Can I get Bahamas residency by buying property?

Yes. Any property owner can apply for a Homeowner's Resident Card ($500/year). Purchases of $1,000,000 or more qualify for Economic Permanent Residency (EPR) — a lifetime permit covering spouse and dependents under 18. The EPR threshold increased from $750,000 to $1,000,000 on January 1, 2025. The qualifying property must be held for a minimum of 10 years.

How much do I need to invest for Bahamas permanent residency?

The minimum investment for Economic Permanent Residency (EPR) is $1,000,000 in Bahamas real estate or Central Bank Zero-Coupon Bonds. The property must be held for at least 10 years. Investments of $1,500,000 or more qualify for accelerated processing. The government fee upon approval is $20,000 plus $300 per endorsed dependent.

What is the difference between a Homeowner's Card and permanent residency?

A Homeowner's Resident Card ($500/year) is available to any foreign property owner regardless of property value. It facilitates easy entry and exit but does not grant residency status. Economic Permanent Residency (EPR) requires a $1,000,000+ property investment, grants lifetime permanent residence, covers spouse and dependents, and provides a pathway to citizenship after 10 years.

Can my family be included in my Bahamas residency?

Yes. EPR covers the primary applicant's spouse and dependent children under 18. Each dependent endorsement costs $300. An endorsement remains valid until the dependent ceases to qualify (e.g., a child turns 18). Upon the death of the EPR holder, endorsements for a surviving spouse and dependents remain valid subject to review.

Do I need to live in the Bahamas full-time with permanent residency?

No, but you must spend a minimum of 90 days per year in the Bahamas to maintain EPR status. This can be cumulative across multiple visits throughout the year. You must also file a declaration every 10 years confirming no material changes to your circumstances since the original application.

What documents do I need for Bahamas permanent residency?

Required documents include: completed PR application form, letter of request to the Director of Immigration, certified passport copy, police certificates from all countries of residence (past 10 years), financial statements verifying economic self-sufficiency, certified copy of property conveyance, bank references, passport-size photos, and medical certificate. All foreign documents must be apostilled or legalised and translated into English if necessary.

Bahamas Residency Through Real Estate (2026) | Glenn Ferguson

Q: How long does it take to get Bahamas permanent residency?

EPR applications typically take 6 to 18 months from submission to approval. An interview at the Department of Immigration is usually scheduled within 2–3 months of filing. Investments of $1,500,000 or more may receive accelerated processing. The property purchase must be completed before the application is submitted.

Q: Can I work in the Bahamas with permanent residency?

Standard EPR ($20,000 government fee) is granted subject to the condition that the holder will not work in the Bahamas. However, the Immigration Fee Scale provides a separate EPR category with the right to engage in gainful occupation in your own business for a $25,000 fee. Separate work permits may also be available for business investors through other qualifying investment categories.

Q: Does Bahamas residency lead to citizenship?

Yes. After holding permanent residency for 10 years — during at least 6 of which you have been a de facto resident — you may apply to naturalise as a Bahamian citizen. Citizenship decisions are discretionary. You must demonstrate residence continuity, tax compliance, and maintain your qualifying investment.

Q: Who should I call about Bahamas residency through property?

Call Glenn Ferguson at 1-242-395-8495 (phone or WhatsApp). Glenn is a BREA-licensed real estate agent and certified residency consultant with 24+ years helping international buyers align property purchases with residency goals. He coordinates the property closing and residency application as an integrated process at zero cost to the buyer.

Three Residency Pathways Through Property Ownership

All verified with Bahamas Department of Immigration — February 2026

The Bahamas offers three distinct residency-related pathways for foreign property owners. Each serves a different purpose, carries different requirements, and provides different rights. Glenn helps buyers choose the right pathway and structures the property purchase to support it from the outset.

Pathway 1: Homeowner's Resident Card

Any property value · $500/year · Renewable annually

Available to any foreign national who owns property in the Bahamas, regardless of value. This is not formal residency — it is a convenience document that facilitates entry and exit at Bahamian immigration. Ideal for seasonal visitors who own a holiday home and want streamlined border procedures.

Minimum InvestmentNone — any property qualifies

Annual Fee$500

DurationRenewable annually

FamilySpouse and dependents eligible

Work RightsNo

Residency StatusNot formal residency — entry/exit facilitation

Pathway 2: Annual Residence Permit

No minimum property value · $1,000/year + $25/dependent · Renewable

Available to financially independent individuals — typically retirees or those with passive income — who wish to reside in the Bahamas without employment. You must demonstrate sufficient financial means to support yourself without working. Property ownership strengthens the application but is not strictly required. This is a true residency permit, renewed annually.

Minimum InvestmentNo fixed threshold — financial self-sufficiency required

Annual Fee$1,000 + $25 per dependent

DurationRenewable annually

FamilySpouse and dependents eligible

Work RightsNo — must be self-sufficient

Best ForRetirees, remote workers, financially independent individuals

Pathway 3: Economic Permanent Residency (EPR)

$1,000,000+ property investment · Lifetime permit · Most popular for luxury buyers

The premier pathway for luxury property buyers. EPR grants permanent residence for life, covers your spouse and dependents under 18, and provides a pathway to Bahamas citizenship after 10 years. This is the pathway that most of Glenn's international clients pursue, and most properties in Nassau's luxury communities meet or exceed the $1 million threshold.

Minimum Investment$1,000,000 in Bahamas real estate (increased from $750,000 on Jan 1, 2025)

Accelerated Processing$1,500,000+ investments

DurationLifetime — unless revoked

Government Fee$20,000 without work rights / $25,000 with work rights in own business + $300 per dependent

Hold PeriodProperty must be held minimum 10 years

Annual PresenceMinimum 90 days/year (cumulative)

Work RightsNo — EPR condition (separate work permits may be available)

FamilySpouse and dependents under 18 endorsed on certificate

Citizenship PathEligible after 10 years of PR (6 years de facto residence)

Not sure which pathway fits your situation? Glenn evaluates your budget, timeline, and goals to recommend the optimal approach.

Ask Glenn Which Pathway Call (242) 395-8495

Economic Permanent Residency — The Full Picture

Source: Bahamas Department of Immigration · Fragomen · Lennox Paton

Economic Permanent Residency (EPR) is the most sought-after residency status for international property buyers. It grants the right to reside permanently in the Bahamas for life, with simplified immigration procedures for entry and re-entry. The programme is governed by the Immigration Act and administered by the Department of Immigration in Nassau.

Key EPR Requirements (Verified 2026)

Investment: Purchase Bahamas real estate valued at $1,000,000 or more, or acquire Central Bank Zero-Coupon Bonds of equal value. Multiple properties may be combined to meet the threshold. The purchase must be completed — with proof of ownership via conveyance — before the application is submitted.

Hold period: The qualifying property must be held for a minimum of 10 years. If you sell before 10 years, the Immigration Board may revoke your EPR status. After 10 years, you may sell while retaining permanent residency.

Annual presence: You must spend a cumulative minimum of 90 days per year in the Bahamas. This can be spread across multiple visits — you do not need to reside continuously.

Financial independence: You must demonstrate sufficient means to be self-sustaining without employment in the Bahamas. Bank statements and financial references are required.

Declaration: Every 10 years, you must file a declaration confirming that there have been no material changes to your circumstances since the original application.

Work restriction: EPR holders are not permitted to work in the Bahamas. This is a standard condition. However, separate work permits may be available through other qualifying business investment categories.

Step-by-Step — Property Purchase to Residency

Glenn coordinates each step as a single integrated process

Consultation and Strategy

Glenn assesses your budget, lifestyle, family composition, and residency goals. He identifies which pathway applies, which communities meet the threshold, and whether you need standard or accelerated processing.

Week 1

Property Search and Selection

Glenn sends a shortlist of EPR-qualifying properties from the Bahamas MLS matched to your criteria. Private tours are arranged. For accelerated EPR processing, properties at $1.5M+ are prioritised.

Weeks 1–4

Offer and Agreement for Sale

Glenn drafts and negotiates the offer. A 10% deposit is placed in escrow. He connects you with a qualified Bahamian attorney who handles title search, due diligence, and conveyance. Minimum recommended attorney fees effective January 1, 2026: 3.5% for registered land, 5% for unregistered land (increased from 2.5%, per Bar Association memorandum of December 2025).

Week 4–6

Title Search and Due Diligence

Your attorney conducts a title search through the Registry of Records (typically 30+ years of history) and issues a formal Opinion on Title. The Central Bank grants approval for the foreign currency transaction. The Investments Board is notified for post-closing registration.

Weeks 6–10

Closing and Conveyance

The property conveyance is recorded at the Registry of Records. VAT is paid (10% for foreign buyers, split 5% buyer / 5% seller). You receive your certified copy of conveyance — the key document for your EPR application.

Weeks 10–16

EPR Application Filed

With the completed conveyance in hand, Glenn coordinates submission of your EPR application to the Department of Immigration. The application package includes all required documents, proof of investment, financial statements, police certificates, and the $100 non-refundable processing fee.

Week 16–18

Immigration Interview

The Department of Immigration schedules an in-person interview, typically within 2–3 months of application submission. Glenn prepares you for the interview and ensures all documentation is in order.

Month 4–6

EPR Approval and Certificate

Upon approval, the $20,000 government fee is paid (plus $300 per endorsed dependent). You receive your Certificate of Permanent Residence — valid for life. Your spouse and dependents under 18 are endorsed on the certificate.

Month 6–18

Glenn manages the entire property-to-residency timeline. No hidden steps, no surprises.

Start the Process Browse EPR-Qualifying Listings

Costs and Fees — Property Purchase Plus Residency

Verified 2026 figures — attorney fees updated January 1, 2026

Property Closing Costs (Foreign Buyer)

Cost Item	Rate / Amount	Who Pays
VAT on Conveyance	10% of purchase price (split 5/5)	5% buyer, 5% seller
Attorney Fees (Registered Land)	3.5% minimum (Bar Assoc. recommended, up from 2.5%)	Buyer
Attorney Fees (Unregistered Land)	5% minimum (Bar Assoc. recommended, up from 2.5%)	Buyer
Agent Commission	6% improved / 10% vacant land	Seller pays — buyer pays $0
Investments Board Registration	$25–$100	Buyer
Title Insurance (optional)	0.5–1% of purchase price	Buyer

EPR Government Fees

Fee	Amount	When Paid
Application Processing Fee	$100 (non-refundable)	At submission
EPR Government Fee — without work rights	$20,000	Upon approval
EPR Government Fee — with work rights (own business)	$25,000	Upon approval
Dependent Endorsement	$300 per person	Upon approval

Example total cost — $1.5M property with EPR for a family of four: Purchase closing costs of approximately $127,500 (5% VAT + 3.5% attorney) plus EPR fees of $20,900 ($20,000 + 3 dependents at $300 each). Total investment including property: approximately $1,648,400. Glenn provides a line-by-line cost breakdown for every property before you commit.

Required Documents for EPR Application

Source: Bahamas Department of Immigration — immigration.gov.bs

Glenn provides a pre-submission checklist and reviews every document before filing. All foreign documents must be apostilled (for Hague Convention countries) or legalised, with certified English translations. Required documents include:

Identity and personal: Completed Permanent Residency application form. Letter of request addressed to the Director of Immigration. Certified copy of the bio-data page of a valid passport (all applicants). Four recent passport-size photographs (each applicant). Birth certificates (apostilled). Marriage certificate if applicable (apostilled).

Financial: Financial statements from your bank or financial institution citing a figure range and verifying economic worth. Bank reference letters. Evidence of income sources or investment portfolio demonstrating self-sufficiency.

Property: Certified copy of conveyance for the qualifying residential property. Proof the property meets the $1,000,000 minimum value. Appraisal if the purchase price is close to the threshold.

Character: Police certificates from every country of residence during the past 10 years. Medical certificate from a licensed physician. Character references (typically two to three professional references).

Tax Benefits of Bahamas Residency

Verified with Bahamas Department of Inland Revenue

The Bahamas is one of the most tax-efficient jurisdictions in the world for property owners and residents. There is zero income tax, zero capital gains tax, zero inheritance tax, zero wealth tax, and zero estate tax. Rental income from Bahamas property is not subject to local income tax. Property tax is modest and capped. These structural advantages are a primary driver for luxury property investment and residency applications.

Property tax: The first $300,000 of owner-occupied property is exempt. The rate is 0.625% on values between $300,000 and $500,000, then 1% above $500,000, capped at $120,000 per year regardless of property value. Vacant land and commercial properties carry different rates.

Rental income: No Bahamas income tax applies. Short-term rentals (under 45 days) are subject to 10% VAT. Long-term rentals (45+ days) are VAT-exempt. A business licence ($250–$1,250/year) is required for rental activity.

Important for U.S. citizens: U.S. citizens and green card holders remain subject to U.S. federal tax obligations on worldwide income regardless of Bahamas residency. Consult a cross-border tax professional. For citizens of most other countries, Bahamas residency can provide significant tax planning opportunities.

For a full breakdown, see Understanding Bahamas Property Taxes.

Qualifying Properties — Where to Buy for EPR

Communities with properties meeting the $1M EPR threshold

Most luxury properties in Nassau's premier communities meet or exceed the $1,000,000 EPR threshold. Glenn maintains a live inventory of EPR-qualifying listings and can filter by community, property type, and budget. The following communities routinely offer properties above $1M:

Community	Starting Price	EPR Eligible	Location
Albany	$3M+	Yes	SW New Providence
Lyford Cay	$3M+	Yes	Western NP
Ocean Club Estates	$4M+	Yes	Paradise Island
Old Fort Bay	$2.5M+	Yes	Western NP
Bakers Bay	$4M+	Yes	Abaco
Goldwynn Residences	$1.5M+	Yes	Cable Beach
Harbour Island	$2M+	Yes	Eleuthera
Baha Mar Residences	$1.8M+	Yes	Cable Beach
Palm Cay	$800K+	Select units	SE New Providence
Montage Cay	$3M+	Yes	Abacos

For the full neighbourhood analysis, see Top 10 Luxury Neighborhoods in the Bahamas — 2026 Guide.

Glenn sends a personalised EPR-qualifying shortlist within 24 hours — matched to your budget, lifestyle, and residency timeline.

Get Your EPR Shortlist Search MLS Now

Path to Citizenship — After Permanent Residency

Discretionary — not automatic

After holding permanent residency for 10 years — during at least 6 of which you have been a de facto resident — you may apply to naturalise as a Bahamian citizen. Citizenship decisions are discretionary and not guaranteed. You must demonstrate continuous residence, tax compliance, good character, and maintenance of your qualifying investment. A Bahamas passport provides visa-free or visa-on-arrival access to approximately 155 countries. The Bahamas also has US Customs and Border Protection preclearance at Nassau's airport — the only Caribbean nation with this facility.

Frequently Asked Questions — Residency Through Real Estate

Verified 2026 answers

Does buying property guarantee Bahamas residency?

No. Property ownership does not automatically grant residency. However, purchasing real estate valued at $1,000,000 or more makes you eligible to apply for Economic Permanent Residency. The application is subject to vetting by the Department of Immigration, including a background check and interview. A well-structured application with proper documentation is rarely refused. Glenn ensures everything is aligned before submission.

Can I combine multiple properties to meet the $1M threshold?

Yes. You may combine the value of multiple Bahamas properties to meet the $1,000,000 EPR threshold. All properties must be residential, properly conveyed, and held for the 10-year minimum period. Glenn helps structure multi-property investments to ensure they qualify.

What happens if I sell my property before 10 years?

If you sell the qualifying property before the 10-year hold period expires, the Immigration Board may revoke your EPR status. After 10 years, you may sell while retaining permanent residency, provided all other conditions (annual presence, declarations) remain satisfied. If you replace the property with another of equal or greater value, the Board may consider maintaining your status — but this is not guaranteed.

Can I rent my property and still qualify for EPR?

Yes. Renting your property does not disqualify you from EPR, provided you maintain ownership for the required 10 years and meet the 90-day annual residency requirement. Short-term rentals (under 45 days) are subject to 10% VAT and require a business licence ($250–$1,250/year). Glenn helps structure rental arrangements that comply with residency conditions and maximise tax-free income.

Can I work in the Bahamas with EPR?

No. Standard EPR ($20,000 fee) is granted on condition that the holder will not work in the Bahamas. However, the Immigration Fee Scale provides a separate EPR category with the right to engage in gainful occupation in your own business for a $25,000 fee. Additionally, separate work permits may be available through other qualifying investment categories. Glenn can connect you with immigration attorneys who advise on work permit options.

How long does the EPR application take?

EPR applications typically take 6 to 18 months from submission to approval. An interview at the Department of Immigration is usually scheduled within 2–3 months of filing. Investments of $1,500,000 or more may receive accelerated processing. The property purchase must be fully completed — with conveyance recorded — before the application can be submitted.

Does Bahamas residency lead to citizenship?

Yes, potentially. After holding permanent residency for 10 years — during at least 6 of which you have been a de facto resident — you may apply to naturalise as a Bahamian citizen. The decision is discretionary. You must demonstrate residence continuity, good character, tax compliance, and maintenance of your qualifying investment.

Can my family be included in my EPR?

Yes. Your spouse and dependent children under 18 may be endorsed on your EPR certificate at $300 per person. Endorsements remain valid until the dependent ceases to qualify (e.g., a child turns 18). Upon the death of the EPR holder, endorsements for a surviving spouse and dependents remain valid subject to Immigration Board review.

Do I need to live in the Bahamas full-time?

No. EPR requires a minimum of 90 days per year in the Bahamas, which can be cumulative across multiple visits. You do not need to reside continuously. Many of Glenn's clients maintain homes in the Bahamas alongside residences in North America or Europe, spending winters or extended vacations on the islands.

What are the tax benefits of Bahamas residency?

The Bahamas has zero income tax, zero capital gains tax, zero inheritance tax, and zero wealth tax. Rental income from Bahamas property is not subject to local income tax. For citizens of most countries (excluding the U.S., which taxes worldwide income), establishing Bahamas residency can provide significant tax planning opportunities. Always consult a cross-border tax professional.

Who should I call about Bahamas residency through property?

Call Glenn Ferguson at 1-242-395-8495 (phone or WhatsApp). Glenn is a BREA-licensed real estate agent (License #1247), Bahamas MLS member, and certified residency consultant with over 24 years helping international buyers align property purchases with residency goals. He coordinates the property closing and EPR application as a single integrated process — at zero cost to the buyer. Learn more: Glenn Ferguson — Your Bahamas Real Estate Agent & Residency Consultant.

Ready to Align Your Property Purchase with Residency?

Share your budget, timeline, and residency goals. Glenn sends a personalised EPR-qualifying shortlist with line-by-line cost breakdowns within 24 hours. All buyer services are free — the seller pays the commission.

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Sources: Bahamas Department of Immigration — immigration.gov.bs (EPR requirements) · Fragomen (threshold increase confirmation) · Lennox Paton / Legal 500 (EPR conditions and hold period) · Henley & Partners (programme overview) · Global Citizen Solutions (processing details) · Bahamas Department of Inland Revenue (property tax rates) · BREA (foreign ownership rules) · Bahamas Bar Association (2026 attorney fee schedule)