Buying a House in The Bahamas
My 2026 buyer’s playbook for Nassau, Paradise Island, and the Out Islands, with clear steps, real costs, and the legal realities most buyers learn too late.
I’m Glenn Ferguson, Licensed Bahamas Real Estate Agent, member of the Bahamas Real Estate Association (BREA), Bahamas MLS member, and Bahamas Residency Consultant with 24+ years helping buyers purchase safely, negotiate well, and avoid expensive mistakes.
Can foreigners buy a house in The Bahamas?
Yes. Non-Bahamian buyers can purchase houses, condos, and land in The Bahamas with strong ownership rights. Most straightforward residential purchases do not require special government permission.
Where experience matters: title quality, easements, coastal setbacks, HOA/strata rules, rental permissions, insurance realities, and the way closing costs are structured can change the “true” price of a deal. I make those issues visible before you commit.
Total cost to buy a house in The Bahamas (rule-of-thumb)
Before you make an offer, you should understand the difference between the listing price and your all-in number (closing + setup + monthly carrying costs).
One-time costs (closing + setup)
- Conveyance tax structure: commonly negotiated as a split between buyer and seller (confirm in your contract).
- Legal fees: attorney work for title search, conveyance, and closing (plus applicable VAT).
- Due diligence: inspection/survey (and strata/HOA document review if applicable).
- Insurance setup: varies by location and construction type.
- Utilities/account setup: connection deposits may apply.
Ongoing costs (monthly/annual)
- Property tax: depends on use and value; budget for it early.
- Insurance: wind/flood considerations vary by location.
- HOA/strata fees: condos and some gated communities charge monthly/annual fees.
- Maintenance: especially for waterfront and older construction.
Typical timeline to buy a house in The Bahamas
- Days 1–7: shortlist + showings + neighborhood fit check
- Days 3–10: offer strategy + negotiation + Agreement for Sale
- Weeks 1–3: attorney engagement + title search begins
- Weeks 2–4: inspections/survey (as needed) + strata/HOA review
- Weeks 3–6: final due diligence + closing statement + funds arranged
- Closing: conveyance completed + documents executed
- Post-closing: registration, utilities, insurance, and (if desired) residency steps
Timelines vary based on property type, title complexity, and financing. The point is: you want a plan you can execute without surprises.
Documents checklist (foreign buyers)
For the purchase
- Valid passport (and proof of address if requested)
- Source of funds / bank reference (often requested by banks/attorneys)
- Attorney engagement letter + KYC/AML forms
- Agreement for Sale + deposit details
- Inspection report / survey (as applicable)
If residency is part of your plan
- Clear statement of your residency goal (long stays vs permanent)
- Clean purchase structure (personal vs entity) aligned to your plan
- Document retention plan (closing documents, property proof, insurance)
- Timing plan for application preparation and submission
Step-by-step: how buying a house works in The Bahamas
- Define your target: lifestyle (primary vs second home vs investment), budget, and island.
- Shortlist correctly: compare neighborhoods, exposure, drainage/flood risk, HOA rules, and insurance considerations.
- Offer + Agreement for Sale: negotiate price, inclusions, timelines, and conditions.
- Hire a Bahamian attorney: title search, contract support, conveyance, and closing.
- Due diligence: title/encumbrances, survey, inspections, permits, strata/HOA documents.
- Deposit: commonly ~10% (varies), held in escrow per contract.
- Closing: settlement and execution of conveyance documents.
- After closing: utilities, insurance, property tax setup, and residency planning (if desired).
Offer strategy (what I negotiate for buyers)
- Deposit terms: amount, escrow, timing, and conditions.
- Inclusions: furniture, appliances, generators, docks/lifts, vehicles (if any), tools.
- Inspection + survey: timing and rights to renegotiate based on findings.
- Closing date: realistic timing that protects you if due diligence takes longer.
- Strata/HOA/rental terms: confirm rules that affect your intended use.
- Walkthrough protections: condition at handover.
Nassau & Paradise Island buyer strategy (how to choose the right area)
If you’re buying in Nassau or Paradise Island, the smartest decision is usually not “house vs condo” first — it’s location + lifestyle + access.
Best for full-time living
- Proximity to schools, hospitals, and everyday services
- Reliable infrastructure and easier maintenance
- Neighborhoods that hold value through cycles
Browse: Nassau homes for sale
Best for second-home + rental flexibility
- Turnkey condition and “lock-and-leave” security
- HOA rules that allow your intended rental use
- Demand drivers (beach access, marinas, resorts)
Next pages to build: Gated communities • Waterfront homes
Tell me what “perfect” looks like for you—privacy, marina, beachfront, gated, investment return—and I’ll tell you the areas that actually match it.
Comparison: Nassau vs Paradise Island vs Out Islands
| Area | Best for | Infrastructure | Rental demand | Notes I tell buyers |
|---|---|---|---|---|
| Nassau | Full-time living, schools, services, variety | Highest | Strong (depends on neighborhood + rules) | Most balanced option. Choose neighborhood intentionally; it determines lifestyle and resale. |
| Paradise Island | Luxury, resort adjacency, prestige, turnkey | High | Strong (property-type dependent) | Great for “lock-and-leave” living. Know strata/HOA terms and insurance realities upfront. |
| Out Islands | Privacy, beach life, slower pace | Varies | Seasonal; varies by island | Incredible lifestyle. Plan logistics: airlift, maintenance, insurance, and emergency access. |
Comparison: House vs Condo in Nassau
| Factor | House | Condo | What I recommend |
|---|---|---|---|
| Maintenance | You manage everything | Shared building maintenance via fees | If you travel often, condos can be simpler “lock-and-leave.” |
| HOA/Strata | Sometimes none | Almost always | Review rules carefully (rentals, renovations, pets, assessments). |
| Rental flexibility | Often flexible | Can be restricted | Match the property to your intended use before you offer. |
| Insurance | Often higher, property dependent | Sometimes partly in strata | Get realistic insurance guidance early; it affects your true monthly cost. |
Residency through real estate (plan this before you choose the property)
Owning property doesn’t automatically grant residency—but the right purchase can support long-term stay options and permanent residency pathways depending on your goals and investment level.
- Longer stays: property ownership can strengthen your case for residency-related permissions and renewals.
- Permanent residency: higher investment levels may qualify, subject to government policy and application requirements.
- Clean structure matters: how you buy (personal vs company), intended use, and documentation can matter later.
5 expensive mistakes I stop buyers from making
- Skipping the “boring” documents: title quality, easements, and strata rules are where bad surprises live.
- Buying the wrong fit: a great house in the wrong location becomes a lifestyle problem—and a resale problem.
- Underestimating the all-in number: closing costs + insurance + HOA + maintenance should be clear before commitment.
- Assuming rental use is automatic: some communities restrict rentals or require approvals/registration.
- Not planning residency early: if it matters, it should be considered before property selection.
FAQs — buying a house in The Bahamas
No. Many buyers purchase as non-residents. Residency is a separate process, and if it matters to you, we should plan it before you choose a property.
Yes—an attorney handles title search, conveyance documents, and closing registration. This is a standard and essential part of buying property in The Bahamas.
It depends on due diligence, financing, and the property type. Cash deals can be faster; financing and complex title matters can extend timelines.
Often yes, but terms can be stricter and down payments higher than many buyers expect. I can point you to realistic options based on your profile and the property.
Clarify your target (island + lifestyle + budget), then shortlist properties with a clear view of closing costs and HOA/rental rules before you negotiate.
© HomesForSaleInNassauBahamas.com • Glenn Ferguson • Nassau, Paradise Island & The Bahamas
Fastest response: WhatsApp Glenn
Buying in Nassau? Message Glenn for a shortlist + closing cost range.
Heading
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
