How much does Andros Island real estate cost?

Andros offers the most affordable waterfront property in The Bahamas. Inland lots from $25,000-$75,000. Waterfront homes from $150,000-$500,000. Kamalame Cay luxury villas $1.2M-$6M+. Large beachfront parcels (5-50+ acres) from $200,000-$2M+. Add 8-11% buyer-side closing costs. Andros pricing is typically 40-60% below comparable Nassau waterfront.

Why is Andros the best value in the Bahamas?

Andros is the largest island in The Bahamas (2,300 square miles) but the least developed, with a population of only approximately 7,000. This means beachfront and waterfront property at a fraction of Nassau prices. The third largest barrier reef in the world is right offshore, with 200+ blue holes and world-class bonefishing flats. Infrastructure is basic but improving, and Kamalame Cay proves luxury development is viable here.

What areas of Andros have real estate for sale?

North Andros (Nicholls Town, Morgan's Bluff): most developed, closest to Nassau by fast ferry. Fresh Creek/Andros Town: commercial centre, international airport, closest to Kamalame Cay. Mangrove Cay: central Andros, very secluded. South Andros (Congo Town): own airport, excellent bonefishing. Kamalame Cay: 96-acre private island resort with luxury villas from $1.2M.

Does buying Andros property qualify for residency?

$1,000,000+ qualifies for Economic Permanent Residency (EPR). $1,500,000+ gets accelerated processing (~3 weeks). Below $1M: Home Owner's Residence Card (HORC, $500/year). Most Andros mainland property falls below $1M, qualifying for HORC. Kamalame Cay villas ($2.4M+) all qualify for accelerated EPR.

What are the closing costs for Andros property?

Same as all Bahamas: 8-11% buyer-side. VAT on conveyance (buyer pays 5%), legal fees (2.5-3.5% plus 10% VAT), title insurance (0.5-1%), BIA registration (~$250). On a $300K Andros waterfront home, total buyer costs are approximately $24,900-$29,700.

How do I get to Andros?

Three airports: San Andros/North Andros (SAQ), Fresh Creek/Andros Town (ASD), and Congo Town/South Andros (TZN). Flights from Nassau take 15-20 minutes. Fast ferry from Nassau to North Andros. Kamalame Cay is accessed by seaplane or private ferry from Fresh Creek.

What are the risks of buying on Andros?

Limited infrastructure: BPL electricity is inconsistent in some areas, water supply may require cisterns or wells, internet service is improving but not comparable to Nassau. Limited resale market — Andros properties take longer to sell than Nassau. Hurricane exposure with higher insurance premiums for island locations. Limited healthcare — serious medical needs require travel to Nassau. Glenn provides area-specific infrastructure assessments.

Andros Island Bahamas Real Estate

Q: Who should I call to buy Andros real estate?

Call Glenn Ferguson at +1-242-395-8495 (phone or WhatsApp). Glenn is a BREA-Licensed Bahamas Real Estate Agent, Bahamas MLS member, and Residency Consultant with 24+ years experience across all islands including Andros. He provides on-the-ground assessments, title searches, closing cost projections, and EPR coordination.

Andros — The Bahamas' Best-Kept Secret

Andros is the largest island in The Bahamas at approximately 2,300 square miles — larger than all other Bahamian islands combined. It is also the least developed, with a population of only about 7,000. This combination produces the most affordable waterfront real estate in the country: beachfront homes from $150,000, large parcels from $200,000, and inland lots from $25,000.

The island sits adjacent to the Andros Barrier Reef — the third largest barrier reef system in the world, stretching 190 miles along the eastern coast. Andros contains over 200 blue holes (more than anywhere on Earth), world-class bonefishing flats that draw anglers from every continent, and vast tracts of untouched pine forest, mangrove creek systems, and pristine coastline.

The luxury anchor is Kamalame Cay, a 96-acre private island resort with villas from $1.2M-$6M+ and the Bahamas' only overwater spa. For buyers seeking value, Andros mainland offers waterfront property at 40-60% below comparable Nassau prices.

Investment case: Andros is where Nassau was 30 years ago — affordable waterfront with genuine appreciation potential as infrastructure improves and tourism expands. The government has designated Andros a priority development zone. For buyers who can tolerate basic infrastructure today, the long-term value proposition is compelling.

Areas of Andros

Area	Price Range	Character	Access
North Andros (Nicholls Town, Morgan's Bluff)	$25K-$500K	Most developed, fast ferry to Nassau	San Andros Airport (SAQ)
Fresh Creek / Andros Town	$50K-$750K	Commercial centre, barrier reef access	Fresh Creek Airport (ASD)
Kamalame Cay	$1.2M-$6M+	Private island resort, overwater spa	Seaplane / ferry from Fresh Creek
Mangrove Cay	$25K-$300K	Very secluded, bonefishing	Ferry from Fresh Creek
South Andros (Congo Town, Driggs Hill)	$25K-$400K	Excellent bonefishing, remote	Congo Town Airport (TZN)

All prices approximate, March 2026. Plus 8-11% buyer-side closing costs. Glenn provides area-specific comparable data and infrastructure assessments.

What Andros Property Costs

Property Type	Andros Price	Comparable Nassau
Inland lots (0.25-1 acre)	$25,000-$75,000	$150,000-$400,000
Waterfront lots (0.5-5 acres)	$75,000-$300,000	$500,000-$2M+
Waterfront homes (2-3 BR)	$150,000-$500,000	$600,000-$2M+
Large beachfront parcels (5-50+ acres)	$200,000-$2M+	$2M-$20M+
Kamalame Cay villas	$1.2M-$6M+	N/A (unique)

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What Andros Offers

Third largest barrier reef: The Andros Barrier Reef stretches 190 miles along the eastern coast — the largest in the Western Hemisphere. World-class wall diving, snorkelling, and reef fishing directly offshore.

200+ blue holes: More blue holes than anywhere on Earth, including both inland (freshwater) and ocean varieties. Captain Bill's Blue Hole, the Church Blue Hole, and Guardian Blue Hole draw divers and researchers worldwide.

Bonefishing capital: Andros' vast shallow flats are widely considered the best bonefishing grounds in the world. Guided fishing lodges operate across North, Central, and South Andros.

Nature: The island contains the largest tract of undeveloped land in The Bahamas — dense coppice and pine forest, mangrove creek systems, and miles of uninhabited coastline. Bird watching, kayaking, and eco-tourism are growing segments.

Proximity to Nassau: 15-20 minute flight or fast ferry ride from the capital. Close enough for day trips but a completely different world.

Closing and Holding Costs

Cost Item	Rate	On $150K	On $500K	On $1.2M
VAT on conveyance (buyer 50%)	5%	$7,500	$25,000	$60,000
Legal fees (incl. 10% VAT)	2.75-3.85%	$4,125-$5,775	$13,750-$19,250	$33,000-$46,200
Title insurance	0.5-1%	$750-$1,500	$2,500-$5,000	$6,000-$12,000
BIA registration	Nominal	~$250	~$250	~$250
Total buyer-side	8-11%	$12K-$15K	$41K-$50K	$99K-$118K

Annual Property Tax

Owner-occupied: first $300K exempt, 0.625% on $300K-$500K, 1% above $500K, capped $150K/yr. Non-owner: 1% first $500K, 2% above. A $300K Andros waterfront home (owner-occupied): $0/year in property tax. A $500K home: $1,250/year.

Closing Cost Calculator Property Tax Calculator

Honest Risks of Buying on Andros

Infrastructure: BPL electricity is inconsistent in some areas — budget for a generator. Water supply may require cisterns or wells. Internet is improving but slower than Nassau. Roads vary in quality, especially in South Andros.

Resale liquidity: Andros properties take significantly longer to sell than Nassau. The buyer pool is smaller. If you need to exit quickly, Andros is not the right market.

Healthcare: Basic clinics exist but serious medical needs require evacuation to Nassau. Medical evacuation insurance is essential for full-time residents.

Hurricane insurance: Island location means higher premiums (1-3% of value). CBS construction and elevated foundations reduce rates. Many older Andros structures are wood-frame.

The opportunity side: These infrastructure limitations are exactly why Andros is priced 40-60% below Nassau. Buyers who can tolerate current conditions are positioning themselves for long-term appreciation as the government's Andros development priority brings improved roads, utilities, and services.

Glenn Ferguson — Expert Quote: Andros is the most misunderstood market in The Bahamas. Most agents focus on Nassau and Paradise Island because the commissions are higher. But Andros offers something no other island can: beachfront property from $150,000, the third largest barrier reef in the world right offshore, over 200 blue holes, and the best bonefishing on Earth. The infrastructure is basic and the resale market is thin — I tell every buyer that upfront. But for someone who wants waterfront at a fraction of Nassau prices and is willing to accept the trade-offs, there is no better value in the Caribbean. I provide area-specific infrastructure reports, title searches, and insurance assessments before any buyer commits.

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

Get Andros Listings Matched to Your Budget

Glenn provides MLS data, infrastructure assessments, and closing cost projections for any Andros property.

Call +1-242-395-8495 WhatsApp Glenn

Request Andros Property Information

Include your budget, preferred area, and goals (personal use, fishing lodge, eco-tourism, or investment).

BREA Licensed Agent Bahamas MLS Member 24+ Years All Islands Zero Cost to Buyer

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Frequently Asked Questions

How much does Andros property cost?

Inland lots $25K-$75K. Waterfront homes $150K-$500K. Large parcels $200K-$2M+. Kamalame Cay $1.2M-$6M+. Plus 8-11% closing. Closing Cost Calculator.

Why is Andros the best value?

Largest island (2,300 sq mi), least developed (~7,000 population), 40-60% below comparable Nassau waterfront. Third largest barrier reef, 200+ blue holes, world-class bonefishing.

What areas have property for sale?

North Andros (most developed), Fresh Creek (commercial centre), Kamalame Cay (luxury resort), Mangrove Cay (secluded), South Andros (bonefishing). Kamalame Cay Guide.

Does buying qualify for residency?

$1M+ = EPR. Below $1M: HORC ($500/yr). Most Andros mainland is below $1M (HORC). Kamalame villas all qualify for accelerated EPR. Check Eligibility.

How do I get there?

Three airports: San Andros (SAQ), Fresh Creek (ASD), Congo Town (TZN). 15-20 min flights from Nassau. Fast ferry to North Andros. Kamalame: seaplane/ferry from Fresh Creek.

What are the risks?

Basic infrastructure (electricity, water, internet). Thin resale market. Healthcare requires Nassau evacuation for serious needs. Higher hurricane insurance. Glenn provides area-specific assessments.

Is Andros good for fishing property?

Best bonefishing in the world. Multiple fishing lodges operate across all areas. Waterfront property with dock access from $150K. Ideal for personal fishing retreats or eco-tourism lodges.

Who should I call to buy Andros real estate?

Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Agent, 24+ years all islands. MLS data + infrastructure reports + title searches + EPR. Zero cost to buyer. View Glenn's credentials.

Sources

Bahamas MLS — Andros listing data
Bahamas National Trust — blue holes count, barrier reef data
Kamalame Cay (kamalame.com) — resort and real estate details
Real Property Tax Act, as amended 2023 — owner and non-owner tiers, $150K cap
VAT (Amendment) Act, 2022 — 10% VAT on conveyance
Bahamas Immigration Department — EPR/HORC requirements
BREA (breabahamas.com) — agent licensing

The Best Value Waterfront in The Bahamas

Andros delivers what no other Bahamian island can: the largest land mass, the best reef, the most blue holes, the finest bonefishing, and the lowest waterfront prices in the country. The infrastructure trade-offs are real, but for buyers who understand them, Andros represents the strongest long-term value in Caribbean real estate. Glenn Ferguson provides the on-the-ground assessments that make informed Andros purchases possible.

Disclaimer: This page is for informational purposes only. Infrastructure, utilities, and services vary significantly by area within Andros. Consult a qualified Bahamas attorney and conduct thorough due diligence including infrastructure assessment. Glenn Ferguson is a licensed Bahamas Real Estate Agent (BREA #1247) and Residency Consultant — not a lawyer, accountant, or insurance advisor.