Complete Guide to Buying Real Estate in the Bahamas
Foreign buyer rules, the step-by-step process, closing costs and taxes, financing options, best locations—and the updated residency-by-investment threshold.
As someone who’s helped hundreds of buyers over 24+ years, I’ll guide you from shortlist to close—and help you align property with residency.
Get the Free 2025 Bahamas Property Buyer’s Kit
Checklists, closing cost calculator, residency flowchart, and a shortlist of neighborhoods matched to your goals.
When you’re investing in the Bahamas, it’s about more than property—it’s about peace of mind, lifestyle, and legacy. If you were sitting in my office today, here’s exactly what I’d walk you through.
Can Foreigners Buy Property in the Bahamas?
Yes—the Bahamas welcomes foreign buyers and provides strong title protection.
- No citizenship or residency required to purchase.
- Under 2 acres (single-family use): typically no permit required.
- Over 2 acres or commercial use: permit required from the Bahamas Investment Authority.
Your attorney registers the purchase as required; I coordinate this with your legal team.
Step-by-Step: The Buying Process
- Define goals & shortlist: lifestyle vs. rental ROI, budget, island/community preferences.
- Engage a local attorney: title search, conveyance, approvals (if any).
- Offer & contract: written offer; deposit usually ~10% on execution.
- Due diligence: title search, survey, HOA/condo docs, insurance, financing checks.
- Closing: balance due; conveyance executed; title transferred and recorded.
Typical timeline: 60–90 days depending on due diligence and approvals.
Costs & Taxes (What to Expect)
Closing Costs Snapshot
- VAT on Conveyance: 10% for properties over $100,000 (2.5% if ≤ $100,000).
- Legal Fees: ~2.5% of purchase price (plus VAT).
- Real Estate Commission: 6% (7% for vacant land).
- Miscellaneous: searches, recording, insurance, bank fees if financed.
Plan for ~10–12% of purchase price for total closing costs.
Annual Property Tax (Owner-Occupied)
- Up to $250,000: Exempt
- $250,000–$500,000: 0.625%
- Over $500,000: 1% (annual cap applies)
Different rates may apply to non-owner-occupied or commercial properties.
Best Locations for Buyers
Nassau / New Providence
Business hub and daily-life convenience with elite enclaves such as Lyford Cay, Albany, Old Fort Bay.
Paradise Island
Ultra-luxury addresses like Ocean Club Estates and Four Seasons Ocean Club Residences, steps from private beaches and marinas.
Eleuthera & Harbour Island
Pink sand beaches, boutique charm, and emerging value pockets for savvy buyers.
Exuma
Turquoise water, private islands, and strong second-home rental demand.
Financing Options
- Cash: most common among international buyers.
- Local banks: selective lending to non-residents (often 40–50% down).
- International/private banking: portfolio-backed facilities for HNW buyers.
Pre-arranged financing strengthens your negotiating position.
Residency Through Real Estate (2025 Update)
Permanent Residency by Investment
- Minimum investment: USD $1,000,000 in qualifying real estate.
- Holding period: typically at least 10 years.
- Benefits: right to reside year-round; no personal income, capital gains, gift, or inheritance taxes.
Program details can change; we’ll coordinate with your attorney and Immigration.
Tax Residency Certificate (Different Program)
- Often associated with $1.5M+ property and presence requirements (e.g., 90+ days/yr).
- Used primarily for tax domicile planning—not a substitute for Permanent Residency.
Property + Residency Strategy Session
I’ll map the fastest path from shortlist to close—and align your purchase with the right residency track.
FAQs
Can Americans buy property in the Bahamas?
Yes—U.S. buyers are very active and face no special restrictions to purchase.
Do I need to be in the Bahamas to buy?
No. With a licensed attorney and Power of Attorney, your deal can close remotely.
What’s the minimum for permanent residency by real estate?
As of January 1, 2025: USD $1,000,000 in qualifying real estate, typically held for 10 years.
Is Airbnb allowed?
Yes, with business license + VAT registration. Some HOAs restrict short-term rentals—check community rules.
Request the Buyer’s Kit & Residency Fast-Track
Complete the short form below. I’ll follow up personally with your tailored checklist and property shortlist.
Prefer to talk now? Call/WhatsApp 1-(242)-395-8495.
Next Step: Get a Vetted Shortlist
Tell me your must-haves and budget. I’ll send a curated shortlist (with pros/cons) in 24 hours.
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