House for Sale Bahamas
From starter homes in Nassau to beachfront estates on Harbour Island — find the right house, understand the real costs, and buy with confidence through a BREA-licensed agent with 24+ years on the ground.
Houses and properties across Nassau, Paradise Island, and the Out Islands
Why Buy a House in the Bahamas?
The Bahamas combines Caribbean beachfront living with English-speaking governance, strong property rights for foreign buyers, and one of the most favourable tax environments in the Western Hemisphere. There is no income tax, no capital gains tax, no inheritance tax, and no estate tax at the national level — making it one of the few jurisdictions where your property investment grows without being eroded by local levies on appreciation or rental yield.
For international buyers, the appeal goes beyond lifestyle. The Bahamian dollar is pegged 1:1 to the U.S. dollar, eliminating currency risk for American investors. The International Persons Landholding Act 1993 grants foreigners the same freehold property rights as Bahamian citizens for standard residential purchases. And since January 2025, investments of $1,000,000 or more in real estate qualify for Economic Permanent Residency — a pathway to long-term Caribbean residency with no annual income requirements.
Types of Houses for Sale in the Bahamas
The Bahamas property market spans everything from affordable fixer-uppers to ultra-luxury gated estates. Understanding what is available — and where the inventory is concentrated — helps you narrow your search before you book a flight.
Single-Family Homes
The most common property type across New Providence and the Out Islands. These range from modest 2-bedroom homes in established Nassau subdivisions (such as Carmichael, South Beach, or Coral Harbour) to spacious 4–5 bedroom family houses in residential communities like Westridge, Sandyport, and Charlotteville. Construction is predominantly CBS (concrete block and stucco), which offers better hurricane resistance and lower insurance premiums than wood-frame construction.
Beachfront & Oceanfront Houses
Direct oceanfront houses carry premium pricing and are most commonly found along eastern New Providence (Eastern Road), Cable Beach, Paradise Island, Harbour Island, and the Exuma cays. Inventory is limited and turnover is slow, making these properties some of the strongest appreciating assets in the Bahamas market.
Gated Community Homes
The Bahamas has several world-class gated communities, each with distinct character. Albany offers a marina and golf lifestyle from $3M+. Lyford Cay is the oldest and most established enclave (residents have included international business leaders and dignitaries) with homes from $3M to $40M+. Old Fort Bay combines Georgian architecture with beachfront access. Ocean Club Estates on Paradise Island features oceanfront lots adjacent to the Four Seasons. Palm Cay offers a marina-centric community with homes from $460K to $1.2M.
Fixer-Uppers & Bank Foreclosures
Bank-owned and distressed properties represent some of the best value in the market, typically priced 15–30% below comparable sales. These require renovation investment but offer strong equity-building potential. Glenn maintains a foreclosure shortlist updated from banking contacts.
Vacant Land for Custom Build
For buyers who want to design their own home, residential lots are available across Nassau and the Out Islands. Building costs in the Bahamas currently run $175–$350 per square foot depending on specifications, with luxury custom builds exceeding $400/sqft. All construction requires Town Planning approval and a building permit from the Ministry of Works.
2026 House Prices by Location and Type
The table below reflects current market conditions as of early 2026, based on active Bahamas MLS listings and recent closed transactions. Prices fluctuate with inventory, condition, and specific location within each area.
| Location | Property Type | Price Range (USD) |
|---|---|---|
| Eastern Nassau (Carmichael, South Beach) | Starter homes / fixer-uppers | $185,000 – $350,000 |
| Nassau subdivisions (Westridge, Coral Harbour) | Family homes, 3–4 bed | $350,000 – $750,000 |
| Sandyport | Waterfront townhouses & homes | $550,000 – $1,200,000 |
| Palm Cay | Marina homes & townhouses | $460,000 – $1,200,000 |
| Cable Beach | Beachfront & near-beach homes | $800,000 – $3,500,000 |
| Eastern Road / Montagu | Waterfront estates | $1,000,000 – $5,000,000 |
| Paradise Island | Luxury homes & estates | $1,500,000 – $20,000,000 |
| Ocean Club Estates | Oceanfront estate lots & homes | $5,000,000 – $25,000,000 |
| Old Fort Bay | Gated waterfront estates | $3,000,000 – $18,000,000 |
| Albany | Luxury marina & golf homes | $3,000,000 – $30,000,000 |
| Lyford Cay | Gated estate homes | $3,500,000 – $40,000,000+ |
| Eleuthera (Governor's Harbour, Harbour Island) | Cottages to beachfront estates | $250,000 – $15,000,000 |
| Exuma (Great Exuma, cays) | Waterfront homes & private islands | $350,000 – $47,500,000 |
| Abaco (Elbow Cay, Treasure Cay, Man-O-War) | Island homes & beachfront | $300,000 – $8,000,000 |
Prices based on Bahamas MLS active/sold data, Q1 2026. For a personalised shortlist at any price point, Ask Glenn.
Where to Buy a House in the Bahamas — Island-by-Island Guide
| Island / Area | Best For | Infrastructure | Rental Demand | Flight from Miami |
|---|---|---|---|---|
| Nassau / New Providence | Full-time living, investment, families | Hospitals, int'l schools, full services | Very high (year-round) | 2.5 hours |
| Paradise Island | Luxury lifestyle, resort amenities | Atlantis resort, Four Seasons, marina | Very high (tourist-driven) | 2.5 hours (via Nassau) |
| Cable Beach | Beachfront condos, Baha Mar proximity | Baha Mar resort, restaurants, golf | High (vacation rental) | 2.5 hours (via Nassau) |
| Eleuthera | Quiet island life, pink sand beaches | Growing — airport expansion underway | Moderate-high (seasonal) | 3 hours (via Nassau) |
| Harbour Island | Boutique luxury, limited inventory | Small-island charm, restaurants, hotels | High (premium nightly rates) | 3 hours (via Nassau + ferry) |
| Exuma | Ultra-luxury, private islands, boating | Limited — remote, self-sufficient | Moderate (high-end niche) | 3 hours |
| Abaco | Boating, fishing, established communities | Rebuilding post-Dorian, improving | Moderate (rebuilding) | 3 hours |
Closing Costs for Buying a House in the Bahamas
Closing costs in the Bahamas are higher than in many U.S. states but comparable to other Caribbean jurisdictions. The structure differs for Bahamian citizens (graduated VAT rates) versus foreign buyers (flat 10% VAT on conveyance).
Foreign Buyer Closing Costs
| Cost Item | Rate | Example: $500K House | Example: $1.5M House |
|---|---|---|---|
| VAT on conveyance (buyer's 50% share) | 5% of purchase price | $25,000 | $75,000 |
| Legal fees | 2.5–3.5% + 10% VAT on fees | $13,750 – $19,250 | $41,250 – $57,750 |
| Title insurance (optional but recommended) | 0.5–1% | $2,500 – $5,000 | $7,500 – $15,000 |
| BIA registration | Nominal | ~$250 | ~$250 |
| Total buyer-side costs | 8–11% | $41,500 – $49,500 | $124,000 – $148,000 |
VAT on conveyance is 10% total, customarily split 50/50 between buyer and seller. Legal fees include attorney's Opinion on Title. All amounts in USD (BSD pegged 1:1).
Bahamian Citizen Closing Costs
Bahamian buyers benefit from graduated VAT rates on conveyance: 2.5% on the first $100,000, 4% on $100,001–$300,000, 6% on $300,001–$500,000, 8% on $500,001–$700,000, 9% on $700,001–$1,000,000, and 10% above $1,000,000. First-time Bahamian home buyers pay only 4% on purchases between $300,000 and $500,000, and are exempt on the first $300,000.
Annual Property Tax on a Bahamas House
The Bahamas levies Real Property Tax on all developed property in the country, administered by the Department of Inland Revenue (DIR). Rates depend on whether the property is owner-occupied or non-owner-occupied (rental/investment), and on the assessed market value.
| Classification | Value Band | Tax Rate | Annual Cap |
|---|---|---|---|
| Owner-Occupied | First $300,000 | Exempt | $150,000 |
| $300,001 – $500,000 | 0.625% | ||
| Above $500,000 | 1% | ||
| Non-Owner-Occupied (rental / investment) | First $500,000 | 1% | No cap |
| Above $500,000 | 2% | ||
| Foreign-Owned Vacant Land | First $7,000 | Flat $100 | No cap |
| Above $7,000 | 1.5% |
Property Tax Examples
| House Value | Owner-Occupied Tax/Year | Non-Owner-Occupied Tax/Year |
|---|---|---|
| $500,000 | $1,250 | $5,000 |
| $750,000 | $3,750 | $10,000 |
| $1,000,000 | $6,250 | $15,000 |
| $1,500,000 | $11,250 | $25,000 |
| $3,000,000 | $26,250 | $55,000 |
| $5,000,000 | $46,250 | $95,000 |
Owner-occupied status requires residing in the property for 6+ months per year. Pensioner discounts available for Bahamian citizens. Bahamian-owned Family Island property is currently exempt. Payment due by March 31 for early payment discount. Source: Department of Inland Revenue, Real Property Tax Act (amended 2023).
For an interactive calculation, use the Bahamas Property Tax Calculator.
Looking for a House in the Bahamas?
Tell Glenn your budget, preferred location, and timeline. He will send you a curated shortlist from the Bahamas MLS — including off-market and bank foreclosure opportunities that do not appear on public listing sites.
Step-by-Step Process to Buy a House in the Bahamas
Whether you are buying from abroad or already in Nassau, the process follows a clear sequence. Cash purchases typically close in 30–60 days; mortgage-financed purchases in 60–120 days.
Step 1 — Define Your Search
Contact Glenn with your budget, preferred location, use case (primary home, vacation home, rental investment, or residency vehicle), and timeline. Glenn will build a shortlist from the Bahamas MLS, off-market inventory, and banking contacts.
Step 2 — Tour Properties
In-person tours are ideal, but Glenn also provides virtual walkthroughs for overseas buyers. He highlights structural condition, insurance implications, flood zone status, HOA rules, and rental potential for each property.
Step 3 — Make an Offer
Glenn prepares and presents your offer. Negotiations typically involve price, closing timeline, included fixtures, and any conditions (survey, financing, satisfactory title search). Accepted offers proceed to the legal phase.
Step 4 — Engage Your Bahamas Attorney
Your attorney conducts a title search, confirms ownership, checks for liens or encumbrances, and prepares the Sale and Purchase Agreement. The attorney's Opinion on Title functions as title insurance — the lawyer is personally liable for any title defects.
Step 5 — Sign the Purchase Agreement & Pay 10% Deposit
The deposit is held in the attorney's escrow account until closing. The agreement specifies the closing date, conditions, and allocation of closing costs (VAT split, legal fees, etc.).
Step 6 — Complete Due Diligence
This includes a property survey (if not recently completed), building inspection, confirmation of building permits and occupancy certificates, review of HOA/strata documents (if applicable), and verification of property tax status.
Step 7 — Transfer Balance & Close
The buyer wires the remaining purchase price to the attorney's trust account. All documents are signed, VAT is paid, and the conveyance is registered with the Registrar General's Department. Your attorney registers your investment with the Central Bank Exchange Control and the BIA.
Step 8 — Post-Closing
Glenn assists with utility connections, insurance placement, property management recommendations (if needed), Home Owner Resident Card application, and EPR application (if investing $1M+).
Bahamas Residency Through House Purchase
The Bahamas offers two property-linked residency pathways, depending on your investment level.
| Pathway | Home Owner Resident Card (HORC) | Economic Permanent Residency (EPR) |
|---|---|---|
| Minimum investment | Any property purchase | $1,000,000 USD (since Jan 1, 2025) |
| Processing | Standard — weeks | Standard: 6–18 months | Accelerated ($1.5M+): ~3 weeks |
| Validity | Annual renewal required | Permanent (no renewal) |
| Annual fee | $500/year + $25/dependent | $20,000 application + $300/family member |
| Family inclusion | Spouse + minor children | Spouse + dependent children under 18 |
| Annual presence | No minimum | 90 days/year |
| Property hold period | Must own property | 10 years minimum |
| Right to work | No | No (separate work permit required) |
| Citizenship pathway | No | Eligible after 10 years permanent residency |
EPR threshold increased from $750,000 to $1,000,000 on January 1, 2025. Source: Bahamas Immigration Department; Bahamas Immigration (Amendment) Act, 2021.
For a detailed residency guide, see Bahamas Residency by Investment (2026). To check your eligibility in 2 minutes, take the Bahamas Residency Qualifier Quiz.
Why Work with Glenn Ferguson to Find Your Bahamas House
Glenn Ferguson is a BREA-licensed real estate agent (#1247), Bahamas MLS member, and Residency Consultant with more than 24 years of experience helping buyers purchase safely across Nassau, Paradise Island, Cable Beach, Eleuthera, Exuma, Harbour Island, and the Abacos.
What sets Glenn apart from listing-aggregation websites and overseas agents is direct, on-the-ground market knowledge combined with full-service support. He does not simply send you listings — he evaluates each property for structural condition, insurance risk, resale potential, rental viability, and residency qualification. He coordinates your attorney, advises on wire transfer logistics, and manages the closing process from start to finish.
| What Glenn Provides | What Listing Portals Provide |
|---|---|
| Full Bahamas MLS access + off-market inventory | Partial public listings only |
| Bank foreclosure & distressed property shortlists | Not available |
| On-the-ground property inspection & risk assessment | Photos only |
| Attorney coordination & closing management | Not available |
| Residency application guidance (HORC & EPR) | Not available |
| Post-purchase support (insurance, property management, utilities) | Not available |
| 24+ years of local market experience | Algorithm-based suggestions |
Get Your Personalised House Shortlist
Tell Glenn what you are looking for — location, budget, house type, and timeline. He will send a curated shortlist within 24 hours, including properties that are not visible on public listing sites.
Prefer a faster response?
Frequently Asked Questions — Houses for Sale in the Bahamas
Can a foreigner buy a house in the Bahamas?
Yes. The International Persons Landholding Act 1993 allows non-Bahamians to purchase residential property in The Bahamas without restriction. You can hold freehold title in your own name, through a company, or via a trust. Government approval is only required for purchases exceeding 5 acres or for undeveloped land intended for commercial development. Your purchase is registered with the Bahamas Investment Authority (BIA) and the Central Bank Exchange Control, which protects your right to repatriate sale proceeds in the currency of your original investment.
Ask Glenn about buying as a foreigner →How much does a house cost in the Bahamas in 2026?
Prices range widely. Starter homes and fixer-uppers in eastern New Providence start around $185,000–$350,000. Family homes in established Nassau subdivisions run $350,000–$750,000. Beachfront houses on Cable Beach cost $800,000–$3,500,000. Luxury gated community homes in Albany, Lyford Cay, and Old Fort Bay range from $3,000,000 to $40,000,000+. Out Island properties — Eleuthera, Exuma, Harbour Island — start from $250,000 for cottages up to $47,500,000 for exceptional oceanfront estates.
Get a shortlist in your budget →What are the total closing costs when buying a house in the Bahamas?
For foreign buyers, expect 8–11% above the purchase price in closing costs. The largest component is VAT on conveyance (10% for non-Bahamian transactions, customarily split 50/50, making your share 5%). Legal fees average 2.5–3.5% of purchase price plus 10% VAT on fees. Title insurance runs 0.5–1%. On a $500,000 house, buyer-side costs total approximately $40,000–$55,000. For an interactive estimate, use the Bahamas Closing Cost Calculator.
What is the annual property tax on a house in the Bahamas?
Owner-occupied homes benefit from an exemption on the first $300,000 of assessed value. The next $200,000 (up to $500,000) is taxed at 0.625%, and amounts above $500,000 at 1%, with an annual cap of $150,000. Non-owner-occupied (rental/investment) properties pay 1% on the first $500,000 and 2% above. A $750,000 owner-occupied house would owe roughly $3,750 per year. Use the Bahamas Property Tax Calculator for your specific property value.
Which Bahamas island is best for buying a house?
Nassau/New Providence is best for full-time living, families, and investment — it has the widest inventory, strongest rental demand, international schools, and full hospital infrastructure. Paradise Island suits luxury buyers wanting resort amenities. Cable Beach is ideal for new oceanfront condos near Baha Mar. Eleuthera attracts buyers seeking quieter island life with growing infrastructure. Exuma appeals to ultra-high-net-worth buyers wanting private island access. Harbour Island is a premium boutique market with limited inventory and strong appreciation.
Ask Glenn which island fits your goals →Do I need a Bahamas attorney to buy a house?
Yes. A Bahamas attorney is essential for conducting the title search, preparing conveyance documents, issuing an Opinion on Title (which functions as title insurance, with the attorney personally liable for defects), and handling the closing registration. Legal fees typically run 2.5–3.5% of the purchase price plus 10% VAT. Glenn recommends attorneys experienced with foreign buyers.
Can I get a mortgage to buy a house in the Bahamas?
Yes. Several Bahamas banks offer mortgages to qualified foreign buyers, including RBC Royal Bank (Bahamas), Bank of The Bahamas, and FirstCaribbean International Bank. Expect a 30–40% down payment requirement, 15–20 year terms, and interest rates of 6.5–9%. Many international buyers alternatively use home equity loans or lines of credit from their domestic banks, which may offer lower rates. Glenn can connect you with local mortgage brokers.
Read the Bahamas Mortgage Guide →What types of houses are available for sale in the Bahamas?
The market includes single-family homes (most common, from modest subdivisions to luxury estates), beachfront houses, gated community homes (Albany, Lyford Cay, Old Fort Bay, Ocean Club Estates, Palm Cay, Sandyport), townhouses, cottages and bungalows (especially Out Islands), fixer-uppers and bank foreclosures, and vacant land for custom construction. CBS (concrete block and stucco) construction is standard and offers better hurricane resilience and insurance rates than wood-frame builds.
Can buying a house in the Bahamas lead to permanent residency?
Yes. Since January 1, 2025, foreign buyers investing $1,000,000+ in Bahamas real estate can apply for Economic Permanent Residency (EPR). Investments of $1,500,000+ qualify for accelerated processing. EPR covers the applicant, spouse, and dependent children under 18, requires a 10-year property hold and 90 days annual presence. The government application fee is $20,000 plus $300 per family member. After 10 years of permanent residency, applicants may be eligible for Bahamian citizenship. All property purchases also qualify for a Home Owner Resident Card ($500/year).
Take the Residency Qualifier Quiz →Are there any taxes on rental income from a Bahamas house?
The Bahamas charges 0% income tax on rental income. However, landlords renting to visitors must register with the Hotel Licensing Department and obtain a business license ($250–$1,250/year). Your property is reclassified as non-owner-occupied for property tax purposes, which raises annual tax. Important: U.S. citizens, Canadian residents, and UK tax residents remain liable for tax on worldwide income in their home countries — Bahamas rental income must be reported accordingly.
How long does it take to buy a house in the Bahamas?
Cash purchases typically close in 30–60 days from accepted offer. This includes attorney engagement and title search (1–3 weeks), signing the purchase agreement with 10% deposit, due diligence, and closing registration. Mortgage-financed purchases take 60–120 days. Complex title situations or estate sales may extend the timeline. Glenn coordinates each phase to keep the transaction on schedule.
What insurance do I need for a Bahamas house?
Homeowners insurance is essential, covering windstorm/hurricane damage (the largest component), structure, contents, and liability. Annual premiums for a standard CBS house valued at $500,000 run approximately $7,500–$15,000. Wood-frame houses cost more. Flood insurance may be required depending on elevation. Major Bahamas insurers include Bahamas First, J.S. Johnson, and Star General. Glenn provides referrals and helps buyers understand premium implications before purchase.
How do I start looking for a house in the Bahamas?
WhatsApp or call Glenn Ferguson at +1-242-395-8495. As a BREA-licensed agent (#1247), Bahamas MLS member, and Residency Consultant, he provides access to the full MLS inventory, off-market opportunities, and bank foreclosures. Glenn helps define your criteria, arranges tours, coordinates your attorney, and manages the entire process from search through closing. You can also submit your requirements through the Ask Glenn page.
Explore More
Sources
- International Persons Landholding Act, 1993 — freehold property rights for non-Bahamians
- Department of Inland Revenue, Bahamas — Real Property Tax rates and FAQ (inlandrevenue.finance.gov.bs)
- Real Property Tax Act, as amended 2023 — owner-occupied tiers, 0.625%/1% rates, $150,000 cap
- Bahamas Immigration Department — Home Owner Resident Card ($500/yr) and EPR requirements
- Bahamas Immigration (Amendment) Act, 2021 — EPR framework, 10-year hold, 90-day annual presence
- Bahamas Investment Authority (BIA) — foreign investment registration procedures
- Central Bank of The Bahamas — Exchange Control registration for repatriation of sale proceeds
- Fragomen Advisory, January 2025 — EPR threshold increase from $750,000 to $1,000,000
- Bahamas Multiple Listing Service (MLS) — Q1 2026 active and sold listing data
- VAT (Amendment) Act, 2022 — graduated VAT on conveyance for Bahamian citizen transactions
- Bahamas Real Estate Association (BREA) — agent licensing and MLS cooperative exchange
- Global Property Guide, 2026 — round-trip transaction cost analysis for The Bahamas
Ready to Find Your Bahamas House?
Whether you are searching for a family home in Nassau, a beachfront retreat on Eleuthera, or a luxury estate in a gated community, Glenn Ferguson provides the market expertise, MLS access, and hands-on guidance to help you buy safely and at the right price.
Start Your Bahamas House Search
WhatsApp is fastest. Call any time. Or submit your criteria through the Ask Glenn page and receive a personalised shortlist within 24 hours.
© HomesForSaleInNassauBahamas.com · Glenn Ferguson · Nassau, Paradise Island & The Bahamas
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