USD) | Notes |
|---|---|---|
| Real Estate Investment | $1,000,000+ | Minimum qualifying purchase |
| Property VAT (Buyer Share) | ~5% | Split 50/50 between buyer and seller on transactions over $100K |
| Government Processing Fee | $20,000 | Without right to work in The Bahamas |
| Processing Fee (with Work Rights) | $25,000 | For investors wanting to operate their own business |
| Application Fee | $200 | Non-refundable, per application |
| Family Endorsement | $300/person | Per spouse or dependent child added to certificate |
| Legal Fees (Bahamian Attorney) | 1–2.5% | Title search, conveyance, Immigration filing |
| Typical Total (family of 4) | ~$1.07M–$1.15M | Including property, fees, and buyer's VAT share |
The 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. An investor 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.
The $20,000 government fee is only paid upon approval — not upfront. If your application is denied, you don't lose $20,000. Your main upfront costs are the property purchase, legal fees, and VAT.
Step-by-Step Process
How Does the Bahamas Residency Application Work?
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 tailored to your nationality and tax situation.
Week 1Property 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 2–8Document 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 8–12Immigration 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 3–6Approval & 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)
Most delays happen at the document stage — missing apostilles, expired police clearances, or incomplete source-of-funds evidence. I prepare a detailed checklist for every client before we start. Get everything right the first time and you avoid months of back-and-forth with Immigration.
Clients investing $1.5 million or more qualify for the Accelerated Review Option, compressing the process to approximately 9 months. Glenn has guided investors through both standard and accelerated pathways.
Read the Complete Guide to Buying Bahamas Real Estate for detailed information on the property purchase process, or learn about foreign ownership rights.
Tax Advantages
What Taxes Do Bahamas Permanent Residents Pay?
| Tax Category | Typical High-Tax Jurisdiction | The Bahamas |
|---|---|---|
| Personal Income Tax | 20%–45% | 0% |
| Capital Gains Tax | 15%–37% | 0% |
| Corporate Tax | 15%–35% | 0% |
| Dividend / Interest Tax | 15%–30% | 0% |
| Inheritance / Estate Tax | 18%–40% | 0% |
| Wealth / Net Worth Tax | 0.5%–2.5% | 0% |
| Property Tax | 0.5%–3%+ | 0%–1% |
| Sales Tax / VAT | 5%–25% | 10% |
The Bahamas property tax structure is notably favourable for high-value homes. Owner-occupied residential property is taxed on a graduated scale: 0% on the first $300,000, 0.625% from $300,000 to $500,000, and 1% above $500,000, with an annual cap of $150,000 (updated July 2025). To qualify for the cap, you must reside in the property for at least 183 days per year. EPR holders meeting the 90-day minimum qualify for the graduated owner-occupied rates.
Important for US citizens: The United States taxes citizens on worldwide income regardless of residency. American investors who obtain Bahamas EPR remain subject to US federal tax obligations. Glenn recommends consulting a cross-border tax professional before making residency decisions. See the American Investors Guide for full IRS compliance details.
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.
The $150,000 property tax cap (updated July 2025, from $60,000) still keeps annual costs remarkably low for ultra-luxury homeowners — provided you spend at least 183 days per year in residence. My Albany and Ocean Club clients with $8M–$15M homes pay the same property tax as someone with a $15.3M home. The graduated scale plus the cap is far more favourable than comparable jurisdictions in the US, UK, or Canada.
Bahamas EPR does not override your home country's tax obligations. US citizens owe IRS worldwide tax. UK citizens may owe HMRC on remitted income. Consult a cross-border tax advisor before making residency decisions.
Read the full Guide to Bahamas Property Taxes or estimate your liability with the Property Tax Calculator. For country-specific tax details, see: American Investors, British Investors, Canadian Investors, Indian Investors.
Where to Invest
Which Properties Qualify for Bahamas Residency?
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.
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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 western Nassau with colonial-era charm, private beach, and deep-water marina.
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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 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.
Ocean Club Estates and Albany have delivered the strongest appreciation among my clients over the past decade. Lyford Cay is where old money lives — stable, private, and with a 60-year track record of value. Your choice depends on lifestyle preference as much as budget.
Long-Term Path
Can You Get Bahamas Citizenship Through Residency?
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.
Only about 10% of my EPR clients eventually pursue citizenship. The rest are perfectly happy with permanent residency — it gives you everything you need: the right to live here, zero income tax, and free movement in and out. Citizenship only matters if you want a Bahamian passport.
Country-Specific Guides
Residency Guides by Nationality
American Investors
IRS worldwide taxation, FBAR, FATCA, FEIE ($132,900), 1:1 USD peg, no foreign exchange risk, US preclearance at Nassau airport.
Read the GuideBritish Investors
HMRC remittance basis, non-dom rules, GBP→USD FX, no UK-Bahamas tax treaty, NHS vs Bahamas healthcare, direct London flights.
Read the GuideCanadian Investors
CRA departure tax, deemed disposition, CAD→USD FX, Canada-Bahamas TIEA, departure filing requirements, direct Toronto flights.
Read the GuideIndian Investors
RBI Liberalised Remittance Scheme ($250K/year), CA-15 form, FEMA compliance, INR→USD conversion, IT Act foreign assets.
Read the GuideComplete Buying Guide
Step-by-step process, costs, taxes, and island comparison for all foreign buyers regardless of nationality.
Read the GuideBrowse All Listings
Live Bahamas MLS listings plus Glenn's off-market inventory across all islands.
Browse Listings
Frequently Asked Questions
Bahamas Residency by Investment FAQ
What is Bahamas residency by investment?
How much does Bahamas residency by investment cost?
Can I include my family in the Bahamas residency application?
How long does the Bahamas residency application take?
Do I have to live in The Bahamas full-time?
Can I work in The Bahamas with permanent residency?
What happens if I sell my property before 10 years?
Can Bahamas residency lead to citizenship?
Your Residency Consultant
About Glenn Ferguson
Glenn Ferguson
BREA Licensed #1247 · Bahamas MLS · Residency Consultant · WPIC Certified · 24+ Years
Glenn Ferguson is a licensed Bahamas real estate agent (BREA #1247) and authorized residency consultant based in Nassau, New Providence. Over 24 years, he has guided foreign buyers through property acquisition and Economic Permanent Residency applications across all major Bahamas communities. What makes Glenn different is that he handles the entire process under one roof — most competitors separate the real estate transaction from the residency application, requiring you to hire separate professionals. Glenn manages both, ensuring your property purchase is structured correctly for EPR qualification from day one. His 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. Glenn also holds WPIC wedding planning certification and is a licensed Marriage Officer — for couples who discover The Bahamas through a destination wedding, he can plan your wedding, help you buy your dream home, and guide you through residency.
View Glenn's full profile and credentials →Start Your Residency
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Glenn Ferguson will walk you through the investment requirements, show you qualifying properties, and manage your entire EPR application from consultation to certificate.