Which Cable Beach condo has the best rental yield?

Goldwynn typically delivers the strongest hotel-managed rental yields due to its beachfront position, hotel rental programme, and strong tourist demand. Cable Beach ADR averages $510/night (AirDNA 2025). Rosewood commands higher nightly rates ($800-$3,000+) but has higher holding costs. Aqualina will offer strong value-tier rental when complete.

What are the closing costs?

8-11% buyer-side: VAT on conveyance (buyer pays 5%), legal fees (2.5-3.5% plus 10% VAT on fees), title insurance (0.5-1%), BIA registration (~$250). Same for all Cable Beach buildings.

Do Cable Beach condos qualify for residency?

$1M+ qualifies for EPR. $1.5M+ gets accelerated (~3 weeks). Below $1M: HORC ($500/year). Rosewood, Goldwynn, and One Cable Beach all qualify for EPR. Aqualina upper units qualify. Rawson Court qualifies for HORC only.

What are the risks of buying Cable Beach condos?

HOA fees are non-negotiable and increase over time. Beachfront insurance runs 1-3% of value. Some buildings restrict short-term rental. Pre-construction (Aqualina) carries completion risk. High-rise density means more units competing for renters. Glenn reviews HOA documents, rental restrictions, and reserve funds before any buyer commits.

Cable Beach Bahamas Condos (2026) | Glenn Ferguson

Q: What condos are for sale on Cable Beach?

Five main developments: Rosewood Baha Mar ($1.7M-$25M, butler, golf, NEXUS), Goldwynn ($1.5M+, hotel-managed rental), One Cable Beach ($1.2M+, newest build), Aqualina ($400K-$1.5M+, under construction), and Rawson Court ($260K-$400K, value entry). Plus individual resale condos in smaller buildings along the corridor.

Q: How much do Cable Beach condos cost?

From $260K (Rawson Court 2BR) to $25M (Rosewood estate villa). The sweet spot for investment buyers is $400K-$1.5M (Aqualina and Goldwynn). Plus 8-11% buyer-side closing costs. On a $1M condo, closing runs approximately $83K-$99K.

Q: What are the annual holding costs?

Varies by building. $1M condo owner-occupied: tax ~$6,250/yr, HOA $6K-$18K+/yr, insurance $10K-$30K. $2.3M Rosewood: tax ~$18.7K, HOA $18K-$36K+, insurance $23K-$69K. Non-owner tax rates are higher.

Q: How does Rosewood compare to Goldwynn?

Rosewood ($1.7M+): butler, golf, NEXUS Club, private island, superyacht. Highest privileges, highest costs. Goldwynn ($1.5M+): lower entry, strong hotel-managed rental, no butler/golf. Best for yield-focused buyers. Full comparison on the dedicated page.

Q: Is Aqualina a good investment?

Aqualina offers the lowest branded entry point on Cable Beach (from ~$400K). Under construction with phased delivery. Pre-construction pricing typically below resale value at completion. Risk: construction delays, developer changes. Glenn monitors construction progress and provides status updates.

Q: Who should I call to buy a Cable Beach condo?

Call Glenn Ferguson at +1-242-395-8495 (phone or WhatsApp). BREA Licensed Bahamas Real Estate Agent, Bahamas MLS member, Residency Consultant, 24+ years. He provides building-specific HOA disclosures, rental restriction verification, comparable closed sales, and EPR coordination. Zero cost to the buyer.

Cable Beach — The Bahamas' Strongest Condo Market

Cable Beach is a 2-mile stretch of white sand on the north shore of New Providence, anchored by the $4.2 billion Baha Mar resort (Rosewood, SLS, Grand Hyatt). It is the most active condo market in The Bahamas, driven by year-round tourism, branded residence demand, and the strongest short-term rental occupancy rates outside Paradise Island.

Five distinct condo developments serve different buyer profiles along this corridor, from $260K value entry (Rawson Court) to $25M estate villas (Rosewood). Glenn verifies HOA fees, rental restrictions, reserve fund status, and building governance for every unit before you view — because the wrong building can cost you more in annual fees than the condo itself appreciates.

Why Cable Beach dominates: Baha Mar's 2,300 hotel rooms generate spillover demand that fills owner-rental units. Cable Beach ADR averaged $510.80/night in 2025 (AirDNA/CBOB). No other Nassau corridor offers this combination of branded infrastructure, beach access, and rental demand density.

All Cable Beach Developments Compared

Development	Price	Status	Butler	Hotel Rental	STR	EPR	Best For
Rosewood	$1.7M–$25M	Complete	Yes	Rosewood	Managed	All	Lifestyle + prestige
Goldwynn	$1.5M+	Complete	No	Hotel	Yes	All	Rental yield
One Cable Beach	$1.2M+	Complete	No	Owner	Yes	All	Value luxury
Aqualina	$400K–$1.5M+	Under construction	No	TBD	Expected	Upper units	Value entry
Rawson Court	$260K–$400K	Complete	No	No	Owner	HORC	Budget entry

Prices approximate, early 2026. Plus 8-11% buyer-side closing costs on all buildings. STR = short-term rental policy. EPR = Economic Permanent Residency eligibility ($1M+). Glenn verifies HOA, rental rules, and reserve fund for every unit.

Full 3-Way Comparison AI Property Finder

Closing and Holding Costs

One-Time Closing (All Buildings)

Cost Item	Rate	On $400K	On $1.2M	On $2.3M
VAT on conveyance (buyer 50%)	5%	$20,000	$60,000	$115,000
Legal fees (incl. 10% VAT)	2.75–3.85%	$11K–$15K	$33K–$46K	$63K–$89K
Title insurance	0.5–1%	$2K–$4K	$6K–$12K	$12K–$23K
BIA registration	Nominal	~$250	~$250	~$250
Total buyer-side	8–11%	$33K–$39K	$99K–$118K	$190K–$227K

Annual Holding Costs by Building

Annual Cost	Rawson $300K	Aqualina $600K	Goldwynn $1.5M	Rosewood $2.3M
Property tax (owner)	$0	$1,875	$11,250	$18,750
Property tax (non-owner)	$3,000	$7,000	$25,000	$41,000
HOA / management	$3,600–$6,000	$6,000–$12,000	$12,000–$24,000+	$18,000–$36,000+
Insurance (1-3%)	$3,000–$9,000	$6,000–$18,000	$15,000–$45,000	$23,000–$69,000
Est. annual (owner)	$7K–$15K	$14K–$32K	$38K–$80K	$60K–$124K

Owner-occupied: first $300K exempt, 0.625% on $300K-$500K, 1% above $500K, cap $150K/yr. Non-owner: 1% first $500K, 2% above. Source: RPT Act 2023. HOA varies significantly by building — Glenn confirms exact fees for every unit.

Closing Cost Calculator Property Tax Calculator

Rental Income — Cable Beach's Key Advantage

Cable Beach generates the highest rental demand density in Nassau, driven by Baha Mar's 2,300 hotel rooms and the casino/dining/beach ecosystem that attracts year-round tourism. For condo investors, this translates to stronger occupancy and higher nightly rates than comparable units elsewhere in Nassau.

Cable Beach STR data (2025): Average daily rate $510.80/night (AirDNA/CBOB August 2025). High season (December-April) commands 30-50% premiums. Occupancy rates for well-managed beachfront units consistently exceed 65% annually.

Building-specific rules matter: Rosewood requires Rosewood-managed rental. Goldwynn uses hotel rental programme. One Cable Beach allows owner-arranged STR. Aqualina rental policy TBD (under construction). Rawson Court allows owner-arranged. Glenn verifies the specific rental policy, minimum stay requirements, and revenue split before you view any unit.

Honest Risks of Cable Beach Condos

HOA fees are non-negotiable and increase: Branded buildings (Rosewood, Goldwynn) have higher management fees that cover resort services. These fees increase over time and cannot be opted out of. Always review the HOA budget and reserve fund before committing.

Beachfront insurance: Cable Beach is exposed coastline. Insurance runs 1-3% of value annually with 2-5% deductibles. On a $1.5M Goldwynn unit = $15,000-$45,000/year in insurance alone.

Pre-construction risk (Aqualina): Under construction means potential delays, design changes, and developer modifications. Pre-construction pricing is typically lower but carries completion risk.

Density competition: Multiple buildings with hundreds of units competing for the same rental pool. Nightly rate and occupancy depend on your unit's quality, positioning, and management.

The upside: Baha Mar's $4.2B infrastructure is a permanent demand generator. Cable Beach branded residences have shown the strongest price stability in Nassau's condo market. The corridor's rental fundamentals are the strongest in The Bahamas.

Residency Through Cable Beach Property

Building	Price Range	Residency Path
Rosewood	$1.7M–$25M	Accelerated EPR (all units)
Goldwynn	$1.5M+	Accelerated EPR (all units)
One Cable Beach	$1.2M+	Standard EPR (most units)
Aqualina	$400K–$1.5M+	EPR (upper units) / HORC (lower)
Rawson Court	$260K–$400K	HORC ($500/yr)

EPR: $1M+ = standard, $1.5M+ = accelerated (~3 weeks). $20K fee, 10yr hold, 90 days/yr. HORC: $500/yr, any value. Glenn coordinates purchase and EPR as one process.

Check Eligibility Full Residency Guide

Glenn Ferguson — Expert Quote: Cable Beach is the most active condo corridor in The Bahamas, and the one where due diligence matters most. Five different buildings, five different HOA structures, five different rental policies, and five very different cost-of-ownership profiles. The building that looks cheapest per square foot may have the highest annual costs. The building with the best rental programme may have restrictions that do not suit your usage pattern. I review the HOA disclosure, reserve fund, rental restrictions, insurance structure, and comparable closed sales for every unit before any buyer views. That is how you avoid buying the wrong condo in the right location.

Glenn Ferguson — BREA Licensed Bahamas Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands

Get Building-Specific Cable Beach Availability

Tell Glenn your budget and goals. He provides HOA-verified listings, rental rule confirmation, and comparable closed sales for every Cable Beach building.

Call +1-242-395-8495 WhatsApp — Get Listings

Request Cable Beach Condo Listings

Include budget, preferred building (or "all"), and goals (personal use, rental, residency).

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Frequently Asked Questions

What condos are for sale on Cable Beach?

Five developments: Rosewood ($1.7M-$25M), Goldwynn ($1.5M+), One Cable Beach ($1.2M+), Aqualina ($400K-$1.5M+), Rawson Court ($260K-$400K). Plus individual resale units. Full Comparison.

How much do Cable Beach condos cost?

$260K (Rawson Court) to $25M (Rosewood estate). Investment sweet spot $400K-$1.5M (Aqualina/Goldwynn). Plus 8-11% closing. Closing Cost Calculator.

Which building has the best rental yield?

Goldwynn: hotel-managed, strong occupancy. Cable Beach ADR $510.80/night (2025). Rosewood commands $800-$3,000+/night but higher costs. Aqualina will offer value-tier rental when complete.

What are the annual holding costs?

Rawson $300K: $7K-$15K/yr. Goldwynn $1.5M: $38K-$80K/yr. Rosewood $2.3M: $60K-$124K/yr. Non-owner tax higher. Tax Calculator.

Do condos qualify for residency?

$1M+ = EPR. $1.5M+ = accelerated (~3 weeks). Below $1M: HORC ($500/yr). Rosewood/Goldwynn/One Cable = EPR. Rawson = HORC only. Check Eligibility.

How does Rosewood compare to Goldwynn?

Rosewood: butler, golf, NEXUS, island, yacht. Highest privilege, highest cost. Goldwynn: lower entry, stronger yield, no butler. Rosewood | Goldwynn.

Is Aqualina a good investment?

Lowest branded entry ($400K+). Pre-construction pricing below expected completion value. Risk: construction delays. Glenn monitors progress. Aqualina Guide.

What are the risks?

Non-negotiable HOA increases, beachfront insurance 1-3%, pre-construction risk (Aqualina), density competition for renters. Glenn reviews HOA, reserve fund, and insurance for every unit.

What about HOA fees and rental restrictions?

Every building different. Rosewood: Rosewood-managed only. Goldwynn: hotel programme. One Cable: owner-arranged. Aqualina: TBD. Rawson: owner-arranged. Glenn verifies before you view.

Who should I call to buy a Cable Beach condo?

Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Bahamas Real Estate Agent, 24+ years. HOA-verified listings, rental rule confirmation, comparables, EPR. Zero cost to buyer. View Glenn's credentials.

Sources

Bahamas MLS — Cable Beach condo listings, closed sales
AirDNA / Central Bank of The Bahamas — Cable Beach ADR $510.80 (Aug 2025)
Rosewood Hotels (rosewoodhotels.com) — Rosewood Baha Mar details
Baha Mar (bahamar.com) — resort data, $4.2B investment, Chow Tai Fook
Real Property Tax Act, as amended 2023 — owner/non-owner tiers, $150K cap
VAT (Amendment) Act, 2022 — 10% VAT on conveyance
Bahamas Immigration Department — EPR/HORC requirements ($1M+ threshold, Jan 2025)
BREA (breabahamas.com) — agent licensing

Nassau's Strongest Condo Corridor — Choose the Right Building

Cable Beach offers more condo options at more price points than any other location in The Bahamas — from $260K value entry to $25M branded luxury, all on the same beach with Baha Mar's demand engine. The key is choosing the right building for your goals: lifestyle, rental yield, or value appreciation. Glenn Ferguson provides building-specific HOA verification, rental rule confirmation, and comparable closed sales for every unit.

Disclaimer: Pricing, availability, HOA fees, rental policies, and building rules are subject to change. Pre-construction details (Aqualina) may be modified by the developer. Consult a qualified Bahamas attorney and your home-country tax advisor. Glenn Ferguson is a licensed Bahamas Real Estate Agent (BREA #1247) and Residency Consultant — not a lawyer, accountant, or tax advisor.