Beachfront Condos for Sale in The Bahamas
Compare every major oceanfront condo building across Cable Beach, Paradise Island, West Bay Street, and the Out Islands — pricing, rental rules, HOA, tax, and residency eligibility for 2026.
Why Buyers Choose Bahamas Beachfront Condos
The Bahamas offers one of the Caribbean's most buyer-friendly environments for oceanfront condo ownership. Foreigners purchase freehold property with the same rights as Bahamian citizens — no permits required for residential purchases up to five acres. The country imposes zero income tax, zero capital gains tax, and zero inheritance tax. The Bahamian dollar is pegged 1:1 to the U.S. dollar, eliminating currency risk for American buyers. And with direct flights from Miami (under 3 hours), New York, Toronto, London, and dozens of other cities, it is the most accessible island nation in the Caribbean.
The beachfront condo market spans three main zones on New Providence (Cable Beach, West Bay Street, and Paradise Island) plus select Out Island locations in Eleuthera, Exuma, Harbour Island, and the Abacos. The market ranges from entry-level studios at $350,000 to ultra-luxury branded residences above $6,000,000. More than 15 distinct oceanfront buildings are actively selling, each with its own amenity package, rental policy, HOA structure, and investor profile. This guide compares them all.
Beachfront Condo Buildings Compared — 2026
This table covers the major oceanfront condo buildings actively selling across New Providence and Paradise Island. Each building has a distinct character, price point, and rental profile. Glenn provides unit-level detail, current availability, and HOA fee schedules for any building below.
| Building | Location | Built | Units | Beds | Size (sq ft) | Price Range | Rental Program |
|---|---|---|---|---|---|---|---|
| Goldwynn Residences | Cable Beach | 2021 | 79 suites + 75 residences | Studio–3BR | 550–2,200 | $800K–$3M+ | Yes — on-site managed |
| Goldwynn Penthouses (Phase 2) | Cable Beach | Est. 2027 | TBA | 2BR–4BR | TBA | TBA | Yes |
| Aqualina | Cable Beach | 2024 | 27 | 3BR–4BR | 2,577–7,500+ | $2.6M–$6M+ | Optional — short & long-term |
| One Cable Beach | Cable Beach | 2023 | ~120 | 1BR–3BR | 850–3,400 | $400K–$2.5M | Building policy — ask Glenn |
| Rawson Court | Cable Beach | 1990s | ~40 | 3BR | 2,460–3,500+ | $550K–$845K | HOA rules apply |
| Caves Point | West Bay St | 1990s | ~50 | 3BR–4BR | 1,400–4,000 | $875K–$2.7M | HOA rules apply |
| Towers of Cable Beach | Cable Beach | 1970s | ~80 | 2BR–3BR | 1,200–1,800 | $250K–$500K | Building policy — ask Glenn |
| Bayroc | Cable Beach | 2000s | ~20 | 2BR–3BR | 1,800–3,000 | $1.2M–$2M+ | HOA rules apply |
| Delaporte Point | West Bay St | 1980s | ~30 | 2BR–3BR | 1,200–2,200 | $500K–$1.2M | HOA rules apply |
| Reef at Atlantis | Paradise Island | 2007 | ~500 | Studio–2BR | 500–1,400 | $350K–$1.5M | Yes — Atlantis managed |
| Ocean Club Residences | Paradise Island | 2006 | 88 | 2BR–4BR | 2,000–4,500 | $1.5M–$5.5M | Private rental / PM |
| One Ocean | Paradise Island | 2019 | ~50 | 1BR–3BR | 1,200–3,500 | $600K–$2.5M | Building policy — ask Glenn |
| Sunrise Beach Club | Paradise Island | 1980s | ~50 | Studio–5BR | 500–2,500 | $350K–$700K | Vrbo/Airbnb/direct |
| SLS Baha Mar Residences | Cable Beach | 2017 | Limited | 1BR–3BR | 1,200–3,500 | $1M–$4M+ | SLS hotel program |
| ONDA (new development) | Cable Beach | Pre-constr. | TBA | 1BR–3BR | TBA | TBA | TBA |
Prices from Bahamas MLS, HG Christie, Sotheby's, Corcoran, 7th Heaven Properties, developer brochures. Subject to change. Contact Glenn for real-time availability.
Beachfront Condo Areas Compared
| Area | Character | Entry Price | Top End | Beach | Rental Demand | Airport | Best For |
|---|---|---|---|---|---|---|---|
| Cable Beach | Nassau's resort strip; Baha Mar corridor | $250K | $6M+ | Cable Beach — 2.5 mi white sand | Very high (resort tourism) | 10–15 min | Rental investors, resort lifestyle |
| Paradise Island | Exclusive; Atlantis + Four Seasons | $350K | $5.5M+ | Cabbage Beach — 3+ mi | High (Atlantis tourism) | 20 min | Lifestyle buyers, resort integration |
| West Bay Street | Caves Point, Love Beach, lower density | $500K | $2.7M | Various — western coast | Moderate (lifestyle) | 10 min | Full-time residents, privacy seekers |
| Harbour Island | Pink Sands, boutique luxury | $800K+ | $5M+ | Pink Sands — 3 mi | High ADR, limited supply | Fly to ELH + water taxi | Second-home luxury, exclusivity |
| Eleuthera | French Leave, destination appeal | $600K+ | $3M+ | French Leave, Lighthouse Beach | Growing (destination) | Fly to ELH / GHB | Boutique investment, serenity |
| Exuma | Turquoise flats, marina, eco-luxury | $500K+ | $3M+ | Tropic of Cancer Beach | High ADR, very limited | Fly to GGT | Ultra-exclusive, boating, eco-tourism |
2026 Pricing by Category
| Category | Price Range | Typical Unit | Example Buildings |
|---|---|---|---|
| Entry oceanfront | $250K–$500K | Studio–2BR, 500–1,800 sq ft, older buildings | Towers of Cable Beach, Reef at Atlantis studios, Sunrise Beach Club |
| Mid-range beachfront | $500K–$1.5M | 2–3BR, 1,200–2,700 sq ft | Rawson Court, Caves Point, One Cable Beach, Goldwynn 1BR, One Ocean |
| Premium resort-branded | $1.5M–$3M | 2–3BR, 1,800–3,500 sq ft, new construction | Goldwynn 2–3BR, Ocean Club Residences, Bayroc, SLS Baha Mar |
| Ultra-luxury | $3M–$6M+ | 3–4BR, 2,500–7,500 sq ft, branded | Aqualina, Ocean Club 3–4BR, Goldwynn Penthouses (Phase 2) |
All prices in BSD/USD (pegged 1:1). Entry-level pricing on older buildings may require renovation budget. Pre-construction may offer staged payment terms.
Closing Costs and Annual Ownership Costs
Buyer-Side Closing Costs (Foreign Buyers)
| Cost Item | Rate | On $500K | On $1M | On $2.5M |
|---|---|---|---|---|
| VAT on conveyance (buyer's 50%) | 5% | $25,000 | $50,000 | $125,000 |
| Legal fees | 2.5–3.5% + 10% VAT on fees | $13,750–$19,250 | $27,500–$38,500 | $68,750–$96,250 |
| Title insurance | 0.5–1% | $2,500–$5,000 | $5,000–$10,000 | $12,500–$25,000 |
| BIA registration | Nominal | ~$250 | ~$250 | ~$250 |
| Total buyer-side | 8–11% | $41,500–$49,500 | $82,750–$98,750 | $206,500–$246,500 |
Annual Property Tax
| Assessed Value | Owner-Occupied | Non-Owner / Rental |
|---|---|---|
| $500,000 | $1,250/yr | $5,000/yr |
| $750,000 | $3,750/yr | $10,000/yr |
| $1,000,000 | $6,250/yr | $15,000/yr |
| $2,000,000 | $16,250/yr | $35,000/yr |
| $3,000,000 | $26,250/yr | $55,000/yr |
| $5,000,000 | $46,250/yr | $95,000/yr |
Owner-occupied: first $300K exempt, 0.625% to $500K, 1% above, capped $150K/yr. Non-owner-occupied: 1% first $500K, 2% above. Rates per RPT Act 2023. Use the Property Tax Calculator.
Tell Glenn Your Budget and Goals
Send your price range, bedroom requirements, and whether you're buying for lifestyle, rental income, or both. Glenn replies with a curated shortlist of 3–5 buildings that match — plus comparable sales, HOA fees, and a rental pro-forma.
Rental Income Potential by Building Type
| Building / Type | Peak Nightly | Off-Peak Nightly | Occupancy | Gross Annual Est. | Program |
|---|---|---|---|---|---|
| Reef at Atlantis studio | $350–$550 | $200–$350 | 65–80% | $45K–$75K | Atlantis managed |
| Goldwynn 1BR resort | $400–$700 | $250–$450 | 55–70% | $50K–$90K | On-site managed |
| Aqualina 3BR | $800–$1,500 | $500–$900 | 40–55% | $65K–$130K | Optional program |
| One Cable Beach 2BR | $350–$600 | $200–$375 | 50–65% | $40K–$70K | Ask Glenn |
| Caves Point 3BR | $350–$550 | $200–$350 | 45–60% | $35K–$60K | HOA rules |
| Rawson Court 3BR | $300–$450 | $175–$275 | 45–60% | $35K–$60K | HOA rules |
| Ocean Club Residences 2BR | $800–$1,500 | $500–$900 | 50–65% | $60K–$120K | Private PM |
Estimates based on comparable properties. Rental income is 0% Bahamas-taxed but subject to home-country tax. Business license required ($250–$1,250/yr). Property reclassifies non-owner-occupied. Actual results vary by unit, view, and management.
Residency Through Beachfront Condo Ownership
| Residency Path | HORC (Annual Card) | Standard EPR | Accelerated EPR |
|---|---|---|---|
| Minimum investment | Any property value | $1,000,000 USD | $1,500,000+ USD |
| Processing | Standard | Standard (months) | ~3 weeks |
| Annual fee | $500 + $25/dependent | $20,000 app + $300/family | $20,000 app + $300/family |
| Property hold | Must own (any duration) | 10 years minimum | 10 years minimum |
| Annual presence | No minimum | 90 days/year | 90 days/year |
| Family | Spouse + minors | Spouse + children under 18 | Spouse + children under 18 |
| Work rights | No | No | No |
| Citizenship pathway | No | Eligible after 10 years | Eligible after 10 years |
EPR threshold increased to $1M on January 1, 2025 (from $750K). KYC, police report, medical, and proof of funds required. Glenn coordinates with experienced immigration counsel. Full Residency Guide.
Buying Strategy — If You Were in Glenn's Office Today
The right beachfront condo depends on one question: are you buying for lifestyle, rental income, or both? That single answer determines your building shortlist, floor level, and how you structure the deal.
For lifestyle-first buyers, Glenn focuses on Cable Beach (Aqualina, Bayroc, Rawson Court) and Paradise Island (Ocean Club Residences, One Ocean) — buildings where square footage, beach quality, and privacy matter most. For rental-first buyers, he focuses on buildings with managed programs (Goldwynn, Reef at Atlantis) and Cable Beach properties near Baha Mar where tourist demand is strongest. For dual-purpose buyers (personal use plus rental income), Goldwynn and One Cable Beach offer the best balance of amenity quality and rental flexibility.
Glenn always advises buyers to inspect the HOA before they inspect the unit. The HOA fee, reserve fund, rental rules, and building insurance structure tell you more about long-term ownership costs than any listing description. He provides current fee schedules, 3-year fee trends, and reserve fund status for every building he shows.
Why Work with Glenn Ferguson
Glenn Ferguson is a BREA-licensed real estate agent (#1247), Bahamas MLS member, and Residency Consultant with more than 24 years of experience across Nassau, Cable Beach, Paradise Island, and the Out Islands. He works across every beachfront building in the market — from Towers of Cable Beach at $250K to Ocean Club Residences at $5.5M — giving buyers a complete, unbiased picture of what's available.
For beachfront condo buyers specifically, Glenn provides a curated shortlist of 3–5 buildings matched to your budget and goals, current comparable sales data, HOA fee schedules and reserve fund status, rental pro-formas with realistic yield projections, attorney referrals for conveyance and title search, BIA and Central Bank registration coordination, and HORC or EPR residency application management. Single point of contact from first enquiry through closing and beyond.
Get Your Beachfront Condo Shortlist
Tell Glenn your budget, bedroom count, and whether you're buying for lifestyle, rental, or both. He replies with a curated shortlist, comparable sales, and a cost-of-ownership projection.
Want a faster response? WhatsApp is typically answered within minutes.
Browse Live MLS Listings
Search all beachfront condo inventory directly. For off-market listings and a filtered shortlist matched to your requirements, Ask Glenn.
Can't see the MLS? Open MLS in a new tab.
Frequently Asked Questions — Beachfront Condos in The Bahamas
How much do beachfront condos cost in The Bahamas in 2026?
Entry-level studios and 1BR start at $350K–$500K (Reef at Atlantis, Sunrise Beach, Towers of Cable Beach). Mid-range 2–3BR condos run $800K–$2.5M (Goldwynn, Caves Point, One Cable Beach). Luxury 3–4BR residences at Aqualina and Ocean Club Residences range $2.5M–$6M+.
Get current pricing from Glenn →Can a foreigner buy a beachfront condo in The Bahamas?
Yes — freehold ownership under the IPLA 1993, no permits for residential up to 5 acres, title in your own name or IBC/trust. Register with BIA and Central Bank after closing. Glenn coordinates the process for international buyers.
What are the best beachfront condo buildings?
Depends on budget and goals. Cable Beach: Goldwynn (resort-branded, rental program), Aqualina (ultra-luxury, 27 units), One Cable Beach (new 2023). Paradise Island: Reef at Atlantis (condo-hotel), Ocean Club Residences (Four Seasons). Value: Rawson Court, Caves Point. Glenn shows all buildings on every buyer trip.
What are the closing costs?
Foreign buyers budget 8–11%: VAT 5% (buyer share), legal 2.5–3.5% + VAT, title 0.5–1%. On $1M: ~$83K–$99K. Use the Closing Cost Calculator.
What annual property tax do I pay?
Owner-occupied: first $300K exempt, 0.625% to $500K, 1% above ($150K cap). Non-owner: 1% first $500K, 2% above. $1M owner-occupied = ~$6,250/yr; non-owner = ~$15,000/yr. Property Tax Calculator.
Can I rent out my Bahamas beachfront condo?
Rental policies vary by building. Goldwynn and Reef at Atlantis offer managed programs. Aqualina permits short and long-term. Others have HOA rules with minimum stays. If renting: non-owner tax rate applies, business license required, home-country tax obligations remain. Glenn confirms rules for every building.
Which buildings have the best rental income potential?
Buildings with managed programs (Goldwynn, Reef at Atlantis) achieve the highest occupancy. Cable Beach benefits from Baha Mar visitor traffic. Paradise Island benefits from Atlantis tourism. Gross yields of 5–10%+ are achievable depending on unit type and management.
Does buying qualify me for Bahamas residency?
Any owner: HORC at $500/yr. $1M+ purchase: EPR (permanent, 10-year hold, 90 days/yr). $1.5M+: accelerated EPR (~3 weeks). Full Residency Guide.
Cable Beach vs Paradise Island — which is better for condos?
Cable Beach: widest selection ($250K–$6M+), strongest new construction pipeline, Baha Mar tourism, best for rental investors. Paradise Island: higher per-sq-ft, more exclusive, Atlantis/Four Seasons adjacency, limited new inventory, best for lifestyle buyers. See our Cable Beach comparison.
What HOA fees should I expect?
Varies significantly: older buildings have lower fees, newer resort-branded buildings command more. HOA covers building insurance, exterior, pool, security, generator, management. Glenn provides specific schedules and reserve fund status for any building.
Are there 0% tax benefits to owning in The Bahamas?
Yes: 0% income tax, 0% capital gains, 0% inheritance tax, 0% wealth tax. Annual property tax is the primary cost. Rental income is untaxed locally but subject to home-country obligations. BSD pegged 1:1 to USD.
Is financing available?
Cash is most common at luxury level. Select Bahamas banks (FirstCaribbean, RBC, Bank of The Bahamas) lend to qualified foreign buyers — typically 30–50% down, 15–25 years, 6–9%. Glenn introduces aligned lenders.
How long does it take to buy?
Cash: 30–60 days. Mortgage: 60–120 days. Pre-construction: developer milestone schedule (12–36 months). Glenn coordinates attorney, title search, due diligence, and government registrations.
Who should I call to buy a beachfront condo in The Bahamas?
Call Glenn Ferguson at +1-242-395-8495 (phone or WhatsApp). BREA #1247, MLS member, 24+ years. Access to every MLS-listed and off-market beachfront condo. Attorney coordination, BIA registration, residency applications — single point of contact.
View Glenn's full credentials →Explore More
Sources
- International Persons Landholding Act, 1993 — freehold rights for non-Bahamians
- Department of Inland Revenue, Bahamas — Real Property Tax rates
- Real Property Tax Act, as amended 2023 — 0.625%/1% tiers, $150K cap
- Bahamas Immigration Department — HORC and EPR requirements
- Bahamas Immigration (Amendment) Act, 2021 — EPR framework
- Fragomen Advisory, January 2025 — EPR threshold increase to $1M
- VAT (Amendment) Act, 2022 — 10% VAT on conveyance for foreign buyers
- Bahamas Investment Authority (BIA) — foreign investment registration
- HG Christie Ltd — Caves Point, Rawson Court, Goldwynn, Cable Beach listings
- Damianos Sotheby's International Realty — Paradise Island and Cable Beach listings
- Aqualina Bahamas (aqualinabahamas.com) — 27 units, $2.6M–$6M, rental program
- Goldwynn Bahamas (goldwynnbahamas.com) — Phase 2 Penthouses, delivery est. 2027
- 7th Heaven Properties — Bahamas beachfront condo inventory (41 active listings)
- Dupuch Real Estate — Reef at Atlantis condo-hotel details and amenities
Start Your Bahamas Beachfront Search
With 15+ oceanfront buildings actively selling across Cable Beach, Paradise Island, West Bay Street, and the Out Islands, the Bahamas beachfront market has never offered more choice. Prices start at $350K for entry-level studios and reach $6M+ for ultra-luxury branded residences. The right building depends on your budget, your goals, and whether you plan to live in it, rent it, or both. Glenn Ferguson shows them all — and filters the market down to the 3–5 buildings that genuinely match what you're looking for.
Ready to See What Fits?
WhatsApp Glenn with your budget, bedroom count, and goals. He'll reply with a curated shortlist within 24 hours.
© HomesForSaleInNassauBahamas.com · Glenn Ferguson · Nassau, Cable Beach & The Bahamas
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