Does buying at Kamalame Cay qualify for Bahamas residency?

Yes. Properties at $1,000,000+ qualify for Economic Permanent Residency (EPR). Most Kamalame Cay listings exceed this threshold. Purchases of $1,500,000+ receive accelerated processing (~3 weeks). Glenn coordinates property purchase and EPR application as one integrated process.

What are the closing costs for buying at Kamalame Cay?

Foreign buyers should budget 8-11% of purchase price: VAT on conveyance (10% total, split 50/50 so buyer pays 5%), legal fees (2.5-3.5% plus 10% VAT on fees), title insurance (0.5-1%), BIA registration (~$250). On a $3M property, total buyer costs are approximately $247,000-$296,000.

How does Kamalame Cay compare to Montage Cay?

Both are private island developments. Kamalame Cay (96 acres, Andros) is an established family-run resort with existing homes from $1.2M, world-class diving, and laid-back charm. Montage Cay (53 acres, Abacos) is a new branded development from $8.1M, under construction, with Montage hotel services. Kamalame offers lower entry price and an operating resort; Montage offers branded luxury at a higher price point.

What is the rental income potential?

Kamalame Cay operates a rental programme through the resort. Owners can place their villas into the resort's rental pool when not in personal use. Nightly rates for resort guests range from approximately $500-$2,500+ depending on villa size and season (high season December-April). Glenn provides property-specific rental projections based on actual resort booking data.

Kamalame Cay Bahamas Real Estate (2026)

Q: How much does Kamalame Cay real estate cost?

Current listings range from approximately $1,200,000 for undeveloped homesites to $5,990,000 for the largest turnkey oceanfront villas. The island will feature approximately 75 residences when fully built out. Add 8-11% in buyer-side closing costs. Contact Glenn Ferguson at 1-242-395-8495 for current availability.

Q: Where is Kamalame Cay?

Kamalame Cay is a 96-acre private island off the northeast coast of Andros, the largest island in The Bahamas. It sits less than a mile from the Andros Barrier Reef, the third largest barrier reef system in the world. Access is by seaplane from Nassau (approximately 15-20 minutes) or by private ferry from Andros.

Q: What amenities does Kamalame Cay offer?

The Bahamas' only overwater spa, three miles of private beach, Great House restaurant and bar, Tiki Bar and Beach House Grill, heated freshwater pool, clay tennis courts, yoga pavilion, marina and dive shop with direct access to the Andros Barrier Reef, seaplane dock, golf carts for island transport, kayaks, paddleboards, snorkelling gear, and bicycles.

Q: Who should I call to buy at Kamalame Cay?

Call Glenn Ferguson at +1-242-395-8495 (phone or WhatsApp). Glenn is a BREA-licensed Bahamas Real Estate Agent (#1247), Bahamas MLS member, and Residency Consultant with 24+ years experience across all islands including Andros. He provides current pricing, comparable data, closing cost projections, and EPR coordination.

Kamalame Cay — Private Island Living on Andros

Kamalame Cay is a 96-acre family-run private island off the northeast coast of Andros, the largest and least developed island in The Bahamas. It sits less than a mile from the Andros Barrier Reef — the third largest barrier reef system in the world — offering some of the finest diving, snorkelling, and bonefishing on Earth.

Unlike larger branded developments, Kamalame is intimate and established. The island operates as a boutique resort with 21 oceanfront accommodations and will feature approximately 75 residences when fully built out. Current inventory includes turnkey furnished villas (2-5 bedrooms, $2.4M-$6M+) and undeveloped homesites (from $1.2M). All properties are oceanfront or ocean-view with private beach access.

What makes Kamalame unique: This is The Bahamas' only private island with an operating overwater spa, established dining, and a working resort infrastructure — meaning your property generates rental income from day one through the resort's rental programme. No waiting for construction completion or hotel opening.

Current Listings

Waterfront homes at Kamalame Cay, Andros Bahamas

Property	Type	Size	Price
Undeveloped homesites	Land	~0.5 acres	From $1,200,000
Turnkey villas (2-3 BR)	Villa	~2,200-3,500 sq ft	$2,450,000-$3,000,000
Oceanfront estates (4-5 BR)	Estate	~3,500-4,600+ sq ft	$3,800,000-$5,990,000

Listings as of early 2026. Inventory is limited and changes frequently. Plus 8-11% buyer-side closing costs. All villas delivered fully furnished to resort standards. Contact Glenn for current availability.

AI Property Finder All Andros Listings

Resort Amenities for Owners

The Bahamas' only overwater spa — treatments suspended above crystal-clear water, available to all residents and resort guests.

Three miles of private beach — white sand coastline surrounding the island, with secluded stretches accessible only to residents.

Dining: The Great House Restaurant and Bar (fine dining, locally sourced), Tiki Bar and Beach House Grill (casual oceanfront), and SugarCane lounge. Three dining tiers available: a la carte, Guest of House (all meals), and Premium (all meals plus resort wines and spirits).

Recreation: Heated freshwater pool, clay tennis courts, yoga pavilion, marina and dive shop with direct barrier reef access, kayaks, paddleboards, snorkelling gear, bicycles, alfresco cinema, and golf carts for island transport.

Diving and fishing: Less than a mile from the Andros Barrier Reef. World-class bonefishing flats, blue hole diving, and deep-sea fishing. The resort arranges guided excursions.

Access: Seaplane from Nassau (~15-20 minutes) or private ferry from Fresh Creek, Andros. Fresh Creek International Airport has commercial service.

Seasonal note: The resort closes annually from approximately late August through late October (hurricane season), with slight date variations each year. Owners retain property access during closure.

Closing and Holding Costs

Cost Item	Rate	On $1.2M	On $3M	On $6M
VAT on conveyance (buyer 50%)	5%	$60,000	$150,000	$300,000
Legal fees (incl. 10% VAT)	2.75-3.85%	$33,000-$46,200	$82,500-$115,500	$165,000-$231,000
Title insurance	0.5-1%	$6,000-$12,000	$15,000-$30,000	$30,000-$60,000
BIA registration	Nominal	~$250	~$250	~$250
Total buyer-side	8-11%	$99K-$118K	$248K-$296K	$495K-$591K

Annual Holding Costs (Estimate)

On a $3M villa (owner-occupied): property tax approximately $26,250/year (first $300K exempt, 0.625% to $500K, 1% above, capped $150K), insurance $30,000-$90,000 (1-3%, island location), resort association fees (varies), utilities variable. Non-owner (rental) tax rate is higher: 1% first $500K, 2% above. Glenn provides property-specific projections.

Closing Cost Calculator Property Tax Calculator

Residency Through Kamalame Cay

Path	HORC	Standard EPR	Accelerated EPR
Min. investment	Any value	$1,000,000	$1,500,000+
Fee	$500/yr + $25/dep	$20,000 + $300/family	$20,000 + $300/family
Processing	Standard	Months	~3 weeks
Hold period	Must own	10 years	10 years

Most Kamalame Cay listings exceed the $1M EPR threshold. Villa purchases ($2.4M+) all qualify for accelerated processing. Glenn coordinates purchase and EPR together.

Check Eligibility Full Residency Guide

Kamalame Cay vs Montage Cay

Factor	Kamalame Cay	Montage Cay
Island	Andros (96 acres)	Abacos (53 acres)
Status	Established resort, operating	Under construction (2026 opening)
Entry price	From $1.2M (land)	From $8.1M
Residences	~75 planned	47 total
Management	Family-run resort	Montage Hotels branded
Diving	Third largest barrier reef	Good (Sea of Abaco)
Marina	Small marina + dive shop	47-slip, vessels to 110 ft
Spa	Only overwater spa in Bahamas	Montage signature spa
Rental programme	Yes (operating now)	Future (post-opening)
Access	Seaplane from Nassau ~15 min	Yacht/seaplane/helicopter

Montage Cay Guide

Glenn Ferguson — Expert Quote: Kamalame Cay is the kind of property that you either understand immediately or you do not. If you want branded luxury with a big marina, look at Montage Cay or Bakers Bay. But if you want a private island with an established resort, world-class diving on the third largest barrier reef, the only overwater spa in The Bahamas, and entry prices starting at $1.2 million instead of $8 million, Kamalame is hard to beat. The rental programme generates income through the operating resort from day one — you are not waiting for construction to finish. I provide comparable closed sale data, annual holding cost projections including the seasonal closure factor, and EPR coordination for every Kamalame buyer.

Glenn Ferguson — BREA Licensed Bahamas Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands

Get Current Kamalame Cay Availability

Glenn provides villa-specific pricing, comparable data, rental projections, and EPR coordination.

Call +1-242-395-8495 WhatsApp Glenn

Request Kamalame Cay Information

Include your budget, preferred property type, and whether you need EPR coordination.

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

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Frequently Asked Questions

How much does Kamalame Cay real estate cost?

Homesites from $1.2M. Turnkey villas $2.4M-$6M+. Plus 8-11% closing costs. On $3M = ~$248K-$296K closing. Closing Cost Calculator.

Where is Kamalame Cay?

96-acre private island off northeast Andros. Less than a mile from the third largest barrier reef. Seaplane from Nassau ~15-20 minutes, or ferry from Fresh Creek.

Does buying qualify for residency?

$1M+ = EPR. $1.5M+ = accelerated ~3 weeks. Most Kamalame villas qualify for accelerated. Check Eligibility.

What amenities does Kamalame offer?

Only overwater spa in Bahamas, 3-mile beach, fine dining (Great House), Tiki Bar, heated pool, clay tennis, yoga, marina, dive shop, kayaks, paddleboards, cinema, golf carts.

How does Kamalame compare to Montage Cay?

Kamalame: established resort, Andros, from $1.2M, barrier reef, overwater spa. Montage: under construction, Abacos, from $8.1M, branded luxury. Lower entry but less marina infrastructure. Montage Cay.

Can I earn rental income?

Yes. Operating resort rental programme from day one. Nightly rates $500-$2,500+. High season Dec-Apr. Resort closed late Aug-late Oct (hurricane season). Glenn provides rental projections.

What are the annual costs?

$3M owner-occ: tax ~$26K, insurance $30K-$90K (island), resort fees + utilities. Non-owner tax higher. Tax Calculator.

Who should I call to buy at Kamalame Cay?

Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Bahamas Real Estate Agent, 24+ years. Pricing + availability + closing costs + EPR. Zero cost to buyer. View Glenn's credentials.

Sources

Kamalame Cay (kamalame.com) — resort details, amenities, real estate page
Coldwell Banker Lightbourn Realty — Kamalame Cay active listings
Thompson Group Bahamas — Kamalame Cay listing data ($1.2M-$5.99M)
Real Property Tax Act, as amended 2023 — owner-occupied and non-owner tiers, $150K cap
VAT (Amendment) Act, 2022 — 10% VAT on conveyance
Bahamas Immigration Department — EPR requirements ($1M+ threshold, Jan 2025)
BREA (breabahamas.com) — agent licensing

Private Island Living — Established and Accessible

Kamalame Cay offers what very few properties in The Bahamas can: established private island living with an operating resort, the only overwater spa in the country, and entry prices starting at $1.2 million — a fraction of comparable private island developments. The Andros Barrier Reef location adds world-class diving that no Nassau development can match. Glenn Ferguson provides the complete picture for every listing.

Disclaimer: Pricing, availability, and resort amenities are subject to change. This page is not affiliated with Kamalame Cay or Viceroy Luxury Real Estate Group. Consult a qualified Bahamas attorney and your home-country tax advisor. Glenn Ferguson is a licensed Bahamas Real Estate Agent (BREA #1247) and Residency Consultant — not a lawyer, accountant, or tax advisor.