Can I use my Aqualina condo part of the year and rent it the rest?

Yes. Aqualina offers an optional professionally managed rental program with no blackout periods. Both short-term and long-term rentals are permitted. Many Canadian owners use their unit for winter months and rent it out the remainder. Important CRA note: if you rent with reasonable expectation of profit, the property must be reported on T1135 as specified foreign property, even if you use it personally for part of the year. Rental income is tax-free in The Bahamas but fully taxable in Canada.

What annual holding costs should I budget for an Aqualina unit?

For a non-owner-occupied Aqualina unit at $2.65M: real property tax is approximately $48,000/year (1% on first $500K = $5,000 + 2% on $2.15M above = $43,000). Owner-occupied rates are lower. HOA/condo fees run approximately $1.00–$1.25/sqft/month. Building insurance is included in HOA; contents insurance is roughly $2,000–$4,000/year. Business license for rental: $250–$1,250/year. Total estimated: $55,000–$65,000/year for a non-owner-occupied investment unit.

Aqualina Bahamas – Luxury Beachfront Condos for Canadian Investors & Snowbirds

Q: Do I need to file CRA Form T1135 after buying at Aqualina?

It depends on use. If your Aqualina unit is used primarily (more than 50%) for personal enjoyment and never rented with expectation of profit, it qualifies as personal-use property and is exempt from T1135. If you rent it out for profit — even part of the year — the property becomes specified foreign property and must be reported on Form T1135 annually because the cost exceeds $100,000 CAD. Part A (simplified) covers $100K–$250K; Part B (detailed) applies above $250K. Late filing penalty: $25/day up to $2,500.

Q: How is Bahamas rental income taxed in Canada?

The Bahamas charges 0% income tax on rental income. However, as a Canadian tax resident, you must report worldwide income including Bahamas rental earnings on your Canadian return. Since The Bahamas levies no income tax, you cannot claim a foreign tax credit — the full amount is taxed at your Canadian marginal rate. You can deduct expenses like property management fees, insurance, condo fees, and property tax against the rental income.

Q: What are the total closing costs for a Canadian buyer at Aqualina?

For foreign buyers, VAT on conveyance is 10% of the purchase price, typically split 50/50 between buyer and seller (your share: 5%). Legal fees run approximately 2.5% of purchase price plus 10% VAT on legal fees. Title insurance is 0.5–1%. Total buyer-side closing costs are approximately 8–9% above the purchase price. On a $2.65M unit, expect roughly $212,000–$238,000 in closing costs. All transactions are in USD (BSD pegged 1:1).

Q: How does owning Bahamas property affect my Canadian tax residency?

Owning Bahamas property alone does not change your Canadian tax residency. The CRA determines residency based on residential ties — your home, spouse, dependents, bank accounts, health insurance, and social connections in Canada. However, if you sever significant ties to Canada and establish residency in The Bahamas, departure tax may apply on deemed disposition of worldwide assets. Since no Canada-Bahamas tax treaty exists, there are no treaty tie-breaker rules. Always consult a cross-border tax advisor before changing residency patterns.

Q: How does Bahamas compare to Florida for Canadian snowbirds?

The Bahamas eliminates several US complications: no Substantial Presence Test (the IRS 3-year weighted formula that can trigger US tax residency), no Form 8840 filing, no US estate tax exposure (up to 40% on US-situated assets for non-residents), and no state income tax risk. Both jurisdictions offer warm weather and USD assets. The Bahamas adds 0% income tax, 0% capital gains tax, and EPR residency. Flight times from Toronto and Montreal are comparable to Florida. The Bahamas is a Commonwealth country with English common law.

Q: Is there a tax treaty between Canada and The Bahamas?

No Double Taxation Treaty exists between Canada and The Bahamas, because The Bahamas does not levy direct taxes. A Tax Information Exchange Agreement (TIEA) does exist, allowing CRA and Bahamas authorities to share tax-related information. In practice, the absence of a tax treaty matters less here than with other jurisdictions, since The Bahamas charges zero income tax, zero capital gains tax, and zero inheritance tax — there is no double taxation to avoid.

Why Canadian Investors & Snowbirds Are Choosing The Bahamas Over Florida

If you're based in Toronto, Vancouver, Calgary, or Montreal, you're likely weighing the same three goals: escaping winter, protecting capital, and building long-term lifestyle and legacy. Aqualina on Cable Beach sits exactly at that intersection — direct beachfront, resort-level amenities, and a stable US-dollar market with zero income tax, zero capital gains tax, and zero inheritance tax.

Unlike Florida or Arizona, The Bahamas eliminates the IRS complications that Canadian snowbirds face. No Substantial Presence Test, no Form 8840, no US estate tax exposure (which can reach 40% on US-situated assets for non-residents). You get the same warm winter lifestyle, the same USD currency exposure — without the American tax machinery.

Key Advantage for Canadians: The Bahamas charges no income tax on rental earnings, no capital gains tax on property sales, and no estate or inheritance tax. Your Bahamas investment stays outside the US tax net entirely — a critical distinction from Florida, where the IRS counts your days.

Glenn's Insider Note Most of my Canadian clients come to me after learning that their Florida condo exposed them to US estate tax risk or triggered an IRS substantial presence problem. The Bahamas solves both issues while offering the same lifestyle advantages — just a 3-hour direct flight from Toronto.

Bahamas vs Canada: Property Tax Comparison for Canadian Investors

Understanding exactly where taxes apply — and where they don't — is the first step in structuring your Bahamas investment. The table below compares the two jurisdictions across every major tax category relevant to property ownership.

Tax Category	🇧🇸 The Bahamas	🇨🇦 Canada (for residents)
Income Tax	0%	Up to 54.8% (combined federal + provincial, 2025)
Capital Gains Tax	0%	50% inclusion rate (proposed 66.67% above $250K deferred to Jan 1, 2026)
Inheritance / Estate Tax	0%	Deemed disposition at death (capital gains apply)
Rental Income Tax	0% (business license required)	Taxed at marginal rate as worldwide income
Annual Property Tax	0.625%–2% based on value & occupancy	Varies by municipality (typically 0.5%–2.5%)
Property Transfer Tax (VAT)	10% flat for foreign buyers	Land transfer tax (varies by province, 0.5%–4%)
Wealth Tax / Net Worth Tax	0%	0% (though AMT may apply)
Currency	BSD pegged 1:1 to USD	CAD (floating)

Sources: Bahamas Department of Inland Revenue; Canada Revenue Agency (CRA); Dept. of Finance Canada (Jan 2025 capital gains deferral announcement).

Important: Canada taxes its residents on worldwide income. Bahamas rental income, while tax-free locally, must be reported on your Canadian return. Since The Bahamas charges no income tax, you cannot claim a foreign tax credit — the full amount is taxed in Canada at your marginal rate.

CRA Form T1135: Do You Need to Report Your Aqualina Property?

Canadian residents who own specified foreign property with a total cost exceeding $100,000 CAD must file Form T1135 (Foreign Income Verification Statement) annually with their tax return. Here's how it applies to an Aqualina purchase:

When T1135 Applies

If you rent your Aqualina unit — even for part of the year — with a reasonable expectation of profit, the property is classified as specified foreign property and must be reported. At Aqualina's price point ($2.65M+ USD / approximately $3.6M+ CAD), you fall into Part B detailed reporting, which requires maximum fair market value during the year, year-end FMV, and all income and gains.

When T1135 Does Not Apply

If your Aqualina unit is used primarily (more than 50%) for personal use and is never rented for profit, it qualifies as personal-use property and is exempt from T1135 filing. The CRA evaluates this on a case-by-case basis — casual cost-recovery rental without expectation of profit may still qualify as personal use.

T1135 Scenario	Filing Required?	Reporting Level
Personal vacation home only — never rented	No (personal-use exemption)	N/A
Used 7 months personal, rented 5 months for profit	Yes (rental = specified foreign property)	Part B (cost >$250K CAD)
Rented year-round through Aqualina rental program	Yes	Part B (detailed)
Rented casually, no expectation of profit, just covering expenses	CRA may exempt (case-by-case)	Consult tax advisor

T1135 Penalty: $25 per day late filing, up to $2,500 per form per year. The CRA can also extend the reassessment period by three years if T1135 is not filed on time. File with your annual return by April 30 (or June 15 if self-employed).

Glenn's Insider Note I always tell my Canadian clients to discuss T1135 with their accountant before closing — not after. Knowing your reporting obligations up front lets you structure ownership (personal name vs. corporation vs. trust) in the way that's most advantageous. I'll connect you with Bahamas attorneys who regularly work with Canadian cross-border advisors.

Bahamas vs Florida: Why More Canadian Snowbirds Are Switching

Florida has been the default snowbird destination for decades. But for Canadian investors, The Bahamas eliminates several costly complications that come with US property ownership.

Factor	🇧🇸 The Bahamas	🇺🇸 Florida
Income Tax on Rental	0%	US federal + potentially state (FL has no state income tax, but federal applies)
Capital Gains Tax	0%	US federal CGT (15%–23.8% depending on income)
US Estate Tax Risk	Not applicable	Up to 40% on US-situated assets above $60,000 for non-residents
Substantial Presence Test	Not applicable	IRS 3-year weighted formula — can trigger US tax on worldwide income
IRS Filing Required?	No	Form 8840 (minimum), possibly 1040NR
New 2025 US Rules	Not applicable	30-day registration requirement for Canadians staying 30+ days (DHS, effective April 2025)
Currency	BSD pegged 1:1 to USD	USD
Residency Pathway	EPR from $1M property investment	No direct property-to-residency program
Flight from Toronto	~3.5 hours direct	~3 hours direct (to Miami/Fort Lauderdale)
Commonwealth / Legal System	Yes — English common law	US legal system

Sources: IRS Publication 519; Cardinal Point Wealth Management (Jan 2026, re: new DHS rules); USCIS alien registration rules; Bahamas Immigration Dept.

US Estate Tax Risk — the Hidden Cost of Florida: Non-US-resident Canadians who own US-situated assets (including Florida real estate) face US estate tax rates up to 40% on amounts above $60,000 — with no spousal rollover available to non-US persons. A $2M Florida condo could trigger nearly $780,000 in US estate tax. The Bahamas has zero estate tax.

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Inside Aqualina: What Canadian Buyers Need to Know

Aqualina is a $100 million ultra-luxury development by Aristo Development (Jason Kinsale) on Cable Beach, adjacent to the $3.5 billion Baha Mar Resort. With just 27 residences across 11 stories, it's one of the most exclusive addresses in The Bahamas.

Aqualina Bahamas luxury beachfront residence interior with ocean views from Cable Beach — Aqualina residences feature floor-to-ceiling glass, European kitchens, and direct ocean views — Cable Beach, Nassau

Aqualina Detail	Specification
Developer	Aristo Development (Jason Kinsale) — $250M+ Bahamas portfolio
Location	Cable Beach, Nassau — adjacent to Baha Mar Resort
Total Units	27 residences across 11 stories
Bedrooms	3 and 4 bedroom configurations
Size Range	2,577 sqft – 7,500+ sqft
Entry Price	From approximately $2.65M (USD)
Penthouse Record	$11M+ (Cable Beach record — Nassau Guardian, Aug 2021)
Amenities	Infinity pool, beach club, boat club (43' Midnight Express), tennis/pickleball, yoga/fitness, 24hr concierge, EV charging
Rental Program	Optional, professionally managed, short + long-term, no blackout periods
EPR Eligible	All units exceed $1M minimum; most qualify for accelerated processing ($1.5M+)

Glenn's Insider Note Aristo's track record matters. Their ONE Cable Beach development next door sold out, and their Balmoral community in Nassau has been a benchmark for luxury gated living. Aqualina follows the same build quality with a more exclusive unit count — only 27 residences vs. hundreds at comparable developments.

Total Closing Costs for a Canadian Buyer at Aqualina

As a non-Bahamian purchaser, you pay a flat 10% VAT on conveyance (typically split 50/50 with the seller), plus legal fees and title insurance. All amounts are in USD (BSD pegged 1:1).

Cost Item	Rate / Range	On $2.65M Unit
VAT on Conveyance (buyer's 50% share)	5% of purchase price	$132,500
Legal Fees	~2.5% of purchase price	$66,250
VAT on Legal Fees	10% of legal fees	$6,625
Title Insurance	0.5%–1%	$13,250–$26,500
Recording Fees	Nominal	~$500
Total Estimated Closing (Buyer)	~8%–9%	$219,125–$232,375

VAT split is market convention (50/50) and negotiable. Legal fees vary by firm. Confirm all costs with your Bahamas attorney before signing. Source: BREA; Bahamas VAT Act (Amendment) 2022.

CAD→USD Planning: With no capital controls in Canada (unlike India's LRS scheme), you can transfer funds freely. However, track your exchange rates carefully — the Bank of Canada spot rate on the date of purchase establishes your adjusted cost base for future Canadian capital gains calculations. Use a specialist FX provider rather than your bank's retail rate to save 1–2% on conversion.

Annual Holding Costs for Aqualina Owners

Your ongoing costs depend on whether you occupy the unit or use it as an investment property. Non-owner-occupied rates are higher for real property tax.

Annual Cost	Owner-Occupied	Non-Owner-Occupied (Investment)
Real Property Tax	~$23,500/yr (first $300K exempt, 0.625% on $300K–$500K, 1% above)	~$48,000/yr (1% on first $500K, 2% above $500K)
HOA / Condo Fees	~$1.00–$1.25/sqft/month ($31,000–$39,000/yr for 2,600 sqft)
Building Insurance	Included in HOA
Contents Insurance	~$2,000–$4,000/yr
Business License (if renting)	N/A	$250–$1,250/yr
Estimated Total/Year	~$56,500–$66,500	~$81,250–$92,250

Real property tax rates: Real Property Tax (Amendment) Act, 2022. HOA fees are estimated based on comparable Cable Beach developments. Confirm current fees with Aristo Development.

Glenn's Insider Note If you plan to spend at least 90 days per year at Aqualina and apply for EPR, you may qualify for owner-occupied property tax rates — saving roughly $24,500 annually on a $2.65M unit. I'll walk you through the residency timeline so you can claim owner-occupied status as early as possible.

Rental Income Strategy for Canadian Aqualina Owners

Aqualina's Cable Beach location — adjacent to the $3.5 billion Baha Mar Resort — positions it in one of Nassau's highest-demand rental corridors. The optional rental program provides professional management, aggressive online marketing, and flexibility.

Aqualina Bahamas oceanfront pool and terrace overlooking Cable Beach — Aqualina's oceanfront infinity pool and beach club — Cable Beach, Nassau

How Rental Income Works for Canadians

In The Bahamas: Rental income is tax-free. You need a business license ($250–$1,250/year) if you rent commercially. Short-term rentals under 45 days attract 10% VAT; rentals over 45 days are VAT-exempt.

In Canada: Bahamas rental income must be reported on your Canadian return as worldwide income (Line 12600). Since The Bahamas charges no income tax, you cannot claim a foreign tax credit — the full amount is taxed at your Canadian marginal rate. You can deduct expenses including property management fees, HOA fees, insurance, property tax, depreciation (CCA), and travel costs to inspect the property.

T1135 Trigger: If you rent your Aqualina unit with reasonable expectation of profit, it becomes specified foreign property regardless of how many months you use it personally. You must file T1135 annually. Consult your accountant before the first rental season.

Bahamas EPR: Permanent Residency Through Your Aqualina Purchase

Every Aqualina unit exceeds the minimum property investment required for Bahamas Economic Permanent Residency (EPR). This is one of the most compelling advantages for Canadian buyers seeking long-term lifestyle and tax planning flexibility.

EPR Requirement	Detail
Minimum Property Investment	$1,000,000 (increased from $750,000 on Jan 1, 2025)
Accelerated Processing	$1,500,000+ — reviewed within 21 days
Property Hold Period	10 years minimum
Annual Presence	90 days per year in The Bahamas
Family Coverage	Includes spouse and dependent children
Work Permit	Separate application required (EPR ≠ work rights)
Canadian Citizenship Impact	None — Canada permits dual residency

Sources: Bahamas Immigration Department; Dept. of Immigration (Jan 2025 threshold update).

Canadian Tax Residency Warning: If you spend fewer than 183 days in Canada while maintaining your home and ties, the CRA will likely still consider you a factual resident. To change Canadian tax residency, you must sever significant residential ties — sell or vacate your Canadian home, and ensure your spouse and dependents relocate. Since there is no Canada-Bahamas tax treaty, there are no treaty tie-breaker rules. This is a complex area requiring a cross-border tax specialist.

Capital Gains When You Eventually Sell Your Aqualina Unit

The Bahamas charges zero capital gains tax. However, Canada taxes 50% of your capital gain as income (the inclusion rate for 2025; the proposed increase to 66.67% on gains above $250,000 was deferred by the Department of Finance to January 1, 2026).

Key Rules for Canadian Sellers

The principal residence exemption does not apply to foreign investment or vacation properties. You must report the disposition on Schedule 3 of your Canadian return, with all amounts converted to CAD using Bank of Canada spot rates on the purchase and sale dates. Since no Bahamas CGT is paid, no foreign tax credit is available — the full taxable portion is subject to Canadian income tax.

ACB Tracking Tip: Your adjusted cost base includes the purchase price, closing costs (legal fees, VAT, title insurance), and capital improvements — all converted to CAD at the Bank of Canada exchange rate on the date each expense was incurred. Start tracking from day one. A proper ACB reduces your future capital gain and saves tax.

Aqualina Bahamas luxury beachfront tower on Cable Beach, Nassau — 11-storey oceanfront development by Aristo Development — Aqualina — 27 exclusive beachfront residences on Cable Beach, adjacent to Baha Mar Resort

8-Step Aqualina Purchase Process for Canadian Buyers

Step 1 — Initial Consultation with Glenn

Tell me what you already own in Canada and elsewhere, your target budget in USD, and whether you're focused on winter lifestyle, rental income, residency, or all three. I'll send you current Aqualina availability and floor plans.

Step 2 — Virtual or In-Person Tour

I provide video walkthroughs, floor-plan comparisons with ONE Cable Beach and Goldwynn, and real-time construction updates. Many Canadians reserve a unit virtually before visiting.

Step 3 — Reserve Your Unit

A reservation deposit secures your chosen unit. I'll coordinate with Aristo Development on timing and payment terms.

Step 4 — Engage Bahamas Attorney

Your attorney handles title search, due diligence, SPA review, and Bahamas Investment Authority registration. I recommend firms experienced with Canadian cross-border transactions.

Step 5 — CAD→USD Transfer & FX Planning

Canada has no capital controls — you can transfer unlimited funds. I recommend using a specialist FX provider for better rates than retail banking. Track every exchange rate for your adjusted cost base.

Step 6 — Sign SPA & Pay Deposits

The Sale and Purchase Agreement outlines payment milestones, completion timeline, and closing conditions. Deposits are held in an escrow arrangement.

Step 7 — Closing & Title Transfer

Your attorney completes conveyance, VAT payment, and title registration. I coordinate the timeline so everything aligns with your Canadian tax planning.

Step 8 — EPR Application (If Desired)

With property ownership confirmed, I assist with your Bahamas EPR application — including spouse and dependent children. Learn more about EPR →

Get Aqualina Availability & Canadian Investor Package

Tell me where you're based in Canada, your target investment range in USD, and whether you're focused on a winter home, rental income, residency — or all three. I'll send a tailored shortlist with closing cost estimates and tax-planning notes.

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Canadian Buyer FAQs: Aqualina & Bahamas Property Investment

Can a Canadian citizen legally buy a condo at Aqualina Bahamas?

Yes. Canadian citizens and permanent residents can purchase freehold property at Aqualina and hold title in their own name, a Canadian corporation, or a trust. The Bahamas imposes no restrictions on foreign property ownership for condos. Your acquisition is registered with the Bahamas Investment Authority as a formality — no special permits are required. Glenn coordinates the entire process from Canada. Can a foreigner buy in The Bahamas? →

Do I need to file CRA Form T1135 after buying at Aqualina?

It depends on how you use the property. If your Aqualina unit is used primarily (more than 50%) for personal enjoyment and is never rented with a reasonable expectation of profit, it qualifies as personal-use property and is exempt from T1135. If you rent it — even part of the year — the property becomes specified foreign property and must be reported annually. At Aqualina's cost ($2.65M+ USD ≈ $3.6M+ CAD), you'd use Part B (detailed reporting). Late filing triggers penalties of $25/day up to $2,500. Always discuss with your accountant before closing. Bahamas real estate tax guide →

How is Bahamas rental income taxed in Canada?

The Bahamas charges 0% income tax on rental earnings. However, as a Canadian tax resident, you must report worldwide income — including Bahamas rental income — on your Canadian return at your marginal rate. Since no Bahamas tax is levied, you cannot claim a foreign tax credit. You can deduct allowable expenses: property management, HOA fees, insurance, property tax, depreciation (CCA), and reasonable travel to inspect the property. Ask Glenn about rental projections →

What are the total closing costs for a Canadian buyer at Aqualina?

For non-Bahamian buyers: VAT on conveyance is 10% (typically split 50/50, so your share is 5% of purchase price). Legal fees run ~2.5% plus 10% VAT on legal. Title insurance is 0.5–1%. On a $2.65M unit, expect approximately $219,000–$232,000 in buyer-side closing costs. All transactions are in USD. There are no Canadian-side taxes on the purchase itself — only your ongoing CRA reporting obligations. Complete buying guide →

Can buying at Aqualina give my family Bahamas permanent residency?

Yes. Every Aqualina unit exceeds the $1,000,000 EPR minimum (increased from $750,000 on January 1, 2025). Units above $1.5M qualify for accelerated 21-day processing. EPR includes your spouse and dependent children, requires a 10-year property hold and 90 days annual presence, and grants the right to live and bank in The Bahamas. Glenn handles both the purchase and EPR filing. Residency by investment guide →

How does owning Bahamas property affect my Canadian tax residency?

Owning foreign property alone does not change your CRA tax residency. The CRA determines residency by your residential ties: home in Canada, spouse/dependents in Canada, bank accounts, driver's licence, provincial health coverage, and social connections. If you sever significant ties and establish Bahamas residency, departure tax may apply (deemed disposition of worldwide assets at FMV). Since no Canada-Bahamas tax treaty exists, there are no treaty tie-breaker rules. This is specialist territory — consult a cross-border tax advisor before making changes. Discuss residency strategy with Glenn →

What happens when I sell — capital gains in Canada?

The Bahamas charges 0% capital gains tax. In Canada, 50% of your capital gain is included in taxable income (2025 inclusion rate; proposed increase to 66.67% above $250K deferred to Jan 1, 2026 per Dept. of Finance announcement). The principal residence exemption does NOT apply to foreign vacation/investment property. Convert all amounts to CAD at Bank of Canada rates on purchase and sale dates. Track your adjusted cost base from day one — it includes purchase price, closing costs, and capital improvements. Tax guide →

How does Bahamas compare to Florida for Canadian snowbirds?

The Bahamas eliminates IRS complications: no Substantial Presence Test, no Form 8840, no US estate tax (up to 40% for non-residents), and no new 2025 DHS 30-day registration rules. Both offer warm weather and USD currency exposure. The Bahamas adds 0% income tax, 0% CGT, 0% estate tax, and EPR residency from $1M. Flight times from Toronto/Montreal are comparable. The Bahamas is a Commonwealth nation with English common law — a familiar legal framework for Canadians. Compare options with Glenn →

Can I use Aqualina part of the year and rent it the rest?

Yes. Aqualina's optional rental program has no blackout periods — use it when you want, rent it when you don't. Both short-term and long-term rentals are permitted with professional management. Important CRA note: renting with expectation of profit makes the property specified foreign property (T1135 required). Rental income is tax-free in The Bahamas but fully taxable in Canada at your marginal rate. You can deduct expenses against the income. Bahamas Airbnb profit guide →

Is there a tax treaty between Canada and The Bahamas?

No Double Taxation Treaty exists (The Bahamas doesn't levy direct taxes, so there's nothing to treaty over). A Tax Information Exchange Agreement (TIEA) does exist, allowing CRA and Bahamas authorities to share tax-related information per the agreement signed under the Department of Finance. In practice, the lack of a treaty has minimal impact because there's no double taxation — Bahamas taxes are zero. Your obligation is simply to report worldwide income to CRA. Ask Glenn about tax planning →

What annual holding costs should I budget for Aqualina?

For an investment unit at $2.65M: real property tax ~$48,000/yr (non-owner-occupied rates: 1% on first $500K, 2% above), HOA/condo fees ~$31,000–$39,000/yr, contents insurance ~$2,000–$4,000/yr, business license ~$250–$1,250/yr. Total: approximately $81,000–$92,000/yr. Owner-occupied rates are significantly lower (~$56,000–$66,000/yr). EPR holders spending 90+ days annually may qualify for owner-occupied rates. Property tax calculator →

How do I start the Aqualina purchase process from Canada?

WhatsApp or call Glenn Ferguson at +1-242-395-8495. BREA licensed agent #1247, Bahamas MLS member, Residency Consultant — 24+ years helping international buyers. Glenn provides current Aqualina availability, pricing, floor plans, coordinates your Bahamas attorney, advises on CAD→USD timing, and manages the entire process from offer through closing and EPR application. Glenn's full credentials →

Related Guides for Canadian Buyers

Sources & References

CRA — Form T1135 Foreign Income Verification Statement (canada.ca/en/revenue-agency — current)
CRA — Determining Your Residency Status (canada.ca — current)
CRA — T1135 Questions and Answers: personal-use property exemption (canada.ca — current)
Dept. of Finance Canada — Capital Gains Inclusion Rate Deferral Announcement (Jan 31, 2025)
Dept. of Finance Canada — Canada-Bahamas Tax Information Exchange Agreement (fin.gc.ca)
Bahamas Immigration Department — EPR $1M minimum effective January 1, 2025
Bahamas Real Property Tax (Amendment) Act, 2022 — owner-occupied and non-owner-occupied rates
Bahamas VAT Act (Amendment) 2022 — 10% flat rate for non-Bahamian purchasers
AqualinaBahamas.com — 27 units, 11 stories, $100M development, from $2.65M
Nassau Guardian (Aug 2021) — Aqualina penthouse sold $11M+ (Cable Beach record)
Cardinal Point Wealth Management (Jan 2026) — New DHS 30-day registration rules for Canadian snowbirds
IRS Publication 519 — US estate tax for non-residents ($60,000 threshold, up to 40% rate)
Croner-i Worldwide Tax Treaties — Bahamas has no double tax treaties (does not levy direct taxes)

Tax Disclaimer: Nothing on this page constitutes tax, legal, or financial advice. The information is provided for general guidance only and may not reflect the most current legal developments. Canadian tax obligations are complex and depend on your individual circumstances. Always consult a qualified Canadian tax professional, cross-border tax advisor, or CPA before making property investment decisions or changing residency patterns. Glenn Ferguson is not a tax advisor.

Real Estate Disclaimer: Property prices, availability, and development specifications are subject to change without notice. All figures are approximate and should be confirmed directly with the developer (Aristo Development) and your Bahamas attorney. Glenn Ferguson is a BREA-licensed Bahamas real estate agent (#1247) and Bahamas MLS member. This page was last updated March 1, 2026.