Bahamas Villas for Sale
Luxury villas across Nassau, Paradise Island, Cable Beach, Eleuthera, Exuma, and all Bahamas islands. Ocean Club Estates, Albany, Lyford Cay, Old Fort Bay. From $500K to $30M+. Zero income tax. Glenn Ferguson, BREA Licensed Bahamas Real Estate Agent.
Nassau Villas: Gated Community Luxury
Nassau's gated communities contain the most sought-after villas in The Bahamas, offering 24/7 security, premium amenities, and strong resale liquidity.
Albany - from ~$2M
Ultra-luxury marina community. Championship golf course (Ernie Els). 71-slip mega-yacht marina. Custom estate lots and completed villas. Celebrity ownership base. Strong rental demand. Albany villas represent the pinnacle of modern Bahamas luxury living.
Lyford Cay - from ~$3M
The most exclusive address in The Bahamas. Old-money prestige with rigorous membership requirements. Lyford Cay International School (LCIS) within the gates. Private beach, golf, marina, and dining. Estate villas on generous lots with mature landscaping and complete privacy.
Old Fort Bay - from ~$1.5M
Family-friendly gated community with beach club, restaurants, and a strong expatriate community. Villas range from updated colonial-style homes to contemporary waterfront builds. Well-positioned for western corridor schools (LCIS, St Andrew's, King's College).
Palm Cay - from ~$400K
Modern east-side marina community. Contemporary villa designs. Growing expatriate presence. Marina with 194 slips. Beach club. Lower entry point than western corridor communities with strong appreciation trajectory.
Cable Beach Corridor - from ~$500K
Villas and townhomes near Baha Mar resort. Strong short-term rental demand from resort overflow. Goldwynn, One Cable Beach, and Aqualina add luxury condo inventory. Cable Beach villas offer the best value entry point for Nassau luxury.
Paradise Island Villas
Ocean Club Estates - from ~$3M
Four Seasons-managed community on Paradise Island. Beachfront and harbourfront estate villas. Access to Versailles Gardens, Cloisters, Ocean Club Golf Course, and the One and Only Ocean Club spa. The new Four Seasons Private Residences add branded luxury to the community. Ocean Club Estates represents the most prestigious villa address on Paradise Island.
Other Paradise Island Villas - from ~$1M
Villas outside Ocean Club Estates offer strong value. Proximity to Atlantis resort amenities. Reef Residences at Atlantis provide condo-hotel options with branded rental programmes. Paradise Island villas benefit from the strongest tourist traffic in The Bahamas.
Family Island Villas
Eleuthera - from ~$500K
Pink sand beaches at Harbour Island. Growing eco-luxury market. Jack's Bay Club (Tiger Woods TGR Design course, 1,200 acres). Villa estates with oceanfront privacy at 40-60% below comparable Nassau pricing.
Abaco - from ~$400K
The boating capital of The Bahamas. Montage Cay (53-acre private island resort, 51 residences, opening 2026) brings ultra-luxury to the Abacos. Bakers Bay Golf and Ocean Club on Great Guana Cay offers villa homesites with Tom Fazio golf course and marina. Hope Town on Elbow Cay has iconic striped lighthouse charm with waterfront cottages. Marsh Harbour serves as the commercial hub with the most inventory. Scotland Cay offers private airstrip access and oceanfront lots. Post-Dorian rebuilding has produced modern, hurricane-resilient construction across the chain.
Exuma - from ~$500K
World-class boating and fishing destination. Waterfront villas and estates on Great Exuma. Private island opportunities. February Point and Grand Isle offer villa communities with rental management. Glenn covers all Exuma districts.
Bimini - from ~$500K
50 miles from Miami. Banyan Tree Bimini (54 waterfront residences from $3.5M). Bimini Bay resort community. The closest Bahamas beachfront to the US mainland.
Andros - from ~$150K
The largest Bahamas island. Most affordable waterfront. Kamalame Cay luxury villas from $1.2M. Third largest barrier reef. World-class bonefishing. Best value in The Bahamas.
Harbour Island - from ~$1M
Dunmore Town's colonial charm. Pink sand beaches. Compact walkable village. Strong rental market from high-end tourists. Limited inventory drives premium pricing.
Bahamas Villa Pricing Guide 2026
| Location | Villa Price Range | Key Features |
|---|---|---|
| Albany | $2M - $20M+ | Golf, marina, ultra-luxury |
| Lyford Cay | $3M - $30M+ | Most exclusive, LCIS school |
| Old Fort Bay | $1.5M - $12M+ | Family-friendly, beach club |
| Ocean Club Estates | $3M - $25M+ | Four Seasons, Paradise Island |
| Palm Cay | $400K - $2M | Marina, modern, east side |
| Cable Beach | $500K - $3M | Near Baha Mar, rental demand |
| Eleuthera | $500K - $10M+ | Pink sand, Jack's Bay Club |
| Exuma | $500K - $5M+ | Waterfront, boating lifestyle |
| Abaco | $400K - $10M+ | Montage Cay, Bakers Bay, Hope Town |
| Bimini | $500K - $3.5M+ | 50 miles from Miami |
| Andros | $150K - $6M+ | Most affordable, Kamalame Cay |
| Harbour Island | $1M - $15M+ | Colonial charm, pink sand |
Prices reflect current MLS listings and recent comparable sales. Add 8-11% buyer-side closing costs.
Buyer-Side Costs for Villas
Closing Costs
Total buyer-side: 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. Title insurance 0.5-1% (optional). As of July 2025, a VAT invoice from DIR is required before deed execution. Closing Cost Calculator.
Property Tax
Owner-occupied: first $300,000 exempt, 0.625% on $300K-$500K, 1% above $500K. Non-owner-occupied: 1% on first $500,000, 2% above $500K. Annual cap $150,000 (RPT Amendment Act No. 43 of 2025). Property Tax Calculator.
Rental Income Potential
Nassau STR ADR reached $510.80 (AirDNA/CBOB, August 2025). Luxury villas in prime locations can achieve $1,000-$5,000+ per night in peak season. Management fees: 20-30% of gross STR income. 10% VAT on all rental income. The Bahamas welcomed 12.5 million visitors in 2025. See the full rental income guide.
Villa Purchase and Bahamas Residency
Villas at $1,000,000+ qualify for Economic Permanent Residency (EPR). Government fee: $20,000. Dependent: $300/person. Hold period: 10 years. Annual presence: 90 cumulative days in The Bahamas. $1.5M+ receives accelerated processing (~3 weeks). EPR does not grant work rights. See the full residency guide.
Under $1M: Home Owner's Resident Card (HORC). $700/year ($200 processing + $500 issuance). Annual renewal.
Honest Risks of Buying a Bahamas Villa
Hurricane exposure. All Bahamas islands sit in the hurricane belt. Insurance runs 1.5-3% of insured value annually. Modern construction requires 140mph+ wind rating. Whole-house generator essential ($8K-$25K installed).
Maintenance costs. Salt air, tropical weather, and humidity accelerate wear. Budget 1-2% of property value annually for maintenance. Absentee owners need reliable property management.
Family Island liquidity. Nassau gated community villas sell faster. Eleuthera, Exuma, and Andros villas can take 12+ months to sell. Factor this into your investment timeline.
Closing costs. 8-11% buyer-side is significant. On a $2M villa, that is $160K-$220K in addition to the purchase price.
Looking for a Specific Type of Villa?
Tell Glenn your budget, preferred location, and whether you want beachfront, marina, golf, or gated community. He sends a handpicked shortlist within 48 hours, including off-market opportunities.
Free Bahamas Buyer Tools
Closing Cost Calculator Property Tax Calculator EPR Cost Calculator ROI Calculator AI Property Finder Residency Checker Caribbean Tax Comparison Mortgage Pre-Qualification
Bahamas Villas FAQ
How much do Bahamas villas cost?
What are the best locations for villas?
Can a foreigner buy a villa in The Bahamas?
What are closing costs for a Bahamas villa?
Does buying a villa qualify for residency?
What is property tax on a Bahamas villa?
What rental income can a villa generate?
Who should I call to buy a villa in The Bahamas?
Related Bahamas Guides
Get Your Villa Shortlist
Tell Glenn your budget, preferred location, and lifestyle priorities. He sends a handpicked shortlist within 48 hours, including off-market villas.
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
To add this web app to your homescreen, click on the "Share" icon
Then click on "Add to Home"
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
It looks like your browser doesn't natively support "Add To Homescreen", or you have disabled it (or maybe you have already added this web app to your applications?)
In any case, please check your browser options and information, thanks!
