How to Buy a House in The Bahamas
I focus on what matters: location logic, build quality, hurricane resilience, title certainty, and long-term value. Here’s the exact process I use to help you buy—start to finish.
Licensed Bahamas Real Estate Agent • Residency Consultant
Live Bahamas MLS Listings
Browse current listings across Nassau & Paradise Island. Ask for private tours—no obligation.
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Open Live MLS ListingsGet Alerts & Private Tours
Tell me what you’re looking for. I’ll send 3–5 best homes and set up showings.
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Share your budget, lifestyle, and must-haves. I’ll shortlist 3–5 best-fit homes and arrange private showings in New Providence (Nassau), Paradise Island, Eleuthera, Exuma, Abaco, Bimini, and Grand Bahama.
- Private tours & video walk-throughs
- Bank pre-approval guidance
- Attorney & surveyor coordination
- Residency guidance when applicable
Step-by-Step: Buying a House in The Bahamas
Discovery Call & Shortlist
We align on budget, preferred areas (Ocean Club Estates, Old Fort Bay, Lyford Cay, Cable Beach, Albany), hurricane resilience, rental yield potential, and lifestyle needs. I send a curated shortlist with notes on value drivers and red flags.
Financing & Proof of Funds
Local banks lend to residents and qualified non-residents. We secure pre-approval or verify cash proof of funds and confirm rate, down payment, and timeline.
Offer & Negotiation
We structure the deal (deposit, conditions, inclusions) to protect you while remaining compelling to the seller. I negotiate for value, not just price.
Attorney, Title & Searches
Your Bahamian attorney conducts title verification, deed of conveyance review, company search (if applicable), and property tax checks. I’ll verify current documentary needs with counsel.
Survey, Inspection & Insurance
Licensed surveyor, inspections (roof, seawall, utilities), and binding insurance quotes—especially windstorm/flood coverage for waterfront properties.
Closing & Possession
On completion, funds and title transfer. Utilities and HOA/strata set-up handled, keys delivered, and—if desired—property management engaged.
Financing Your Bahamas Home
Pre-approval strengthens your offer and clarifies rates, amortization, and fees.
- Typical docs: Passport/ID, source-of-funds, bank statements, bank reference. I’ll confirm the current lender list and requirements for you.
- Down payment: Varies by borrower and loan type—ask for current guidance.
- Foreign currency: Coordinate inbound wires, FX, and bank timelines early.
If you plan to rent when away, ask about projected yields and licensing specifics for your island/zone.
| Item | Typical Range |
|---|---|
| Attorney (buyer) | Ask for current schedule |
| VAT on conveyance | Band by price; see note below |
| Title searches / filings | Varies |
| Bank fees (if financed) | Varies by lender |
| Insurance (windstorm/flood) | Property-specific |
I’ll verify current rates, brackets, and schedules before you sign.
Residency Through Real Estate
Buying real estate can qualify you for permanent residency. As of 2025 the minimum investment for Economic Permanent Residency (EPR) is US $1,000,000, and the property is generally expected to be held for at least ten years. Purchases of US $1.5 million or more often receive priority consideration, though timelines are not guaranteed. I will confirm the latest criteria with Immigration and your attorney before you apply.
- Economic Permanent Residency (EPR): Invest ≥ US $1,000,000 in qualifying property.
- Priority review: Investments ≥ US $1,500,000 commonly receive faster processing.
- Home Owner’s Card: Annual card for owners who wish to reside part-time without permanent status.
Closing Costs & Ongoing Expenses
At Closing
- VAT on deed of conveyance (banded by price)
- Buyer’s attorney fees & title work
- Bank/valuation fees (if financed)
- Pro-rated utilities/HOA where applicable
Annually
- Home insurance (windstorm/flood as indicated)
- HOA/condo fees (if applicable)
- Property maintenance & management
If Renting
- Business licensing where relevant
- Tourism/tax compliance by island/zone
- Professional management recommended
VAT on the deed of conveyance is charged on a graduated scale for individuals: 2.5% up to $100k, 4% from $100,001–$300k, 6% from $300,001–$500k, 8% from $500,001–$700k, 9% from $700,001–$1M, and 10% above $1M. Transfers to companies or other entities are generally 10%. I will confirm the correct bracket and any exemptions before you sign.
Legal & Due Diligence Essentials
- Engage a Bahamian real estate attorney early (conveyancing).
- Title verification, plan/survey confirmation, easements/encroachments.
- Company searches (if vendor is a company).
- HOA/strata bylaws, insurance, and reserves (if applicable). I’ll verify current HOA policy items for you.
- Seawall/shoreline condition and hurricane-hardening checks.
- Foreign Buyer Permit: May be required if the property is undeveloped, ≥ 2 acres, or intended for non-owner-occupied use. We’ll file early if needed.
Typical Timeline
Discovery, shortlist, bank pre-approval, first offers.
Attorney/title searches, survey/inspections, financing conditions.
Clear to close, VAT confirmation, completion & possession.
Timelines vary by property type, bank processing, and document readiness. I’ll confirm your exact path before you commit.
Related High-Demand Communities
Old Fort Bay • Lyford Cay • Albany • Ocean Club Estates • New Providence (Nassau) MLS
Buyer Document Checklist
| Category | Typical Items |
|---|---|
| Identity & Funds | Passport/ID, source-of-funds letter, bank statements, bank reference |
| Financing | Pre-approval, valuation report (lender), employment/income verification |
| Legal | Attorney engagement, KYC, deed of conveyance review, title/plan/survey searches |
| Property | Surveyor’s report, strata bylaws/HOA estoppel (if condo/community), insurance quotes (windstorm/flood) |
Condo vs. House in The Bahamas
| Factor | Condo | House |
|---|---|---|
| Maintenance | Centralized (strata) | Owner-managed |
| Rental Readiness | Often turnkey programs | High control; needs management |
| Insurance | Master policy + contents | Structure + windstorm/flood as applicable |
| Privacy/Land | Lower | Higher (yard, dock, seawall) |
| Rules | Strata bylaws apply | HOA (if gated) or fewer restrictions |
Ready to Find Your Bahamas Home?
Let’s shortlist 3–5 homes and go from there. No obligation.
Licensed BREA Realtor® • 24+ Years Experience • Verified MLS Listings
Frequently Asked Questions
Can non-Bahamians buy property in The Bahamas?
Yes. There are established processes for non-residents to purchase property. Your attorney and I will guide you through registrations and any necessary permits.
What closing costs should I expect?
Expect VAT on the deed of conveyance (banded by price), buyer’s attorney fees, searches/filings, bank/valuation fees (if financed), and insurance. I’ll confirm the current schedule for your property.
How long does the purchase process take?
Cash purchases can close faster; financed deals typically take longer due to underwriting and valuations. A common range is 6–10+ weeks, subject to due diligence.
Can my purchase support permanent residency?
Yes. Qualifying investments can support permanent residency, and higher thresholds may receive priority review. I’ll verify the current thresholds and document list with Immigration before you apply.
Should I buy a condo or a house?
Condos offer convenience and rental programs; houses offer privacy and land value. We’ll weigh insurance, seawall, HOA rules, rental yields, and exit value for your situation.
Do I need a Bahamian attorney to buy?
Yes—retain a Bahamian real estate attorney to handle conveyancing, title verification, and filings. I can introduce trusted counsel.
Can non-residents get a Bahamas mortgage?
Local banks may lend to qualified non-residents with standard KYC and valuation. I’ll verify current lender requirements and timelines.
What about property insurance and hurricanes?
Obtain windstorm/flood quotes as part of due diligence. I’ll help you assess build, seawall, elevation, and risk mitigation options.
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