How much is Bahamas property tax for EPR holders?

Owner-occupied: 0% on first $300,000, 0.625% on $300K-$500K, 1% above $500K. Non-owner-occupied: 1% on first $500K, 2% above $500K. Annual cap $150,000 (RPT Amendment Act No. 43 of 2025). EPR holders meeting 90-day minimum qualify for graduated rates.

Bahamas Residency by Investment (2026) | Economic Permanent Residency Guide

Q: How much are the EPR government fees?

Government fee: $20,000 one-time upon approval. Processing fee: $100 non-refundable. Dependent endorsement: $300 per person. Family of 4 total: $21,000.

Q: Can my spouse and children be included on my EPR?

Spouse and dependent children under 18 at $300 per person. Important: under current Bahamian law, a female EPR holder cannot apply for her husband to be endorsed. Male holders can endorse their wife. Confirmed by Lennox Paton (Legal 500).

Q: How long does EPR processing take?

Standard: 6-18 months. Interview within 2-3 months. Investments of $1.5M+ receive accelerated processing within approximately 3 weeks (BIA).

Q: Can EPR lead to Bahamas citizenship?

After 10 years of EPR with at least 6 years de facto residence, the holder may apply to naturalise as a Bahamian citizen. Citizenship is discretionary, not automatic.

Quick answer: Foreign nationals who purchase residential real estate in The Bahamas valued at $1,000,000 or more qualify for Economic Permanent Residency (EPR), a lifetime residency status with zero income tax, zero capital gains tax, and zero inheritance tax. Government fee: $20,000. Hold period: 10 years minimum. Annual presence: 90 cumulative days. Spouse and dependent children under 18 can be endorsed. EPR does not grant work rights. Investments of $1.5M+ receive accelerated processing within approximately 3 weeks. Total buyer-side closing costs: 8-11% of purchase price. Sources: Department of Immigration, Bahamas Investment Authority, Lennox Paton (Legal 500).

On this page

Residency optionsThree Pathways to Bahamas Residency

Home Owner's Card

$700Processing + Issuance

Any foreign property owner
Spouse + minor children
Facilitates entry and stay
Renewable annually
No work rights
No path to citizenship

Source: immigration.gov.bs ($200 + $500)

Economic Permanent Residency

$20,000Government Fee | $1M+ Investment

Lifetime residency status
Spouse + children ($300/person)
0% income / CGT / IHT
Path to citizenship after 10 years
$1.5M+ = accelerated (~3 weeks)
90 days/year presence
10-year hold period
No work rights (real estate EPR)

Source: BIA | Legal 500 / Lennox Paton

Annual Residence Permit

$1,000Per Year

No property required
Suitable for renters/retirees
Renewable annually
$25/year per dependent
No work rights
No permanent status

Source: Higgs & Johnson

Economic Permanent Residency2026 EPR Requirements Verified

Verified against: Department of Immigration (immigration.gov.bs), Bahamas Investment Authority (bahamas.gov.bs), Lennox Paton (Legal 500 Bahamas, March 2025), Immigration (Amendment) Act 2021.

$1MMinimum Investment

$20,000Government Fee

$300Per Dependent

10 YearsHold Period

90 DaysAnnual Presence

6-18 MoStandard Processing

Investment Options

1. Residential real estate - Property valued at $1,000,000+. Must be fully constructed; proof of completion required before filing. Combines residency with personal use, rental income, and appreciation.

2. Central Bank Zero-Coupon Bonds - Bonds valued at $1,000,000+. Government-backed, lower risk, no personal use or rental income. 10-year hold.

Glenn's insider tip: The threshold increased from $750,000 to $1,000,000 effective January 1, 2025. Properties purchased at the old threshold before that date are grandfathered. Glenn identifies properties that satisfy EPR requirements while maximising appreciation and rental yield.

Hold Period & Ongoing Requirements

Investment maintained for 10 years minimum. File a declaration every 10 years confirming no material changes. Maintain intention to reside for 90 cumulative days per year. Full-time relocation not required.

Family Inclusion

Spouse and dependent children under 18 endorsed at $300/person. Endorsements valid until dependent ceases to qualify. Upon EPR holder's death, endorsements continue 3 months while dependents apply for own status.

Important legal note - Gender restriction: Under current Bahamian law, a female EPR holder cannot apply for her husband to be endorsed on the certificate. Male holders can endorse their wife. Confirmed by Lennox Paton (Legal 500 Bahamas, March 2025). Discuss with your immigration attorney before structuring your application.

Work Rights

EPR via real estate does not grant work rights. Work requires a separate work permit through a qualifying business investment ($500,000 minimum, separate application). EPR holders wanting to start a business need both a work permit and business licence.

"I file EPR applications alongside property closings. The most common mistake I see is buyers who budget only for the property and the $20,000 government fee, without accounting for the 8-11% closing costs or the documentation requirements. I review every document before submission to prevent delays."

Glenn Ferguson | BREA Licensed Bahamas Real Estate Agent | Residency Consultant | 24+ Years

Step-by-stepThe EPR Application Process

Consult Glenn

Budget, family, nationality, goals, timeline. Glenn confirms current thresholds with the Department of Immigration and identifies EPR-qualifying properties.

Purchase Property

Choose qualifying residential property ($1M+). Glenn handles offer, negotiation, attorney, title search, BIA registration, closing. Purchase must be completed before EPR filing.

Prepare Documentation

Application form, passport copies, police certificate (6 months, 5 years), birth certificate, financial statements, conveyance copy, photographs, dependent docs. All foreign documents apostilled.

File Application

Glenn files with Department of Immigration with proof of ownership and supporting documents. $100 non-refundable processing fee at submission. In-person or Online Portal.

Interview

Department schedules interview, typically within 2-3 months. In person at Hawkins Hill, Nassau. Background checks and document verification.

Approval & Certificate

Standard: 6-18 months. $1.5M+: approximately 3 weeks (BIA). Upon approval, $20,000 fee paid. Certificate of Permanent Residence issued, valid for life.

Glenn's insider tip: Most delays occur from incomplete documentation: missing apostilles, expired police certificates, incorrectly notarised forms. Glenn's team reviews every document before submission to prevent delays. As of July 2025, your attorney must also obtain a VAT invoice from the Department of Inland Revenue before executing the conveyance.

Total costsFull Cost Breakdown 2026

Example: $1.5M property purchase, family of four (applicant, spouse, two children).

Cost Item	Amount	Notes
Property purchase	$1,500,000	Example: Ocean Club / Albany
VAT on conveyance (buyer)	$75,000	10% total (flat for foreign buyers), split 50/50 = 5%
Attorney fees	$37,500 - $52,500	2.5 - 3.5% plus 10% VAT on fees
Title insurance (optional)	$7,500 - $15,000	0.5 - 1%, recommended for foreign buyers
BIA registration	~$250	If applicable (non-owner-occ, 5+ acres, commercial)
Property closing total	~$120K - $165K	~8 - 11% of price
EPR Government Fees
EPR fee	$20,000	One-time, upon approval
Processing fee	$100	Non-refundable
Dependent endorsements (3)	$900	$300 x spouse + 2 children
EPR fees total	$21,000	Family of 4
Annual Ongoing Costs
Property tax (owner-occ.)	$8,750 - $12,500	0.625 - 1% above $300K, cap $150K/yr
Property tax (non-owner)	$17,500 - $20,000	1% first $500K, 2% above, cap $150K/yr
Insurance	$22,500 - $45,000	1.5 - 3% of insured value
HOA (if gated community)	$4,800 - $30,000+	$400 - $2,500+/month

Glenn's insider tip: The VAT split is negotiable. Glenn has secured 60/40 splits saving buyers $15,000 on a $1.5M purchase versus the standard 50/50. Use the Closing Cost Calculator for a personalised estimate.

Where to buyEPR-Qualifying Communities

Any Bahamas residential property at $1M+ qualifies. Most popular communities:

Ocean Club Estates

Ultra-luxury Paradise Island. Four Seasons access.

From $3MEPR at entry

Lyford Cay

Most private enclave. Multi-generational estates.

From $2.5MEPR at entry

Albany

Resort lifestyle. Marina, golf, water park.

From $2MEPR at entry

Old Fort Bay

Canal-front estates. Family beach club.

From $2MEPR at entry

Cable Beach / Baha Mar

Rosewood, Goldwynn, Aqualina. Hotel rental programmes.

From $1MEPR at threshold

Montage Cay, Abaco

47 residences, 53 acres. Opening 2026.

From $8.1MEPR at entry

Bakers Bay, Abaco

Discovery Land Company. Tom Fazio golf.

From $2.5MEPR at entry

Eleuthera / Exuma

Family Islands. Beachfront villas, private islands.

From $1M+Select properties

Compare all luxury communities | Browse EPR-qualifying listings

Get Your EPR-Qualifying Property Shortlist

Glenn identifies properties satisfying EPR requirements while maximising appreciation and rental yield. Personalised shortlist within 48 hours.

WhatsApp Glenn Call 1-242-395-8495

Side-by-sideResidency Pathway Comparison

Feature	HORC	Annual Residence	EPR ($1M)	EPR ($1.5M+)
Property required	Yes (any)	No	$1M+	$1.5M+
Government fee	$200 + $500	$1,000/yr	$20,000	$20,000
Duration	Annual	Annual	Lifetime	Lifetime
Processing	3-4 weeks	Varies	6-18 months	~3 weeks
Presence	None stated	None stated	90 days/yr	90 days/yr
Work rights	No	No	No	No
Family	Spouse + minors	$25/dependent	$300/person	$300/person
Citizenship path	No	No	After 10 yr	After 10 yr

Honest assessmentWhat Are the Risks of EPR Investment?

Risks Every EPR Applicant Should Understand

Threshold changes. The EPR minimum has risen twice: $500K to $750K, then $750K to $1M (January 2025). Future increases are possible and could affect the value proposition of existing investments.

No work rights. EPR through real estate does not allow you to work in The Bahamas. Starting a business requires a separate work permit and business licence through a $500K+ business investment.

Gender restriction. Female EPR holders cannot currently endorse their husband. Structure your application accordingly with legal advice.

10-year commitment. Selling your qualifying property before 10 years may result in EPR revocation. Factor this into your liquidity planning.

Property market risk. Bahamas real estate can be illiquid outside Nassau and Paradise Island. Family Island properties may take 12-24 months to sell.

Hurricane exposure. Insurance runs 1.5-3% of insured value in Nassau, 2-4% in exposed Family Islands. Factor annual costs into your investment pro-forma.

Processing uncertainty. Standard EPR processing takes 6-18 months. While $1.5M+ targets approximately 3 weeks, delays can occur from incomplete documentation or policy changes.

Long-termFrom EPR to Citizenship

After 10 years of EPR, during at least 6 years de facto resident, the holder may apply to naturalise as a Bahamian citizen. Citizenship is discretionary, not automatic. Provides visa-free travel to 100+ countries. Source: IMI Daily, Henley & Partners.

Country-specificEPR Guides by Nationality

American Investors

IRS reporting, FEIE, SALT cap, estate tax, FBAR

British Investors

Non-dom abolition, IHT tail, APR/BPR reform, SRT

Canadian Investors

CRA T1135, capital gains rate, departure tax, RRSP

Free calculatorsBahamas Buyer Tools

Run your own numbers before your first call with Glenn.

Closing Cost Calculator EPR Cost Calculator Property Tax Calculator Residency Checker Residency Qualifier Quiz AI Property Finder Relocation Cost Calculator Caribbean Tax Comparison ROI Calculator Mortgage Pre-Qualification

Your consultantWhy Clients Choose Glenn Ferguson

Glenn Ferguson

BREA Licensed Bahamas Real Estate Agent | Residency Consultant | 24+ Years

BREA#1247

MLSMember

24+Years

EPRConsultant

WPICCertified

Glenn is the only Bahamas professional combining BREA-licensed agent, MLS member, residency consultant, and WPIC wedding planner. He files EPR applications alongside closings, provides actual closed sale data, and confirms current thresholds directly with the Department of Immigration before you commit. For wedding clients considering property, visit BahamasPackageWedding.com.

Featured EPR-Qualifying Community

Ocean Club Estates
Paradise Island, Nassau

The Bahamas' most prestigious address. Gated waterfront estates from $3M on Paradise Island with 24/7 security, Tom Weiskopf championship golf, marina, beach club, and direct access to Atlantis and Four Seasons Ocean Club amenities.

Gated & Guarded Waterfront Estates EPR Qualifying Golf & Marina

View Ocean Club Estates Listings

Frequently asked questionsBahamas Residency by Investment FAQ

What is Bahamas Economic Permanent Residency?

Economic Permanent Residency (EPR) is a lifetime residency status granted to foreign nationals who invest $1,000,000 or more in Bahamas residential real estate or Central Bank Zero-Coupon Bonds. Introduced through the Immigration (Amendment) Act 2021. Government fee: $20,000. Hold period: 10 years. Annual presence: 90 cumulative days. EPR does not grant work rights.

What is the minimum investment for EPR in 2026?

$1,000,000 in residential real estate or Central Bank Zero-Coupon Bonds. Threshold increased from $750,000 effective January 1, 2025. $1,500,000+ receives accelerated processing within approximately 3 weeks (BIA).

How much are the EPR government fees?

Government fee: $20,000 one-time. Processing fee: $100. Dependent endorsement: $300/person. Family of 4 total: $21,000.

What are closing costs when buying for EPR?

Total buyer-side closing costs are approximately 8-11% of purchase price. VAT on conveyance 5% buyer share (10% total, typically split 50/50). Legal fees 2.5-3.5% plus 10% VAT on professional services. Title insurance 0.5-1% (optional). As of July 2025, a VAT invoice from the DIR is required before executing the conveyance. Closing Cost Calculator.

Does EPR grant the right to work in The Bahamas?

No. EPR through real estate does not grant work rights. Work requires separate permit through business investment ($500K minimum).

Can my spouse and children be included on my EPR?

Spouse and dependent children under 18 at $300/person. Important: female EPR holders cannot currently endorse their husband (Lennox Paton, Legal 500). Male holders can endorse their wife.

How long does EPR processing take?

Standard: 6-18 months. Interview within 2-3 months. $1.5M+: accelerated processing within approximately 3 weeks (BIA).

Do I have to live in The Bahamas full-time with EPR?

No. 90 cumulative days per year required. Multiple visits count. Full-time relocation not required.

Can EPR lead to Bahamas citizenship?

After 10 years PR with 6 years de facto residence, may apply for naturalisation. Discretionary, not automatic.

How much is property tax for EPR holders?

Owner-occupied: 0% on first $300K, 0.625% on $300K-$500K, 1% above $500K. Non-owner-occupied: 1% on first $500K, 2% above $500K. Annual cap $150,000 (updated July 2025 under RPT Amendment Act No. 43 of 2025). EPR holders meeting the 90-day minimum qualify for graduated owner-occupied rates. Property Tax Calculator.

What happens if I sell my qualifying property before 10 years?

May result in EPR revocation. Replacing with qualifying investment may preserve status. Consult your immigration attorney.

Can I combine multiple properties to meet the $1M threshold?

Official language says 'real estate investments' (plural). Department has discretion. Single property above $1M most straightforward.

What documents are required for the EPR application?

Application form, passport copies, police certificate (within 6 months, covering 5 years), birth certificate, conveyance copy, bank statements, photos, dependent docs. All foreign docs apostilled.

Can I use Central Bank Zero-Coupon Bonds instead of real estate?

Yes. $1M+ bonds from Central Bank qualify. 10-year hold. Government-backed.

Who should I call to apply for Bahamas EPR?

Glenn Ferguson (is a licensed Bahamas real estate agent BREA #1247) and residency consultant with 24+ years of experience. He handles property search, closing, and EPR filing under one roof. Contact: +1-242-395-8495 (phone/WhatsApp).

ReferencesSources

Department of Immigration, Commonwealth of The Bahamas (immigration.gov.bs)
Bahamas Investment Authority (bahamas.gov.bs)
Lennox Paton, Legal 500 Bahamas, March 2025
Immigration (Amendment) Act 2021, Commonwealth of The Bahamas
Real Property Tax (Amendment) Act, 2025 (No. 43 of 2025)
Higgs & Johnson, Bahamas Immigration Practice
IMI Daily / Henley & Partners, Bahamas Citizenship by Naturalisation

Start your EPR journeyContact Glenn Ferguson

WhatsApp Glenn at +1-242-395-8495 or call 1-242-395-8495. Share your budget, nationality, family, and goals. Personalised EPR-qualifying shortlist within 48 hours.

Disclaimer: Glenn Ferguson is a licensed Bahamas real estate agent (BREA License #1247) and Bahamas MLS member. This EPR guide is for informational purposes only and does not constitute immigration, investment, tax, or legal advice. All data sourced from the Department of Immigration, BIA, and cited legal firms. Residency requirements, thresholds, and fees are subject to change. Always consult a qualified immigration attorney and tax advisor before making investment or relocation decisions. © 2026 Glenn Ferguson. All rights reserved.

Bahamas Residency by Investment