Reef Residences Atlantis Condos for Sale
Turnkey condo-hotel ownership inside Atlantis, Paradise Island. Furnished two-bedroom suites with optional rental programme, lock-off income potential, and full resort access.
The Reef at Atlantis — Condo-Hotel Ownership on Paradise Island
The Reef at Atlantis is a condo-hotel tower on Paradise Island offering fully furnished two-bedroom suites with full kitchens, ocean-view balconies, and complete access to the Atlantis resort ecosystem. Units range from approximately 1,497 to 1,718 square feet across multiple floor plans, with some configurations supporting lock-off style dual income.
Owners can opt into the Atlantis-managed rental programme, placing their unit into the resort's booking inventory when not in personal use. The Atlantis brand — one of the most recognized resort names in the Caribbean — drives year-round occupancy that independent rentals on Paradise Island cannot match.
Sample Listings (2BR)
| Unit | BR/BA | Size | Price |
|---|---|---|---|
| The Reef 7-926 & 928 | 2/3 | ~1,718 sq ft | $2,499,000 |
| The Reef 20-922 & 924 | 2/3 | ~1,497 sq ft | $1,390,000 |
| The Reef 6-922 & 924 | 2/3 | ~1,497 sq ft | $1,350,000 |
| The Reef 19-905 & 907 | 2/3 | ~1,497 sq ft | $1,100,000 |
| The Reef 14-921 & 923 | 2/3 | ~1,497 sq ft | $1,050,000 |
Illustrative examples — availability and pricing change frequently. Plus 8-11% buyer-side closing costs. All furnished. Contact Glenn for today's live inventory.
AI Property Finder All Paradise Island CondosHow the Rental Programme Works
Atlantis-managed: The resort handles all bookings, guest services, housekeeping, and maintenance when your unit is in the rental pool.
Owner usage calendar: Designated owner periods and rental periods are defined in the programme agreement. You cannot occupy the unit during rental-committed dates.
Revenue split: Net rental revenue (after management fees, housekeeping, operating costs) is distributed per the programme terms. Splits favour management — this is standard for condo-hotel programmes.
Lock-off potential: Some two-bedroom configurations allow you to rent one bedroom through the programme while retaining the other for personal use, creating dual income streams.
Closing and Holding Costs
One-Time Closing
| Cost Item | Rate | On $1.05M | On $1.35M | On $2.5M |
|---|---|---|---|---|
| VAT on conveyance (buyer 50%) | 5% | $52,500 | $67,500 | $125,000 |
| Legal fees (incl. 10% VAT) | 2.75-3.85% | $29K-$40K | $37K-$52K | $69K-$96K |
| Title insurance | 0.5-1% | $5K-$11K | $7K-$14K | $13K-$25K |
| BIA registration | Nominal | ~$250 | ~$250 | ~$250 |
| Total buyer-side | 8-11% | $87K-$103K | $111K-$133K | $207K-$246K |
Annual Holding Costs
| Annual Cost | $1.05M (Owner) | $1.35M (Owner) | $1.35M (Non-Owner) |
|---|---|---|---|
| Property tax | $6,563 | $9,750 | $21,000 |
| HOA / condo dues | $10,000-$20,000+ | $12,000-$24,000+ | $12,000-$24,000+ |
| Insurance (1-3%) | $10,500-$31,500 | $13,500-$40,500 | $13,500-$40,500 |
| Estimated annual | $27K-$58K | $35K-$74K | $47K-$86K |
Owner-occupied: first $300K exempt, 0.625% on $300K-$500K, 1% above $500K, cap $150K/yr. Non-owner: 1% first $500K, 2% above. Rental participants also pay programme management fees. Source: RPT Act 2023.
Closing Cost Calculator Property Tax CalculatorHonest Risks
Reef Atlantis vs Cable Beach Condos
| Factor | Reef Atlantis | Goldwynn (Cable Beach) | One Cable Beach |
|---|---|---|---|
| Entry price | $1.05M | $1.5M | $1.2M |
| Location | Paradise Island | Cable Beach | Cable Beach |
| Brand | Atlantis | Independent hotel | Independent |
| Rental | Condo-hotel (usage calendar) | Hotel-managed | Owner-arranged |
| Owner flexibility | Restricted by calendar | More flexible | Most flexible |
| Construction | Established tower | Newer build | Newest build |
| Amenities | Aquaventure, casino, 40+ dining | Baha Mar proximity | Pool, beach |
| Best for | Brand-driven rental + usage | Rental yield | Owner flexibility |
Residency Through Reef Ownership
| Path | HORC | Standard EPR | Accelerated EPR |
|---|---|---|---|
| Min. investment | Any value | $1,000,000 | $1,500,000+ |
| Fee | $500/yr | $20,000 + $300/dep | $20,000 + $300/dep |
| Processing | Standard | Months | ~3 weeks |
| Hold period | Must own | 10 years | 10 years |
Most Reef 2BR units exceed $1M and qualify for standard EPR. Units at $1.5M+ qualify for accelerated. The $1.05M entry unit qualifies for standard EPR. Glenn coordinates purchase and EPR together.
Check Eligibility Full Residency Guide
Glenn Ferguson — BREA Licensed Bahamas Real Estate Agent #1247 / Bahamas MLS Member / Residency Consultant / 24+ Years All Islands
Get Current Reef Availability and Rental Data
Glenn provides unit-specific pricing, floor/view comparisons, rental performance data, and programme fee breakdowns.
Request Reef Residences Information
Include budget, preferred floor/view, and whether rental income or personal use is your priority.
Frequently Asked Questions
How much do Reef Residences cost?
2BR from $1.05M to $2.5M. Sizes 1,497-1,718 sq ft. Plus 8-11% closing. On $1.35M = ~$111K-$133K closing. Closing Cost Calculator.
How does the rental programme work?
Atlantis-managed. Bookings, guest services, housekeeping handled. Owner usage calendar governs personal access. Revenue split per agreement (favours management). Lock-off potential on some units. Glenn provides unit-level data.
What are the annual holding costs?
$1.35M owner-occ: ~$35K-$74K/yr (tax $9.7K, HOA $12K-$24K+, insurance $13.5K-$40.5K). Non-owner higher. Tax Calculator.
Can I live at The Reef full-time?
Condo-hotel usage calendar restricts year-round occupancy. Ideal for 4-8 weeks personal use + rental. For unrestricted living, Glenn suggests non-condo-hotel Paradise Island options.
Do units qualify for residency?
$1M+ = EPR. $1.5M+ = accelerated (~3 weeks). Below $1M: HORC ($500/yr). Most Reef 2BR qualify for EPR. Check Eligibility.
How does Reef compare to Cable Beach condos?
Reef: $1.05M+, Atlantis brand, condo-hotel (restricted usage). Goldwynn: $1.5M+, stronger yield, more owner flexibility. One Cable: $1.2M+, most flexibility. Cable Beach Guide.
What are the risks?
Usage calendar restricts personal access. Rental income not guaranteed. Revenue split favours management. Non-negotiable HOA. Multiple Reef units compete for resale. Glenn provides complete data.
What amenities do owners get?
Full Atlantis: Aquaventure (141 acres), private beach, 11 pools, casino, marina, 40+ restaurants, dolphin experiences, spa, fitness. Units furnished with full kitchen + balcony.
What is the lock-off configuration?
Some 2BR plans allow you to separate bedrooms — rent one through the programme, keep the other for personal use. Dual income stream. Not all units support this. Glenn confirms lock-off eligibility.
Who should I call to buy a Reef Residence?
Call Glenn Ferguson at +1-242-395-8495. BREA Licensed Bahamas Real Estate Agent, 24+ years. Unit availability + rental data + programme fees + EPR. Zero cost to buyer. View Glenn's credentials.
Related Guides and Tools
Sources
- Bahamas MLS — Reef at Atlantis active listings, closed sales
- Atlantis Resort (atlantisbahamas.com) — resort amenities, Aquaventure
- Real Property Tax Act, as amended 2023 — owner/non-owner tiers, $150K cap
- VAT (Amendment) Act, 2022 — 10% VAT on conveyance
- Bahamas Immigration Department — EPR/HORC requirements ($1M+, Jan 2025)
- BREA (breabahamas.com) — agent licensing
The Only Way to Own Inside Atlantis
The Reef delivers branded condo-hotel ownership at the most recognized resort in the Caribbean — Atlantis brand, Aquaventure, casino, marina, and 40+ dining venues. At $1.05M-$2.5M with 8-11% closing and condo-hotel programme trade-offs, this requires unit-specific analysis including rental performance data, programme fees, and usage calendar review. Glenn Ferguson provides the complete picture for every available unit.
© 2026 HomesForSaleInNassauBahamas.com · Glenn Ferguson BREA Licensed Bahamas Real Estate Agent · Nassau & The Bahamas
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