Homes for Sale Paradise Island Bahamas
Condos from $350K, luxury estates to $25M+ — on a 826-acre island connected by bridge to Nassau, with Atlantis, Four Seasons, Cabbage Beach, two marinas, and 0% income tax.
Paradise Island, Bahamas — homes and condos for sale
Why Buyers Choose Paradise Island, Bahamas
Paradise Island is an 826-acre barrier island on the northern shore of Nassau Harbour, connected to New Providence by two road bridges. Once known as Hog Island, it was renamed in the 1960s when Huntington Hartford II transformed it into a luxury resort destination. Today it is home to the Atlantis Paradise Island mega-resort (receiving over 4.5 million visitors annually to New Providence), the Four Seasons Ocean Club, the newly redeveloped Hurricane Hole Superyacht Marina, and a select number of residential communities that range from studio condos to multi-million-dollar beachfront estates.
What makes Paradise Island unusual in the Caribbean real estate market is the combination of resort-grade infrastructure with freehold ownership available to foreign buyers — in a jurisdiction with no income tax, no capital gains tax, no inheritance tax, and a currency pegged 1:1 to the U.S. dollar. Buyers get Cabbage Beach (one of the Caribbean's top-rated stretches of white sand), year-round direct flights from 50+ cities, and a 20-minute drive from Lynden Pindling International Airport.
Paradise Island at a Glance
| Feature | Details |
|---|---|
| Size | 826 acres (3.3 km²) |
| Location | Northern shore of Nassau Harbour, New Providence |
| Access | Two road bridges from Nassau; 20 min from NAS airport |
| Beach | Cabbage Beach (3+ miles of white sand, north shore) |
| Major resorts | Atlantis Paradise Island, Four Seasons Ocean Club |
| Marinas | Hurricane Hole Superyacht Marina (vessels up to 420 ft), Ocean Club Marina (52 slips, 120 ft) |
| Residential communities | Ocean Club Estates, Ocean Club Residences, Reef at Atlantis, One Ocean, Sunrise Beach Club, Bay View Village, Paradise Landing |
| Property prices (2026) | $350,000 – $25,000,000+ |
| Foreign ownership | Freehold, unrestricted (IPLA 1993) |
| Income tax | 0% |
Where to Buy on Paradise Island — Community Guide
Ocean Club Estates
The island's most exclusive address — 122 single-family estate lots at the eastern tip of Paradise Island surrounding a Tom Weiskopf 18-hole championship golf course. Homeowners enjoy a private Beach Club, 52-slip marina, and full access to both Four Seasons Ocean Club and Atlantis. Homes from $3,500,000 to $25,000,000+. Low turnover — many sales happen off-market.
Ocean Club Residences & Marina
88 luxury condominiums across four six-story buildings on a 7-acre waterfront site within Ocean Club Estates gates. Sweeping marina, harbour, and golf-course views. Two pools, fitness centre, concierge, underground parking. Same membership privileges as estate homeowners. Condos from approximately $1,500,000 to $5,500,000.
Four Seasons Ocean Club Residences
Branded residences set within the Four Seasons Ocean Club Resort — the Hartford Gallery collection. Premium oceanfront positioning with Four Seasons management, services, and rental program. Among the highest per-square-foot values on Paradise Island.
The Reef at Atlantis
Condo-hotel product — own a furnished beachfront studio, one-bedroom, or two-bedroom with private balcony. Participate in the Atlantis managed rental program when not in personal use. Access to Cove Pool, golf, 22+ restaurants, Aquaventure, and casino. Studios from approximately $400,000–$600,000; one-bedrooms from $700,000–$1,200,000. The most accessible Atlantis-affiliated purchase.
One Ocean
Modern luxury condominium complex near Cabbage Beach. Contemporary finishes, ocean and harbour views, swimming pool, and fitness facilities. An alternative to the Ocean Club for buyers who want a newer building at a lower entry point. Condos from approximately $600,000 to $2,500,000.
Hurricane Hole / Paradise Landing
The $250 million redevelopment around the Hurricane Hole Superyacht Marina — luxury harbourfront residences, the Carnivale restaurant, Paradise Island's first full-service grocery store, pharmacy, medical centre, and wellness clinic. Deep-water marina with 6,100 linear feet of docks accommodating vessels up to 420 feet. Just 120 steps from Atlantis.
Sunrise Beach Club & Villas / Bay View Village
More affordable Paradise Island options. Sunrise Beach Club offers beachfront condos and villas on Cabbage Beach — studios and one-bedrooms from approximately $350,000–$700,000. Bay View Village provides harbour-view townhouses and condos from approximately $400,000–$900,000. Both are popular with vacation rental investors.
2026 Paradise Island Property Prices
| Community / Building | Type | Size Range | Price Range (USD) |
|---|---|---|---|
| Ocean Club Estates | Estate homes | 4,000 – 15,000+ sq ft | $3,500,000 – $25,000,000+ |
| Ocean Club Estates vacant lots | Land | 0.5 – 1.5+ acres | $3,000,000 – $10,000,000 |
| Ocean Club Residences | Luxury condos | 2,000 – 4,500 sq ft | $1,500,000 – $5,500,000 |
| Four Seasons Residences | Branded residences | 2,500 – 5,000+ sq ft | $3,000,000 – $15,000,000+ |
| Reef at Atlantis | Condo-hotel | Studios – 2BR | $400,000 – $1,500,000 |
| One Ocean | Luxury condos | 1,200 – 3,500 sq ft | $600,000 – $2,500,000 |
| Paradise Landing / Hurricane Hole | Harbourfront residences | Varies | From $1,000,000+ |
| Sunrise Beach Club & Villas | Beachfront condos/villas | Studios – 5BR | $350,000 – $700,000 |
| Bay View Village | Townhouses & condos | 1BR – 3BR | $400,000 – $900,000 |
Prices based on Bahamas MLS data, JamesEdition aggregated listings, and private transaction records, Q1 2026. Market conditions vary — Ask Glenn for current availability. Average Paradise Island listing: ~$2,400,000 (source: JamesEdition, 109 active listings).
Paradise Island vs Cable Beach vs Nassau — Where Should You Buy?
| Factor | Paradise Island | Cable Beach / Baha Mar | Nassau (East & West) |
|---|---|---|---|
| Character | Resort island, vacation & luxury | Beachfront corridor, modern condos | Full-time living, neighbourhoods |
| Entry price | ~$350K (studio condo) | ~$300K (older condo) / $550K+ (Aqualina) | ~$185K (starter home) |
| Top-end price | $25M+ (OCE beachfront) | $3.5M (Aqualina penthouse) | $40M+ (Lyford Cay) |
| Beach | Cabbage Beach (3+ mi) | Cable Beach (2+ mi) | Varies by location |
| Resort access | Atlantis + Four Seasons | Baha Mar (SLS, Rosewood, Grand Hyatt) | None (self-contained living) |
| Marina | Hurricane Hole (420 ft) + Ocean Club (120 ft) | Albany (180 ft), Palm Cay | Nassau Yacht Haven, others |
| Rental demand | Very high (tourist-driven) | High (vacation + Baha Mar guests) | Moderate (long-term tenants) |
| Full-time living | Possible but limited daily services | Good — new grocery, restaurants | Best — hospitals, schools, all services |
| Airport distance | 20 min | 15 min | 10–25 min |
| Inventory (active) | ~109 listings | ~150 listings | ~800+ listings |
Closing Costs & Property Tax — Paradise Island
Buyer-Side Closing Costs (Foreign Buyers)
| Cost Item | Rate | On $500K Condo | On $2M Property | On $5M Estate |
|---|---|---|---|---|
| VAT on conveyance (buyer's 50%) | 5% | $25,000 | $100,000 | $250,000 |
| Legal fees | 2.5–3.5% + 10% VAT on fees | $13,750–$19,250 | $55,000–$77,000 | $137,500–$192,500 |
| Title insurance | 0.5–1% | $2,500–$5,000 | $10,000–$20,000 | $25,000–$50,000 |
| BIA registration | Nominal | ~$250 | ~$250 | ~$250 |
| Total buyer-side | 8–11% | $41,500–$49,500 | $165,250–$197,250 | $412,750–$492,750 |
Annual Property Tax by Price Point
| Value | Owner-Occupied | Non-Owner-Occupied |
|---|---|---|
| $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 |
| $5,000,000 | $46,250/yr | $95,000/yr |
| $10,000,000 | $96,250/yr | $195,000/yr |
Owner-occupied requires 6+ months/year residence. First $300K exempt, 0.625% to $500K, 1% above, capped $150K/yr. Non-owner-occupied: 1% first $500K, 2% above, no cap. Source: DIR, RPT Act 2023.
Ready to Explore Paradise Island Properties?
Glenn sends a personalised shortlist — MLS listings, off-market opportunities, and a full cost-of-ownership projection — matched to your budget, view preference, and residency goals.
Bahamas Residency Through a Paradise Island Purchase
| Residency Path | HORC (Annual Card) | EPR (Permanent Residency) |
|---|---|---|
| Minimum investment | Any property value | $1,000,000 USD (Jan 2025) |
| Accelerated processing | N/A | $1,500,000+ (~3 weeks) |
| Annual fee | $500 + $25/dependent | $20,000 application + $300/family |
| Property hold | Must own property (any duration) | 10 years minimum |
| Annual presence | No minimum | 90 days/year |
| Family inclusion | Spouse + minors | Spouse + dependent children under 18 |
| Right to work | No | No (separate work permit) |
| Citizenship pathway | No | Eligible after 10 years |
| Validity | Annual renewal | Permanent |
Rental Income Potential on Paradise Island
Paradise Island benefits from year-round tourist traffic — New Providence receives 4.5 million+ air and cruise visitors annually, and Atlantis alone drives substantial demand for nearby accommodations. Properties on Paradise Island command premium vacation rental rates, particularly during peak season (December–April) and event periods.
| Property Type | Nightly Rate (Peak) | Nightly Rate (Off-Peak) | Occupancy | Rental Model |
|---|---|---|---|---|
| Reef at Atlantis studio | $350–$550 | $200–$350 | 65–80% | Atlantis managed program |
| Reef at Atlantis 1BR | $500–$800 | $300–$500 | 60–75% | Atlantis managed program |
| Ocean Club Residences 2BR | $800–$1,500 | $500–$900 | 50–65% | Private rental / PM company |
| Sunrise Beach 1BR | $250–$400 | $150–$250 | 55–70% | Vrbo / Airbnb / direct |
| Ocean Club Estates home | $2,000–$10,000+ | $1,200–$5,000 | 30–50% | Luxury PM / direct |
Rates are estimated ranges based on comparable market data. Actual income depends on unit condition, management, marketing, and seasonality. Bahamas has 0% income tax, but a business license is required ($250–$1,250/yr) and property is reclassified as non-owner-occupied for tax purposes.
Why Work with Glenn Ferguson on Paradise Island
Glenn Ferguson is a BREA-licensed real estate agent (#1247), Bahamas MLS member, and Residency Consultant with more than 24 years of experience helping international buyers purchase across Paradise Island, Nassau, Cable Beach, and the Out Islands. Unlike listing portals that show partial public data, Glenn provides access to the full Bahamas MLS inventory plus off-market properties, bank foreclosures, and private sales that never appear online.
On Paradise Island specifically, Glenn knows which buildings have been recently renovated, which HOA structures are financially sound, which units have the best views relative to their price, and where upcoming development activity may affect your investment. He coordinates your Bahamas attorney, advises on wire transfer logistics, manages BIA and Central Bank registration for foreign buyers, and handles EPR residency applications — all from a single point of contact.
Get Paradise Island Listings & Pricing
Tell Glenn your budget, preferred community, timeline, and residency interest — and receive a personalised shortlist with comparable sales data within 24 hours.
Want a faster response? WhatsApp is typically answered within minutes.
Frequently Asked Questions — Paradise Island Homes for Sale
How much do homes and condos cost on Paradise Island in 2026?
Prices range from approximately $350,000 for studio condos (Sunrise Beach Club, Bay View Village) to $25,000,000+ for beachfront estates in Ocean Club Estates. Reef at Atlantis studios: $400K–$600K. One Ocean condos: $600K–$2.5M. Ocean Club Residences: $1.5M–$5.5M. Ocean Club Estates homes: $3.5M–$25M+. The average listing price is approximately $2,400,000.
Get current pricing from Glenn →Can a foreigner buy property on Paradise Island?
Yes. Under the International Persons Landholding Act 1993, foreigners can purchase freehold property without restriction. Title can be held in your name, through a company, or via a trust. Purchases are registered with the BIA and Central Bank Exchange Control. Glenn coordinates the entire process for overseas buyers.
What communities and buildings are on Paradise Island?
Key communities: Ocean Club Estates (122 estate homes), Ocean Club Residences & Marina (88 condos), Four Seasons Residences (branded), Reef at Atlantis (condo-hotel), One Ocean (modern condos), Sunrise Beach Club (beachfront condos), Bay View Village (harbour townhouses), and Paradise Landing/Hurricane Hole (new superyacht marina community).
What are the closing costs for buying on Paradise Island?
Foreign buyers should budget 8–11% above the purchase price. VAT on conveyance: 10% (split 50/50, your share 5%). Legal fees: 2.5–3.5% + 10% VAT. Title insurance: 0.5–1%. On a $500K condo: ~$40K–$55K. On a $2M property: ~$160K–$220K. Use the Bahamas Closing Cost Calculator for your specific price.
What is the annual property tax on Paradise Island?
Owner-occupied: first $300K exempt, 0.625% to $500K, 1% above, capped $150K/yr. Non-owner-occupied: 1% first $500K, 2% above, no cap. A $750K owner-occupied condo: ~$3,750/yr. A $2M non-owner-occupied property: ~$35K/yr. See the Property Tax Calculator.
Can buying on Paradise Island qualify me for Bahamas permanent residency?
Yes, if the property is valued at $1,000,000+ (EPR threshold, January 2025). $1,500,000+ qualifies for accelerated processing (~3 weeks). EPR covers spouse and dependent children, requires 10-year hold and 90 days/year presence, and costs $20,000 + $300/family. Properties under $1M qualify for an annual HORC ($500/yr). Glenn handles both purchase and residency. Take the Residency Qualifier Quiz.
Is Paradise Island a good investment for rental income?
Yes — year-round tourist demand, Atlantis proximity, and premium nightly rates. The Reef at Atlantis offers a managed rental program. Ocean Club Residences and One Ocean can be privately rented. No Bahamas income tax, but a business license is required ($250–$1,250/yr), property is reclassified non-owner-occupied, and home-country tax obligations apply for U.S., Canadian, and UK citizens.
What is The Reef at Atlantis like as a purchase?
A condo-hotel — furnished studios to two-bedrooms with balconies. Owners use personally or enter the Atlantis managed rental program. Amenities: Cove Pool, golf, 22+ restaurants, Aquaventure, marine habitat, Mandara Spa. Studios from ~$400K–$600K. The most accessible Atlantis-affiliated ownership on Paradise Island.
What is Hurricane Hole and Paradise Landing?
A $250M redevelopment — deep-water superyacht marina with 6,100 linear feet of docks, vessels up to 420 ft, in-slip fueling (a Bahamas first), 24-hour security, and on-site Customs/Immigration. Paradise Landing includes luxury residences, the Carnivale restaurant, pharmacy, medical centre, grocery store, and wine shop. Located 120 steps from Atlantis.
How does Paradise Island compare to Cable Beach or Nassau?
Paradise Island: resort-integrated, tourist-driven rental demand, higher per-sq-ft pricing, limited inventory (~109 listings). Cable Beach: newer condos (Aqualina, Baha Mar corridor), beachfront, lower entry. Nassau: most affordable, best for full-time living with hospitals and schools. Many buyers own on PI for vacation use and in Nassau for full-time residence.
What insurance costs should I expect?
Condos: master policy covers structure, owner pays contents/liability (~$1,500–$5,000/yr for under $1M). Estate homes: full coverage — windstorm, structure, contents, liability. A $5M CBS home: ~$50K–$100K/yr. Beachfront properties carry higher premiums. Major insurers: Bahamas First, J.S. Johnson, Star General. Glenn factors insurance into every cost projection.
How long does it take to buy on Paradise Island?
Cash: 30–60 days. With mortgage: 60–120 days. Steps: attorney and title search (1–3 weeks), sales agreement + 10% deposit, due diligence, closing and balance, BIA/Central Bank registration. Glenn coordinates attorneys, wire logistics, and government registrations for a streamlined timeline.
Do I need a Bahamas attorney to buy?
Yes. An attorney is required for all Bahamas real property transactions — title search, conveyance documents, Opinion on Title, and closing registration. Fees average 2.5–3.5% + 10% VAT. Glenn provides referrals to experienced real estate attorneys who handle international transactions regularly.
Who should I call to buy a home on Paradise Island?
Call Glenn Ferguson at +1-242-395-8495 (phone or WhatsApp). Glenn is a BREA-licensed agent (#1247), Bahamas MLS member, and Residency Consultant with 24+ years experience. He provides full MLS inventory + off-market access, coordinates your attorney, manages BIA/Central Bank registration, and handles EPR applications — all from a 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 and FAQ
- Real Property Tax Act, as amended 2023 — 0.625%/1% tiers, $150K cap
- Bahamas Immigration Department — HORC ($500/yr) and EPR requirements
- Bahamas Immigration (Amendment) Act, 2021 — EPR framework, 10-year hold
- Fragomen Advisory, January 2025 — EPR threshold increase to $1M
- Bahamas Investment Authority (BIA) — foreign investment registration
- Central Bank of The Bahamas — Exchange Control registration
- VAT (Amendment) Act, 2022 — 10% VAT on conveyance for foreign buyers
- Dupuch Real Estate — Paradise Island community data, Reef at Atlantis, Ocean Club Estates (122 lots)
- JamesEdition, Q1 2026 — 109 active Paradise Island listings, $2.4M average
- Hurricane Hole Superyacht Marina / Sterling Global Financial — $250M redevelopment, 6,100 ft docks, 420 ft capacity, in-slip fueling
- Ocean Club Estates (oceanclubparadiseisland.com) — 88 condos, 52-slip marina, membership privileges
Start Your Paradise Island Search
From a $400,000 Reef at Atlantis studio to a $20,000,000 beachfront estate, Paradise Island offers more variety than most buyers expect — but inventory is limited and turnover is slow. Glenn Ferguson positions you ahead of the market with access to listings before they go public.
Your Paradise Island Property Search Starts Here
Limited inventory. High demand. Off-market deals move fast. WhatsApp Glenn now to get positioned.
© HomesForSaleInNassauBahamas.com · Glenn Ferguson · Nassau, Paradise Island & The Bahamas
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